Our Process
How pricing works
We define scope first, then price based on the real build plan. Every proposal includes line-item descriptions, material and labor breakdowns, allowances, payment milestones, and clearly stated exclusions. No verbal-only estimates, no hidden assumptions.
Typical project ranges
What things cost in Dallas-Fort Worth
These are real DFW ranges — not generic national averages. Every project receives a detailed, scope-based estimate; the values below are starting orientations to calibrate your budget.
| Project type | Typical range |
|---|---|
| Guest / hall bathroom | $15K–$40K |
| Primary bathroom | $25K–$100K+ |
| Kitchen (standard) | $35K–$90K |
| Kitchen (complex / structural) | $90K–$175K+ |
| Attic conversion | $75K–$175K |
| Second-story addition | $150K–$300K+ |
| Ground-level addition | $125K–$250K+ |
| Commercial build-out | $100K–$500K+ |
Cost drivers
What actually moves the number
Six factors do most of the work in deciding where a project lands inside its typical range.
Scope of Work
Demolition level, layout changes, wall moves, structural work, and how many trades are involved. A cosmetic refresh and a full gut remodel have fundamentally different pricing.
Complexity
Older homes, hidden conditions, difficult access, multi-story logistics, and permitting / inspection requirements all affect labor hours and project duration.
Selections & Finish Level
Cabinet construction, countertop material, tile complexity, plumbing fixtures, lighting, and specialty items. The gap between 'good' and 'best' finishes can be 2–3×.
Systems
Electrical upgrades (panels, rewiring), plumbing reroutes, HVAC modifications, and ventilation requirements. Older DFW homes often need system modernization.
Lead Times
Custom cabinets (6–12 weeks), imported tile (4–8 weeks), and specialty fixtures can drive schedule and staging costs if not planned early.
Jobsite Realities
Occupied-home constraints, protection needs, hours of access, parking / hauling conditions, and HOA requirements all factor into pricing.
Proposal formats
Fixed-price, allowances, or change orders
Most proposals are fixed-scope with itemized allowances. Here's how each format works and when we use it.
Fixed-Price
Best when scope and selections are defined. You know exactly what you're paying before work begins. This is our most common format.
Allowance-Based
For specific items when you want selection flexibility. Allowances are clearly defined with final pricing adjusted based on actual selections.
Change Orders
Only when scope changes or hidden conditions require additional work. Documented, priced, and approved in writing before work proceeds.
What you'll see
What every Genco proposal includes
- Detailed scope of work with line-item descriptions
- Material and labor breakdown by category
- Allowance amounts clearly identified
- Payment milestone schedule tied to progress
- Timeline estimate with phase durations
- Exclusions and assumptions clearly stated
- Warranty terms and coverage summary
When comparing bids
Red flags worth taking seriously
The biggest pricing mistakes homeowners make come from comparing numbers without comparing scope. Here's what to watch for.
Verbal-only estimates
If it's not written, it doesn't exist. Every scope item and cost should be documented.
Unusually low bids
Low bids often exclude permits, engineering, proper waterproofing, or finish-level execution. Compare scope, not just price.
Large upfront payments
Industry standard is milestone-based payments tied to progress. No reputable contractor needs 50%+ upfront.
Vague scope descriptions
'Kitchen remodel as discussed' is not a scope. Every item — demo, plumbing, tile, countertops — should be specified.
No insurance or license info
Texas requires general liability insurance and workers' comp. Ask for certificates before signing.
Pressure to sign immediately
Quality contractors give you time to review proposals. High-pressure tactics usually mean something's missing.
Frequently asked
Pricing & budget questions
We define scope first, then price based on the real build plan. Our proposals include line-item descriptions, material / labor breakdowns, allowance amounts, and payment schedules. No verbal-only estimates.
Pricing varies significantly by scope and selections. Bathrooms typically range $18K–$100K+, kitchens $35K–$175K+, and additions $75K–$300K+. Our cost guides provide detailed breakdowns by category.
An allowance is a budgeted amount for a specific item (e.g., $5,000 for tile). If your selections come in under, you save. If over, the difference is added. This gives flexibility while keeping the overall budget defined.
If scope changes or hidden conditions require additional work, we document it, price it, and get written approval before proceeding. No surprises, no unauthorized additions. Each change order includes cost and timeline impact.
Payments are milestone-based, tied to project progress — typically deposit, rough-in completion, build-out milestones, and final. Your agreement outlines the exact schedule. We never require more than 50% before substantial work is complete.
We recommend 10–15% contingency for remodels and 15–20% for additions. This covers unknowns behind walls, code upgrades, and selection changes. Unused contingency stays in your pocket.
We don't offer in-house financing, but our detailed proposals work well with HELOCs, renovation loans, and home equity lines. Many clients use these to fund larger projects.
Ready when you are
Get a scope-based number for your project
Schedule a consultation and we'll align goals and scope before we talk price — so the number we give you is the one you actually pay.
Pricing data reflects typical Dallas-Fort Worth ranges. Every estimate is scope-specific; the dollar amounts above are starting orientations for budgeting, not quotes. The largest single cost driver on most remodels is cabinetry tier (kitchens) or shower scope (bathrooms).