Subcontractor bid roll-up
Trade-by-trade subcontractor bids reconciled, leveled, and rolled into a single subtotal with named subs for each trade
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Download a free general contractor bid template for leveling subcontractor coverage and documenting general conditions, overhead, profit, bonding, contingency, and qualifications.
01 · Guide
A general contractor bid template is the structured form a GC uses to submit a competitive price for an entire construction project. Where a subcontractor bid covers a single trade scope, a GC bid rolls up every trade, plus the general conditions and project-management costs of running the project, plus bonding and insurance, plus a contingency, plus the GC's overhead and profit, into a single price for the owner. A complete GC bid translates the bid documents and a stack of subcontractor bids into a number the owner can act on and a scope the project can be built against.
GC bidding is fundamentally a coordination problem: level subcontractor bids to equivalent scope, build general conditions from project duration and resources, and reconcile every division before the deadline. The template provides a consistent place to record that rollup; it does not perform bid leveling for you.
Keep the GC bid aligned with the reviewed takeoff, specifications, addenda, and subcontractor coverage. BuildVision AI can support plan-linked quantities, but the estimator must level trade bids, resolve gaps, apply current commercial inputs, and approve the final submission.
02 · Required fields
Trade-by-trade subcontractor bids reconciled, leveled, and rolled into a single subtotal with named subs for each trade
Any work the GC self-performs priced separately with material, labor, and equipment broken out
Project management, superintendent, site office, temporary utilities, dumpsters, portable toilets, and project-duration costs
Mobilization, site safety, layout, surveying, weekly cleaning, daily reporting, and the standard project-management overhead
Bid bond, performance bond, payment bond, and project-specific insurance premiums calculated from the bid amount
Building permits, plan check fees, utility tap fees, impact fees, and any agency-required pre-construction charges
A defensible owner-controlled or GC-controlled contingency for unknowns, scope clarifications, and pricing volatility
A clearly stated percentage or lump sum for GC overhead and profit on the work, presented openly so the owner sees the markup
03 · Example
| Trade / Category | Named Sub | Subtotal |
|---|---|---|
| Sitework, Earthwork & Utilities | Apex Site Construction | $385,000 |
| Concrete (foundations, slab, flatwork) | Stone Concrete Co. | $612,000 |
| Structural Steel & Misc Metals | Pacific Steel Erectors | $528,000 |
| Framing & Rough Carpentry | Self-Perform | $248,000 |
| Roofing & Waterproofing | Summit Roofing Inc. | $184,000 |
| Glazing & Curtain Wall | Crystal Glass Systems | $324,000 |
| Drywall, Framing & Insulation | Standard Drywall LLC | $298,000 |
| Doors, Frames & Hardware | DH Hardware Supply | $92,000 |
| Flooring & Finishes | Allied Floor Covering | $176,000 |
| Painting | Painter's Edge Co. | $84,000 |
04 · Instructions
Read the entire bid package including plans, specifications, general conditions, supplementary conditions, addenda, and the bid form itself. Note the format the owner requires for the GC bid: lump sum, GMP, cost-plus, or unit price. Note required attachments such as subcontractor lists, schedule of values, project schedule, references, and qualifications. Missing a single requirement can disqualify the bid regardless of the price.
A GC bid is the sum of subcontractor bids plus general conditions, overhead, and profit. The single biggest determinant of GC bid quality is the depth and quality of the subcontractor bids in front of you. Send invitations early, chase the trades to confirm they are bidding, and track which subs have committed. The day before the bid is due is too late to discover that two of your three electrical bids fell through.
Bids from subs come in with different exclusions, different assumptions, and different scope coverage. Build a bid leveling sheet for each trade that lists exclusions, scope items, alternates, allowances, and unit prices side by side. Adjust each sub bid to a common scope so you are comparing apples to apples. The lowest sub on a leveled basis is rarely the lowest sub on a raw basis. Leveling protects the GC from awarding to a sub whose number was low because their scope was thin.
General conditions cover the cost of running the project, not the cost of the work itself. Project management, superintendence, site office, temporary fencing, temporary utilities, dumpsters, portable toilets, project signage, weekly cleaning, and the duration-driven costs. Build the GC estimate from a duration-times-rate model rather than a percentage of the work, because GC costs scale with time on site, not with the size of the trade scopes.
On top of subcontractor bids, self-performed work, and general conditions, add the bid bond and project-specific insurance premiums calculated from the bid amount. Add a contingency for unknowns. Add GC overhead and profit, usually as a percentage of the rolled-up cost. Many GCs lose margin not by getting the trades wrong but by missing one of these line items. Use a fixed checklist on every bid.
Before submitting, have someone independent review the math, the schedule, the subcontractor list, and the bid form for completeness. Confirm all addenda are acknowledged. Write your qualifications and exceptions clearly so the owner knows what is included and what is not. Submit before the deadline with time to spare. A GC bid that arrives late is rejected regardless of the price; a GC bid with disqualifying exceptions can be rejected as non-responsive.
05 · Review before sending
Trade bids come in with different exclusions and different assumptions. Rolling them straight into a GC bid produces a price that is either too low (because exclusions overlap into the GC scope) or too high (because the GC double-counts what the subs did include). Build a bid leveling sheet for every trade and adjust each sub bid to a common scope.
GC general conditions scale with project duration and project complexity, not with the size of the trade scopes. Pricing GCs as a flat percentage of the trade bids generates numbers that are too low on long-duration projects and too high on short, dense projects. Build a duration-times-rate model and only convert to a percentage at the very end as a sanity check.
Addenda modify the original bid documents. A GC bid that does not acknowledge and incorporate every addendum is non-responsive and will likely be rejected. Confirm you have the latest addendum before submitting and document acknowledgment on the bid form.
Many public bids require the GC to list the major subcontractors at bid time. Listing subs who have not confirmed their pricing, listing subs who do not hold the required license, or omitting subs entirely all create grounds for disqualification. Confirm with each named sub before submitting.
Owners need to know what is and is not included in the GC bid. Bids that are silent on disputed scope items become arguments after award. State qualifications clearly, list any exceptions to the bid documents, and acknowledge that exceptions may render the bid non-responsive. Owners respect a clear, professional bid even when they reject the exceptions.
Answers
A general contractor bid is the formal price submission a GC sends to an owner in response to a request for bids on a construction project. It rolls up subcontractor bids, self-performed work, general conditions, bonding, insurance, contingency, and GC overhead and profit into a single price for the entire project. The GC bid typically includes a subcontractor list, a project schedule, alternates, unit prices, and the qualifications and exceptions that the price is based on. The bid is the document the owner uses to compare contractors and the document the project relies on after award.
A subcontractor bid covers a single trade scope (electrical, plumbing, HVAC, drywall) with its own takeoff, materials, labor, overhead, and profit. A general contractor bid is the roll-up of subcontractor bids across every trade, plus self-performed work, plus the general conditions and project-management costs that running the entire project requires, plus GC overhead and profit on top. The GC bid is what the owner sees; the subcontractor bids are what the GC sees from the trades.
General conditions are the project-running costs that are not part of any single trade scope: project manager, superintendent, site office, temporary fencing, temporary utilities, dumpsters, portable toilets, project signage, daily cleaning, weekly meetings, and other duration-driven costs. General conditions are usually estimated from a duration-times-rate model rather than a percentage of the work, because they scale with time on site. On a typical commercial project general conditions can run six to twelve percent of the construction value depending on duration and complexity.
Bid leveling is the process of comparing subcontractor bids on the same scope. Trade bids come in with different exclusions, different assumptions, and different alternates. Without leveling, the GC may award to the apparent low bidder whose number was low because their scope was thin, then absorb the gap as a change order during construction. A bid leveling sheet for each trade lists exclusions, alternates, allowances, and unit prices side by side and adjusts each sub bid to a common scope. Leveling is one of the highest-leverage activities a GC estimator does.
GC overhead and profit varies by market, project type, project size, and competitive conditions. Typical ranges are five to ten percent overhead and three to ten percent profit, with smaller and riskier projects on the higher end. Some markets use a combined GC&P percentage. The right number is the number that funds the company sustainably and stays competitive in the local market. Many GCs use a lower percentage on bid work and reserve higher percentages for negotiated work where they can defend the value they bring.
A lump-sum bid is a fixed price for the work, with the GC bearing the cost risk. A guaranteed maximum price (GMP) is a hybrid where the GC is reimbursed for actual cost up to a cap, with shared savings provisions if the actual cost is below the cap. Cost-plus is a reimbursement contract with no cap, often with a fee on top of cost. Lump sum is most common in competitive bidding; GMP is common in negotiated and design-build work; cost-plus is reserved for highly uncertain or fast-track work where neither party can fix the price up front.
Yes. A GC bid should include either an owner-controlled contingency (visible on the bid, drawn down by mutual agreement during construction) or a GC-controlled contingency (held by the GC as part of the bid amount to absorb unknowns). The right amount depends on the level of design completion, the project type, and the schedule pressure. Three to five percent is typical on a complete set of bid documents; higher on schematic or design-development sets. Document the contingency clearly so it does not look like inflation of the bid.
No. BuildVision AI does not solicit or level subcontractor bids, calculate general conditions, choose coverage, or generate a final GC bid. It can support reviewed plan takeoff and provide complete-document CSV or editable quote lines to the estimator. Use this template to complete the multi-trade rollup and qualifications manually.
This general contractor bid template is a downloadable template and manual workflow. BuildVision AI does not generate or manage this document type. Use reviewed takeoff work as input to a complete-document CSV or editable quote lines.