The House Truth Field Notes

How to Compare and Award SFR Renovation Bids

Compare single-family rental renovation bids by the original scope line. Resolve differences in quantity and included work before comparing totals. Use the same line-item request for quote (RFQ) when a change comes up after award.

Compare bids on the same scope

Issue one scope. Give bidders the same room or exterior area tags, line IDs, trade, quantities, units, work description, evidence, and finish or verification standard.
Require a price for each line. Contractors can use their own pricebook. Ask for unit and extended prices, exclusions, allowances, and any schedule assumptions. Resolve missing lines and quantity differences before comparing totals.
Award the work and save the baseline. Review the resolved price alongside start date, capacity, and performance on comparable jobs. Apply the published scorecard and rotation rules where they apply. Save the awarded line IDs, quantities, prices, finish standards, and exclusions so field staff know exactly what to verify.

Illustrative example. One bidder prices 20 linear feet of rear gutter and includes disposal and a discharge check. Another prices 15 linear feet and excludes disposal. Confirm the measured run and issue the same requirements to both bidders before deciding which price is lower.

Use a line-item RFQ for change orders

When field conditions change, issue a request for quote for the affected work. Link the request to the original scope line and give each proposed addition, deletion, or replacement its own change line. Include the reason, field evidence, room or elevation, trade, revised quantities and units, and the verification standard. Ask for unit price, extended price, any credit for removed work, and the expected schedule effect. Use the applicable agreement rates or quote process for that job.

Illustrative example. Removing the rear gutter reveals damaged fascia. Keep the awarded gutter line. Issue an RFQ for the measured fascia replacement as a separate linked line. Ask for its unit price, extended price, and how long it will delay gutter installation. Record the approval before directing the extra work, using the project’s approval process.

Carry the approved change into verification and reporting

Keep the original award and record the approved change alongside it with its price, schedule effect, and approval. Field staff verify the changed work against its own line. Use that same line for invoice review and update the lease-ready forecast if the change moves the schedule. A lump-sum-only change quote leaves the reviewer without a priced line to match to the work.

Start with the SFR rehab budget and bid format. Use the contractor invoice verification checklist at payment review and the 5 A.M. Report to track schedule effects.

Use the SFR Renovation Start Checklist to confirm who is next up and what work can start.