In brief
You can order tile and fixtures knowing the drain, vent, and hot water load have been checked against the house you have, not a drawing.
I’ll come out, trace the existing drains and vents, and lay out the rough-in so you can price the job before anything gets closed up. You’ll end up with a written scope and a fixture check that keeps the plan buildable. Next I’ll schedule the site visit.
I price bathroom remodel work from what’s actually in the walls and below the floor. I start by tracing the drain and vent from the basement up, then I lay out the stud-bay rough-in around the framing and stacks you already have. If something is likely to change once walls open, I call it out as an allowance with a dollar range.
What happens on the day
I keep the job moving by getting the drain, vent, and fixture constraints pinned down early, while changes are still cheap to make.
1. Site walk and trace Day 1 Walk the bathroom and the route below it. Trace drain and vent paths from basement to the bathroom group, note tie-in points, and mark anything that will force offsets, soffits, or a different fixture location. 2. Stud-bay layout Days 2-3 Lay out a rough-in plan around existing framing and stacks. Show supply and drain routing, vent rises, and where the toilet, tub or shower, and vanity can land without fighting joists or tight chases. 3. Fixture and fan check Days 3-4 Review your fixture list and correct mismatches before you buy more. Confirm valve type and connection sizes, check toilet rough and trapway fit, and size the bath fan against the existing duct path and termination. 4. Write-up and handoff Days 5-6 Write the scope and allowances for the bathroom remodel rough-in so the price matches the house. Flag what is included, what depends on what I can see once walls open, and what would change if you move the toilet or shower.
On-site rough-in inspection
A site visit to inspect the opened bathroom area and the accessible piping below, with notes on drain, vent, and supply constraints that affect the bathroom remodel layout.
DRAIN AND VENT TRACE NOTES
A written trace from the basement tie-in up to the bathroom group, including vent path observations and where existing cast iron, offsets, or prior repairs affect routing.
ROUGH-IN ROUTING PLAN
A routing plan for supply and drain lines around existing framing and stacks, showing workable paths and the space you need in stud bays and chases to keep it buildable.
Fixture schedule review
A checked fixture list with compatibility notes: valve type, connection sizes, toilet rough-in, and any corrections needed so the fixtures you’ve bought can be installed without adapters and surprises.
VENTILATION SIZING CHECK
A bath fan sizing check against the existing duct run and termination, with notes on duct diameter, likely restrictions, and what to change if the current duct path can’t support the fan you want.
SCOPE AND ALLOWANCE WRITE-UP
A written scope for the bathroom remodel rough-in and related work, plus allowances for items that can’t be confirmed until more is opened up, like cracked cast iron, buried fittings, or hidden vent breaks.
Pricing below covers the on-site rough-in inspection, trace, layout, checks, and write-up described above, with one site visit and one round of fixture-list review.
Priced items
Optional extras
If you want any of these, I’ll price them after I see what access you have.
Priced items
Get started
If you want me to lock in the site visit and write-up, the next step is simple and it starts with the signature below.
1. Sign this proposal for the bathroom remodel. 2. Pay the 25% booking deposit so I can hold your slot. 3. Confirm the site address and a window for access so I can start the trace.
Signature
Fee summary
Scheduling
I’ll schedule Day 1 once the booking payment is in and I have a contact for site access. If access changes, I may need to shift the calendar to the next open slot.
Payment. To book the work, you’ll pay 25% when the proposal is signed. The remaining 75% is due when the job is finished. All invoices are payable within 14 days of the invoice date.
What I need. Before I come out, I need the bathroom address, a site contact, and any fixture links or spec sheets you already have. On site, I need clear access to the bath and basement or lower-level piping.
Changes. If the layout changes after the stud-bay layout is done, I’ll update the routing plan and write-up. If the change adds time, I’ll price the extra work before I do it.
Hidden conditions
My routing plan and allowance write-up are based on what I can see on the visit. If I find concealed issues later, like cracked cast iron or a blocked vent path, the scope and cost can change.
Fixture responsibility. I’ll flag compatibility problems I can see from the specs, like valve depth, trim pairing, and venting needs. I can’t warranty manufacturer defects or missing parts in owner-supplied fixtures.
Existing systems. Older piping and ducting can be fragile. If an existing fitting, trap, or duct joint fails while I’m tracing or inspecting accessible runs, I’ll stop and tell you what repair would take before proceeding.
Deliverables and ownership. Once the final invoice is paid, you own the routing plan, notes, and write-up for use on this bathroom remodel at this address. You can share them with your GC and subs for bidding and rough-in.
