Imagine receiving one construction quotation for KSh 4 million and another for KSh 7 million for what you thought was the same house. These are illustrative figures, not current building-cost estimates. The question is why the offers are so different.
The gap could come from different work, materials, quantities, assumptions or commercial terms. It could also reflect different prices for comparable work. You need to establish which before deciding that one contractor is expensive or the other offers a bargain.
Start by asking both contractors to confirm exactly what they priced. Then compare their written answers against the same project information.
If you already have quotations and cannot explain the differences, you can request help reviewing your construction quotes.
First, check whether they priced the same house
Did both contractors receive the same drawings? Did one see an early sketch while the other received the latest design? Did you change the roof, floor area or finishes between conversations?
List the drawing titles and revision dates supplied to each contractor. Do the same for the bill of quantities, if one has been prepared, and any specification or written brief.
A bill of quantities, often called a BOQ, lists measured work items and quantities for pricing. If each contractor used a different version, give them the same current documents and ask them to revise their offers before comparing totals.
This check can explain a large difference without saying anything about either contractor’s quality.
Check the five common sources of a price gap
1. One quote covers less work
A quotation for the main house may exclude work that another contractor has included. Check external drainage, access works, boundary walls, connections and other site-related items relevant to your project.
Ask each contractor to list exclusions explicitly. “Complete house” is not a detailed description of scope.
2. One quote leaves materials for you to buy
A labour-only total cannot be compared directly with a labour-and-materials total. Even where both offers include materials, one may exclude transport, unloading, equipment or particular fittings.
Find out which purchases and arrangements remain your responsibility. Add those to the comparison as separate items; an unpriced responsibility is not a zero-cost item.
3. The specifications are different
Two contractors may use the same phrase, such as “standard finishes,” while allowing for different products. Ask what the offer includes for the items that matter to your design.
Where a quotation uses an allowance, ask what it covers and how the final amount will be established. A named fitting and an unspecified allowance for fittings are different pricing bases.
4. Quantities or assumptions differ
Ask whether each offer is based on the supplied quantities, the contractor’s own measurements or an early estimate. Identify work that still needs measuring or clarifying.
Do not resolve a technical disagreement by choosing the smaller quantity. Ask the relevant project professional to review the basis before relying on it.
5. The totals include different charges or conditions
Confirm whether applicable taxes, delivery and other charges are included. Check quotation dates and validity periods too: an expired offer may no longer be available at the stated price.
Ask about payment terms, timing and dependencies. A total alone does not describe the arrangement you would be accepting.
Turn the difference into questions you can answer
Use a short gap list rather than trying to negotiate the headline figure immediately.
| Difference you find | What to ask |
|---|---|
| Different drawing versions | Please reprice using the same current documents. |
| Work missing from one offer | Is it excluded, overlooked or priced elsewhere? |
| Different material descriptions | Which specified product or finish does each price cover? |
| A provisional amount or allowance | What remains undecided, and how will the final cost be established? |
| Different quantities | What measurement or assumption explains the difference? |
| Transport or taxes unclear | What is the full payable amount on the stated basis? |
Mark unanswered items as “Not confirmed.” This keeps uncertainty visible instead of letting the lower total appear complete by default.
For a broader checklist of what to compare across every offer, read our guide to comparing construction quotes in Kenya.
Ask for written clarification, then a revised offer
You can adapt this message:
Please confirm which drawings and BOQ version you priced. List the work and materials included, exclusions, allowances and any quantities you have assumed. Please state whether delivery, unloading and applicable taxes are included, and explain any further information needed to confirm your offer.
Send the same questions to both contractors. If clarification changes an offer, ask for a revised quotation with the changes included. Keep its date and version so you know which document you are comparing.
What if the clarified prices are still far apart?
Comparable offers can still differ. Ask each contractor to explain the main cost drivers and proposed approach. Consider relevant experience, timing, payment terms and the responsibilities each contractor will take on alongside the total.
Do not average the two quotations and assume the midpoint is the right construction price. The midpoint does not resolve a missing work item or an uncertain quantity.
If the difference remains difficult to explain, a quantity surveyor can review defined cost and scope questions. Agree what they will examine, what written output you will receive and the fee before commissioning the review. You can check registration details through the BORAQS QS register.
Get help with the quotations you already have
You do not necessarily need more quotations. You may first need to understand the ones in front of you.
Request help reviewing my construction quotes →
Choose the option for existing quotations and explain what differs or worries you. You can prepare and review the enquiry before signing in to send it. If this is your first project, MyJenga creates one from your details when you submit. An enquiry does not commit you to hiring a provider, and any professional review fee is agreed before work begins.
Related guide: Labour-Only vs Labour-and-Materials Quotes: How to Compare Them.