UHS Pricing & Estimating Guide: Flat Rate, T&M, Cost-Plus Explained
UHS Pricing & Estimating Guide: How We Quote Home Remodel Projects
If you’re planning a home remodel or repair—or you’ve already received a quote from Universal Home Services (UHS) or another contractor—this guide will help you understand exactly how our estimating and pricing process works.
We know the process can feel overwhelming. Our goal is to give you clear, transparent information so you can make a confident decision. Below we cover:
- How the UHS estimating process works
- The three pricing models we use (Flat-Rate, Time & Materials, and Cost-Plus)
- Our hourly rates
- Answers to the most common questions customers ask after receiving a quote
The UHS Estimating Process
Getting an accurate remodel estimate should be straightforward. Here’s how it works at UHS:
1. Request an Estimate. You can reach us three ways:
- Submit a request through our website
- Call 503-883-8418
- Email us with your name, address, phone number, email, and a brief description of the project
2. Initial Review. Our office reviews your request with a Project Estimator/Manager.
- Smaller projects can often be quoted from photos sent by text or email for faster turnaround.
- Larger or more complex projects usually require an on-site consultation. Your estimator will call to gather details and schedule a visit.
3. On-Site Visit & Estimate Preparation. Once scheduled, you’ll receive confirmation by email or text. On the day of the appointment, we’ll call 30–45 minutes before arrival. During the visit we complete a full scope walk-through, take measurements, and document the job site with photos and video.
We can often provide a rough ballpark on-site, but the formal written estimate is prepared afterward and sent by email.
- Smaller project estimates: typically 24–48 hours
- Larger or complex estimates: 2 days to 2 weeks depending on scope
Your estimate includes:
- Full scope of work broken down by line item
- Material and labor pricing
- Any excluded work that is not covered but may become relevant
After reviewing the estimate, you can reply with questions or use the “Approve Estimate” or “Decline Estimate” options in the email. If you decline, we appreciate brief feedback—it helps us improve and may allow us to clarify any misunderstandings about scope or pricing.
Pricing Structure Explained: Flat-Rate, Time & Materials, and Cost-Plus
Contractors generally use one of three pricing approaches. At UHS we use all three depending on the project.
Flat-Rate Pricing (Our Most Common Approach)
We gather the necessary information, prepare a detailed quote, and present a guaranteed fixed price for the agreed scope of work. This is not based on the actual hours spent on the job.
Unless your estimate specifically states otherwise, all UHS estimates are Flat-Rate.
Important: Flat-rate quotes still have exclusions. If we discover unforeseen conditions (such as hidden rot behind walls or siding), we stop work and present a change order before continuing. When we anticipate potential issues, we often include a contingency allowance so you can plan ahead.
Time & Materials (T&M)
We bill an agreed hourly rate for labor plus the actual cost of materials. This approach works well when the full scope is difficult to define upfront or when change orders arise during a project.
T&M offers strong transparency but leaves the final cost open-ended. We typically recommend Flat-Rate for new customers and often use T&M with repeat clients once trust is established.
Cost-Plus Pricing
We primarily use Cost-Plus for work performed by subcontractors (plumbing, electrical, and other specialty trades). We obtain subcontractor quotes and add a markup—typically 15–25%—to cover coordination and project management.
Cost-Plus can also work well when a homeowner wants design flexibility throughout the project. We only recommend this method when the overall budget comfortably accommodates potential adjustments.
UHS Hourly & Daily Rates
For Time & Materials agreements, rates generally fall in these ranges:
- Painting / Drywall: $75–$85 per hour or $600–$680 per day
- Carpentry: $105–$120 per hour or $840–$960 per day
Actual rates depend on job complexity and the technician assigned.
Our Estimating Philosophy
Every estimate is built around three core questions:
- How long will this job realistically take?
- At what rate are we profitable while remaining competitive?
- What are the actual material costs?
We price for safety, quality workmanship we can stand behind, and efficient execution. This approach allows us to retain skilled team members and stand behind our work for years to come.
Frequently Asked Questions
How far out are you for starting a project? Lead times vary by season and current workload. Projects under $10,000 are often ready to schedule within 1–2 weeks (sometimes sooner for simple work). Larger or complex remodels can take several weeks or months to plan and start. Emergency issues such as structural concerns or active water intrusion are prioritized.
Why does your price seem higher than other quotes? Significant differences are almost always an “apples to oranges” comparison—different materials, different scope, or less detailed line items on the other estimate. We provide clear, itemized scopes so you can compare accurately.
Smaller differences (10–20%) often come down to labor rates or overhead. Solo operators can sometimes charge less because they carry lower business costs. Our pricing reflects the cost of running a reliable, insured, and warrantied company that plans to be here for the long term.
Do you offer discounts or price matching? We do not offer discounts simply to close a sale. However, if a Flat-Rate project finishes significantly under the estimated time, we will often apply a reasonable credit on the final invoice.
Exact price matching is uncommon because scopes rarely match perfectly. If you share a comparable estimate, our team will review it and determine whether any adjustment is appropriate. There is no formal price-match guarantee.
Do I need to make a deposit, and can I pay by credit card? For projects over $2,000, Oregon law requires a written contract. We typically collect a 50% deposit at signing or one day before work begins. Larger projects may have different deposit structures based on material orders and complexity.
We accept wire/bank transfer, check, cash, debit, and credit cards. Credit card payments include a 3% processing fee.
Ready for Your Estimate?
We hope this guide helps you evaluate quotes with confidence. Whether you’re just starting to research remodel costs or already have a UHS estimate in hand, we’re happy to answer any questions.
Request your estimate today. Call 503-883-8418 or submit a request through our website.
Oregon CCB #233723