Custom builder charging full upgrade price with no credit for base-spec items. Is this normal?
Closing on a $3.7M custom build later this year and I keep running into the same issue with change-order pricing. Looking for advice from anyone who's dealt with this.
--Region PNW Reputed builder.
Example 1 — Electrical panel
Standard base spec includes a Square D Homeline panel (retail ~$700-800). I asked to upgrade to QO (retail ~$800-900). Retail differential is ~$100+. With a standard ~15% builder markup on the upgrade delta, fair builder cost ≈ $129, plus maybe $150–200 in additional
Builder charged me $2,000 for the QO panel upgrade. When I asked where the credit was for the base Homeline panel that's no longer being installed, the builder brushed it off. Said this came from Electrical contractor. So I'm paying twice for the same item but only one item is getting installed? I'm not getting it. WTF.
Example 2 — Garage door opener (2 doors)
Base spec: LiftMaster 8065 ½ HP belt drive (retail ~$350). Upgrade: LiftMaster 98022MC sidemount Wi-Fi (retail ~$650). Retail delta ~$300. With 15% markup fair cost ~$650+- for both. Builder charged $733 per door on the change order. When asked where is the credit, was told credit is included for the base opener in this quote.
Qns
- Is it reasonable to ask for a base-spec inventory line-item list (what's actually included in the contract price) before signing change orders?
Is it reasonable to expect a base-cost credit when upgrading a contract-spec item, or is "full upgrade price + walk away from the base" the construction industry norm?
2. When upgrading from a base item, is the standard expectation that the base cost is credited back, or do builders typically charge full price on the upgrade with no offset?
3. How do you push for itemized cost transparency without damaging the relationship? Build is mid-construction, lots of moving pieces still to negotiate (landscape, fence, finish items), don't want to burn bridges.
4. At what point do you stop pushing — relationship vs. dollar tradeoff?
Not trying to nickel-and-dime, just want to understand if this is standard Builder /Construction industry ripoff malpractice or if I'm getting fleeced.
