I’ve run into this a bunch with my kitchen remodel and then again with the deck. The 30-day thing sounds reasonable until you’re stuck waiting on a permit or the weather just won’t cooperate. By the time I was finally ready, lumber prices had jumped and my quote was toast. I do like the idea of those index-linked price locks, even if it’s a bit more paperwork. At least it’s not a total surprise when costs shift mid-project. For anything big, I’d rather have some flexibility than get burned by an expired quote.
The 30-day thing sounds reasonable until you’re stuck waiting on a permit or the weather just won’t cooperate.
That’s been my experience too, especially with roofing jobs. Last spring, we had a week of rain right after I got a quote for shingles. By the time things dried out and permits came through, prices had jumped and the supplier wouldn’t honor the old number. It’s frustrating, but I get why they do it—materials can swing a lot. I’d rather have some kind of price adjustment built in than get blindsided at the end. The paperwork’s a pain, but at least you know what you’re getting into.
By the time things dried out and permits came through, prices had jumped and the supplier wouldn’t honor the old number.
That right there is the pain point for a lot of folks. I get why people get frustrated when the price changes mid-stream, but from the contractor side, it’s just tough to predict where material costs will land. Shingle prices alone have been all over the place the last couple years—one week you’re quoting a job at $120 a square, and by the time you’re ready to order, it’s up to $135 and your margin’s gone.
Here’s how we handle it these days, just to give an idea. When we send out a quote, we clearly write in that it’s good for 30 days *or* until material prices change significantly, whichever comes first. In practice, if someone’s waiting on permits or weather delays things, I’ll usually call my supplier before the job starts and double-check pricing. If it’s shifted more than 5% either way, I’ll let the homeowner know and show them the new numbers. Sometimes it goes up, sometimes down (though let’s be real, it’s usually up).
There are ways to protect both sides a bit. Some contracts include an escalation clause so if materials go up by more than a certain percentage, both parties can review and agree on an adjustment. It’s a little more paperwork but avoids the “gotcha” moment at the end.
Not every contractor does this though—some just eat the difference if it’s small, others pass along every penny. Depends on their margins and how tight things are running. If you’re shopping around for roof work, ask up front if their quote is fixed or subject to change. And honestly, if they say “fixed,” make sure they’re not just padding it extra to cover themselves.
One thing I will say: weather delays are brutal for everyone. Last year we had a stretch of rain that pushed jobs back almost two weeks. By then, our shingle supplier had hiked rates twice. We ended up splitting the difference with one customer just to be fair.
Bottom line, nothing wrong with asking for some transparency in how quotes are handled. It’s not always possible to lock in a price for months, but you can at least know what triggers a change and avoid surprises later on.
I’ve been burned by this a couple times, both as the one hiring and the one managing the project. I get that nobody can predict what shingles or lumber will cost in three months, but it’s still a tough pill to swallow when you budget for X and suddenly it’s X plus 15%. The escalation clause idea makes sense, but I’ve noticed some contractors use it as a catch-all, and then you’re left wondering if the “increase” is actually legit or just padding.
What’s worked best for me is getting the contractor to show supplier quotes right before ordering—just a screenshot or invoice, nothing fancy. Most are fine with it if you ask. And honestly, if the price hike is minor, I’ll usually just split it or eat it, but if it’s a big jump, I want to see the numbers.
Permits and weather delays are the wild cards around here too. Had a roof job last spring that sat for six weeks waiting on city approval. By the time we got the green light, the price of underlayment had jumped, and the contractor was upfront about it. We renegotiated, but it was a headache.
Bottom line, I don’t think you can expect anyone to honor a quote forever, but if they’re transparent and willing to talk it through, that goes a long way. Just don’t take “fixed price” at face value unless it’s spelled out in writing.
Man, you nailed it with the “fixed price” thing—people see that and think it’s set in stone, but in this business, it’s more like set in wet cement. I’ve had folks come back six months after a quote expecting the same price, and I wish I had a crystal ball for shingle costs. Sometimes I’ll put a 30-day window on my quotes, but even then, if the city drags its feet on permits or we get rained out for weeks, it can get dicey.
I totally get wanting to see supplier invoices. I’ve had a couple clients ask for that, and honestly, it keeps everyone honest. If the price jump is legit, I’m happy to show proof. If it’s just a few bucks, I’ll usually eat it too—makes for better relationships in the long run.
The wildest one for me was during the pandemic when OSB prices doubled in like two months. Had to call a homeowner and explain, and I felt like the bad guy even though I was losing money too. At the end of the day, transparency is key, but yeah, “fixed” isn’t always as fixed as folks hope.
