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General Contractor Pricing Calculator

Calculate GC management fees, markup on subcontractor costs, and total project pricing — with contractor-specific defaults and U.S. benchmarks.

Your market

Adjusts your rate and market benchmarks for local cost of labor.

Project costs
$

Total paid to subs before your fee.

$
18%

Your fee on top of subs, overhead, and permits. Typical range: 10–20%.

Quote the homeowner at

$120,095

41% total markup on subcontractor cost, including $13,275 overhead and $18,320 GC fee.
Subcontractor cost
$85,000
Permits and fees
$3,500
Overhead allocation
$13,275
GC management fee
$18,320

Your required rate exceeds the typical market ceiling

At $568.42/hr you are above the $137 ceiling most general contractors charge in Chicago. The arithmetic has to change: lift utilization, cut overhead, or move into premium work (commercial, emergency, specialized). GC management fees typically run 10–20% on top of subcontractor costs. Large remodels use cost-plus or fixed-price contracts.
Common general contractor jobs in Chicago
JobYour priceMarket range
Bathroom remodel (sub costs)$25,432$23,540–$37,450
Kitchen remodel (sub costs)$63,580$58,850–$96,300
Room addition (sub costs)$169,545$160,500–$267,500
Whole-house renovation (sub costs)$282,575$267,500–$481,500

You pay for every hour, not just the billable ones

At 45% utilization, 1,144 paid hours a year — $58,687 of burdened wage — never appear on an invoice. Route density and dispatching move this lever without raising your rate.

What this assumes

  • GC fees of 10 to 20% are standard on residential remodels; cost-plus contracts may run higher.
  • Overhead includes project management, scheduling, permit coordination, and warranty administration.
  • Subcontractor costs should include all trade bids — electrical, plumbing, HVAC, drywall, paint, etc.

Understanding the result

A GC does not bill hourly — they bill a percentage

General contractors price projects by marking up subcontractor costs, materials, and permits. A 15 to 20% GC fee covers project management, scheduling, quality control, permit coordination, and warranty administration. The fee is not profit — overhead comes out of it first.

The GC fee pays for coordination, not labor

A bathroom remodel involves 5 to 8 subcontractors sequenced over 3 to 6 weeks. The GC's value is scheduling, inspection coordination, problem-solving, and warranty — not swinging a hammer. Homeowners who hire subs directly save the fee but inherit the coordination risk.

Cost-plus vs. fixed-price changes the risk

Fixed-price contracts put risk on the GC — they absorb overruns. Cost-plus (actual costs + fee) puts risk on the homeowner but provides transparency. Most residential remodels are fixed-price with a 10 to 15% contingency built in.

Lien waivers protect everyone

Require conditional lien waivers with each progress payment and unconditional waivers upon final payment. A homeowner who pays the GC but the GC does not pay the electrician faces a mechanic's lien on their property. This is the single most important protection in GC contracts.

Common questions

How much does a general contractor charge?
General contractors charge 10 to 20% on top of subcontractor costs, materials, and permits. On a $50,000 bathroom remodel with $38,000 in sub costs, a 15% GC fee adds $5,700 to $7,600. The fee covers project management, not profit.
What is a typical GC fee percentage?
Residential GC fees run 10 to 20% of total project cost. Small projects (under $25,000) trend toward 18 to 20% because overhead is similar regardless of project size. Large projects ($100,000+) may negotiate 10 to 12%.
How much does a kitchen remodel cost?
A mid-range kitchen remodel costs $55,000 to $90,000 nationally, including cabinets, countertops, appliances, plumbing, electrical, and GC fee. High-end remodels run $100,000 to $150,000+. Metro areas add 20 to 40%.
How much does a bathroom remodel cost?
A mid-range bathroom remodel costs $22,000 to $35,000 nationally, including tile, fixtures, plumbing, electrical, and GC fee. High-end remodels with custom tile and fixtures run $40,000 to $60,000. DIY-friendly cosmetic updates run $5,000 to $12,000.
Should I hire a GC or manage subs myself?
Hire a GC if the project involves 3+ trades, requires permits, or you cannot be on-site daily. Manage subs yourself on single-trade projects (painting, flooring) or if you have construction experience. The GC fee buys coordination, warranty, and lien protection.
What is included in a GC fee?
GC fees cover project management, subcontractor scheduling, permit acquisition, inspection coordination, quality control, change order management, and warranty administration. They do not include the GC's own labor (if any) or materials purchased directly.
How do I verify a general contractor's pricing is fair?
Get 3 written bids with itemized sub costs, materials, permits, and GC fee shown separately. Compare the scope, not just the total. The lowest bid often excludes items (paint, hardware, permits) that appear in higher bids. Check license, insurance, and references.
What is a cost-plus contract?
A cost-plus contract bills actual subcontractor and material costs plus a fixed GC fee (typically 15 to 20%). It provides transparency but no price cap. Common on large remodels where scope is uncertain. Always include a 'not to exceed' clause.
How much overhead does a GC carry?
A GC with an office, project manager, insurance, and vehicles carries $15,000 to $25,000/month in fixed overhead. On $1,000,000 annual revenue, that is 18 to 30% before any profit. Small GCs working from home carry $5,000 to $10,000/month.
What is a mechanic's lien and how do I protect against it?
A mechanic's lien lets unpaid subcontractors claim your property even if you paid the GC. Protect yourself by requiring lien waivers with each progress payment. On large projects, a payment bond provides additional protection. Never pay the GC's final payment without unconditional lien waivers from every sub.

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