Sample Pool Bid Analysis Report (3 Bids Compared)

Required Disclosure: This report analyzes bid documents only. It makes no representation about any contractor. All contractor-identifying information has been anonymized. Bid Clarity is not a licensed contractor, attorney, engineer, or financial advisor. This report does not constitute legal, financial, or construction advice. The client assumes sole responsibility for all decisions made in reliance on this report.

Client	Maria T.
Property	Sherman Oaks, CA (City of Los Angeles)
Project type	Pool renovation — replaster, tile, coping, equipment
Bids analyzed	3 — Bid A, Bid B, Bid C
Report date	July 2026
Tier	Standard Analysis

Executive Summary

What you need to know

Three bids were submitted for a pool renovation at a Sherman Oaks property in the City of Los Angeles. Bid A is the highest at $118,500 and the most complete in scope. Bid C is the lowest at $84,900 but carries the most significant scope gaps and financial exposure. None of the three bids address permits, which are required for this scope of work. No bid specifies shell construction method or PSI. Equipment specifications are absent or incomplete across all three bids.

Total Flags

Moderate

Overall Risk

Positive Findings

Pricing

Bid prices at a glance

BID A

$118,500

BID B

$97,400

BID C

$84,900

Bid A — $118,500

Individual Analysis

Permits Required — Not Addressed in This Bid

This bid does not address permits. The following permits are required for the scope described in this document: plumbing permit (new plumbing lines, drain work), electrical permit (new LED pool light, equipment wiring), plaster permit (replaster of existing pool shell, required in the City of Los Angeles). Confirm in writing before signing: who obtains each permit, who pays fees, and whether permit costs are included in the bid total or billed separately.

◆

Shell Construction Method Not Specified

This bid does not specify whether the pool shell uses gunite or shotcrete concrete, nor does it state the minimum compressive strength (PSI). Confirm shell specification in writing before signing.

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Equipment Package — Brand and Model Not Specified

The equipment package lists a variable-speed pump and filter but does not identify the manufacturer or model number. Generic equipment descriptions allow for substitution after signing. Request the specific make, model, and warranty terms for all equipment before signing.

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Tile Allowance — $12 Per Linear Foot

The tile allowance is stated at $12 per linear foot. If the client selects tile above this allowance, the difference will be billed as an additional charge. Confirm tile selection and cost before signing.

✓

Payment Schedule — Phase-Based, Deposit Compliant

Bid A includes a phase-based payment schedule. The initial deposit is $1,000, which complies with California law (Cal. Bus. & Prof. Code § 7159, maximum $1,000 on projects over $10,000).

Warranty — As Stated in This Document

Item Covered	Duration	Source
Pool plaster, tile, coping — labor	2 years	Contractor
Pool equipment — manufacturer	Per manufacturer documentation	Manufacturer
Drainage work	Not stated in this document	—

Bid B — $97,400

Individual Analysis

Permits Required — Not Addressed in This Bid

Same finding as Bid A. Permits required: plumbing, electrical, plaster. Confirm responsibility, fees, and inclusion in bid total before signing.

No Warranty Language Present

This bid contains no warranty language for any scope item. Request written warranty terms in writing before signing.

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Shell Construction Method Not Specified

Same finding as Bid A. Shell method and PSI not stated. Confirm in writing before signing.

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Heater Not Referenced in Equipment Scope

The equipment scope references pump and filter but makes no mention of the heater. Confirm the heater status under this scope before signing.

✓

Deposit Compliant

The initial deposit is $1,000, which complies with California law.

Warranty — As Stated in This Document

Item Covered	Duration	Source
All items	Not stated in this document	—

No warranty language is present in this bid document.

Bid C — $84,900

Individual Analysis

Permits Required — Not Addressed in This Bid

Same finding as Bids A and B. Permits required: plumbing, electrical, plaster. Confirm before signing.

Deposit Exceeds California Legal Cap

The initial payment requested in this bid is $8,490. California law (Cal. Bus. & Prof. Code § 7159) caps the initial deposit at $1,000 for projects over $10,000. The deposit stated in this document exceeds that cap by $7,490.

Scope Materially Less Complete Than Bids A and B

Key items present in Bids A and B but absent or unclear in Bid C: paver hardscape, equipment replacement scope, startup services, and coping clarity. The lower price reflects reduced scope. A direct price comparison requires scope clarification from this contractor.

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Single Combined Line Item — Individual Pricing Not Verifiable

Bid C presents the majority of scope as a single combined line item. Individual component pricing cannot be verified against market benchmarks. Request an itemized breakdown before signing.

✓

Lowest Price — Scope Clarification Required Before Comparison

Bid C is the lowest at $84,900. However scope appears materially less complete than Bids A and B. A direct price comparison is not possible until scope parity is confirmed.

Warranty — As Stated in This Document

Item Covered	Duration	Source
All items	Not stated in this document	—

No warranty language is present in this bid document.

Side-by-Side Comparison

Key differences across all three bids

Scope Item	Bid A	Bid B	Bid C
Total price	$118,500	$97,400	$84,900
Replaster	✓ Included	✓ Included	✓ Included
Retile	✓ Included	✓ Included	✓ Included
Coping	✓ Included	✓ Included	⚠ Unclear
Equipment replacement	✓ Included	⚠ Partial	✗ Not addressed
Paver hardscape	✓ Included	✓ Included	✗ Not included
Permits addressed	✗ Not addressed	✗ Not addressed	✗ Not addressed
Warranty — labor	✓ 2 years	✗ Not stated	✗ Not stated
Deposit	✓ $1,000	✓ $1,000	✗ $8,490
Equipment specified	⚠ Partial	⚠ Partial	✗ Not specified
Shell PSI stated	✗ Not stated	✗ Not stated	✗ Not stated

Key Takeaway

Bid A is the most complete and most expensive. Bid B offers comparable scope at a significant discount, though warranty language is absent from the document entirely. Bid C covers materially less scope — a direct price comparison is not possible until scope parity is confirmed. The deposit stated in Bid C exceeds the California legal cap. Permits are not addressed in any of the three bids. Bid Clarity does not recommend which bid to choose — these findings are presented to help the client make an informed decision.

Next Steps

Questions for each contractor

Send these questions to each contractor before signing. They are professional, neutral, and tied directly to findings in this report.

This bid does not address permits. The following permits are required for this scope: plumbing, electrical, and plaster permits. Who is responsible for obtaining each permit? Who pays the city and county fees? Are permit costs included in the bid total or billed separately?

Can you confirm the shell construction method (gunite or shotcrete) and the minimum compressive strength (PSI) for this project?

Can you provide the manufacturer, model number, and warranty documentation for all equipment included in this scope?

[Bid A] The tile allowance is stated at $12 per linear foot. What tile selections are available within that allowance, and how are overages handled?

[Bid B and C] This bid contains no warranty language. Can you provide your warranty terms in writing, including what is covered and for how long, before we sign?

If cracks are found in the pool shell during demolition, what is your process for pricing the repair? Can you provide a not-to-exceed figure before we sign?

[Bid B] The equipment scope does not mention the heater. What happens to the existing heater under this scope?

[Bid C] The initial payment in this bid is $8,490. Can you confirm what the deposit amount will be at signing?

[Bid C] Can you provide an itemized breakdown of all scope elements and their individual costs?

What is your estimated project timeline from contract signing to plaster completion, and are there any known lead times on materials or equipment?

Sample Report: Pool Renovation, 3 Bids Compared

What you need to know

Bid prices at a glance

Individual Analysis

Individual Analysis

Individual Analysis

Key differences across all three bids

Questions for each contractor

Ready to get this analysis on your bids?