"Hire the contractor priced in the middle." Let's dig deeper into how the estimates you're getting may actually be closer in price than you think. If you’ve ever tried to compare two pole barn bids, you already know how tricky it can be. One might look like a bargain, but only because big pieces of the job aren’t included. Here are five things to ask your contractors as you begin to compile your project.
Every build needs engineering, stamped drawings site plans and a permit before it goes up. Some builders leave this out completely, which means you’ll be the one running paperwork through the county and cutting checks to an engineer. Not only does it add cost, but it can delay your project weeks before you even break ground.
This one surprises a lot of people. A bid may look great until you notice a little note that says, “Slab by owner.” On a 1,500 square foot barn, that concrete could run you $15,000 to $25,000 or more—and now you’re hiring a second contractor just to finish the job, along with the new found role you have of project manager. Make sure you know upfront if the price includes the floor and footings or if it’s just the shell.
A building isn’t much use without doors, but plenty of bids don’t include them. Same goes for entry doors, wainscot, and trim. They’re sometimes treated like “upgrades” instead of standard parts of the job. If the quote doesn’t spell out exactly what doors and finishes are included, you could end up with a barn that’s framed and sided, but not functional.
It’s easy to assume site work and cleanup come standard, but that’s not always the case. If the ground isn’t leveled or prepped, your barn won’t sit right. And after the job is done, someone still has to haul off debris and scrap. If these aren’t in the price, they’ll be in your lap later.
Here’s something you don’t see on every bid: what happens after the crew drives away? Some companies don’t offer a warranty at all. If you find an issue months later, like a door sticking or a small leak, you’ll be on your own. A clear warranty tells you the builder stands behind the work.
The cheapest number on paper isn’t always the cheapest project in real life. By the time you add back permits, concrete, doors, site work, and a warranty, that “low bid” can easily cost a lot more than the one that looked higher upfront. When you’re comparing bids, don’t stop at the bottom line. Take a hard look at what’s actually included, and ask questions until you’re confident the scope matches your expectations.
