We are a turnkey builder which means we detail the specifications all of the work that will be performed in the contract. We typically present the bid to you as a lump-sum contract in which the builder takes on all of the risk as far as theft, price increases, etc. This becomes your “drive out” price. We generally include allowances for items such as tile, light fixtures and plumbing to allow for items that will be selected after the contract is signed. The allowances are based on packages so the numbers are a realistic budget for you to select from.