Construction Budget and Specifications Template

What’s inside the budget and specifications template

If you want happy clients and fewer “oh shucks” moments, this is the system. The budget and the specifications live in the same document, so every number has a description of exactly what it buys.

Two workbooks

• Custom Home Budget and Specifications Template. Adds an owner contingency line, a section for client pre-paid expenses, and upgrade and value engineering options.

• Spec Home Budget and Specifications Template. The same structure, trimmed for homes you build to sell.

Three columns, about 100 line items

Each line has a cost code, a notes and specifications cell, and a total. The cost codes run in build order:

• Soft costs: surveys, design and architectural fees, engineering, permits, insurance, inspections, and utilities

• Site work: demolition, excavation, retaining walls and drainage, tree work, and erosion control

• Structure and envelope: foundation, framing, trusses, steel, windows, doors, roof, and waterproofing

• Mechanical systems: HVAC, plumbing, electrical, and structured wiring

• Interior: insulation, drywall, trim, paint, cabinets, countertops, tile, and flooring

• Fixtures and finishes: plumbing fixtures, appliances, lighting, hardware, mirrors, and shower enclosures

• Exterior: masonry, stucco, flatwork, landscaping, irrigation, fencing, and pool

• Project contingency, builder overhead, and builder net income

Specifications already written

The specifications column comes loaded with the prompts and defaults we use, so you edit instead of starting from zero. Several trades also get their own note block with instructions for the framer, trim carpenter, and electrician. The same text works three ways: it keeps items from being forgotten, it becomes the scope of work in your bid requests, and it becomes the specifications in your client contract.

A guide to our budgeting process

• How we build a fast bank budget for a spec home, then a start budget from hard bids

• How we track every deviation after the start

• How much contingency we carry and how we use it

• How we run the pre-bid meeting, bidding, and budget review on a custom home

• Why we show value engineering and upgrade options at the bottom of every budget

Format

Two Excel files (.xlsx) and a 3-page PDF guide, delivered as an instant download.

Before you use it

The defaults reflect how we build in Austin, Texas, including local requirements and the brands we prefer. Edit them to match your market, your trades, and your standards, and have your attorney review anything that becomes part of your contract.

Learn the method

Read Construction Budget and Specifications, how to write construction specifications, and how much contingency to carry.