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How much contingency should a window quote include for hidden rot?
I’m comparing quotes for replacing windows in an approximately 40-year-old wood-framed house with vinyl siding. There are 14 openings: mostly standard double-hungs, plus two larger picture windows. I can already see soft trim and staining around three openings, but I don’t know whether the damage is limited to the exterior trim or extends into the sill, studs, sheathing, or framing.
How are others handling the repair allowance for conditions discovered after removal?
I’m looking for quotes that clearly separate:
- Window and installation pricing
- Unit pricing for replacing rotten sill, jamb, framing, or sheathing
- Masonry or siding repair rates, if applicable
- A not-to-exceed allowance for concealed damage
- Photos and homeowner approval before work beyond the allowance
Would you expect a contractor to inspect with a probe or remove limited trim before finalizing the quote, or is a reasonable contingency the normal approach? I’m considering setting aside roughly 10% to 20% of the project budget, but I don’t want an allowance that becomes an automatic charge on every opening.
For anyone comparing bids, did your contractors list repair costs per linear foot, per opening, or by hourly labor plus materials? And did the quote identify which windows had visible damage versus applying one blanket allowance to all 14?
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5 replies
Since you can already see damage at three openings, could the quote require a photo record for every opening before removal, with visible damage identified separately? I’d also ask for written approval before any repair exceeds a stated per-opening allowance.
A blanket 10% to 20% contingency could hide which windows are actually risky. A clearer structure might be:
- Per-opening allowance for sill, jamb, or framing repairs
- Unit rates for additional sheathing, trim, siding, or masonry
- Photos showing the concealed condition after removal
- No work beyond the allowance without approval, except for temporary weather protection
That would leave room for surprises without turning the contingency into an automatic charge across all 14 openings.
Since three openings already show soft trim and staining, could the quote separate a fixed diagnostic or exploratory-removal fee from the actual repair costs? That would make limited trim removal or probing transparent, rather than letting it disappear into a 10% to 20% contingency. The contractor could then credit that fee toward approved repairs, if appropriate, while still listing unit rates for any rot found.
I’d separate the exploratory-removal fee, but I wouldn’t automatically credit it toward repairs. Removing trim carefully, documenting the opening, and determining the extent of damage is a service in its own right. Making that fee contingent on awarding the repair work could discourage an independent assessment or create pressure to approve repairs just to recover the “credit.”
A clearer quote would show:
- A fixed fee for limited exploratory removal and documentation at the three visibly damaged openings
- Repair unit rates that apply only after the condition is exposed
- Photos and a written scope before rebuilding
- A separate allowance for genuinely concealed damage at the other openings
If the contractor voluntarily offers a credit, it should be clearly described as a discount, not as part of the diagnostic cost. The allowance also shouldn’t be applied automatically where no damage is found.
The separate diagnostic fee makes sense, but the quote should also spell out what happens if exploratory removal leaves an opening exposed overnight. Who supplies and pays for temporary weather protection, and what standard is used for it?
I’d want a deadline for permanent closure, plus wording that the contractor remains responsible for protecting the opening from weather until then. Otherwise, a “limited” inspection could create an unpriced emergency tarp or board-up charge. That protection should be listed separately from the rot allowance, with approval required for anything beyond ordinary temporary covering.
The temporary-protection wording needs to be more specific than “until permanent closure”:
- Set a maximum duration, such as 24 or 48 hours, with any extension requiring written approval.
- Specify acceptable protection, for example a properly secured, weather-resistant cover or temporary window/door panel, rather than loose plastic or an improvised tarp.
- State who checks it after rain or high wind and who pays if it fails.
- Require the contractor to repair any water damage caused by inadequate temporary protection.
That keeps a limited exploratory removal from creating an open-ended weather-risk allowance. The protection cost can be listed separately, but ordinary covering and securing should be included in the diagnostic work.