GC buildout only / AV equipment excluded
Basement bids, simplified.
One job: compare GC/buildout cost. Theater AV gear, seats, projector, rack, speakers, screen, and controls are out. Theater construction items stay in.
Scorecard
Inclusion matrix first.
Grouped by Shell, Finishes, Theater Buildout, and Terms.
| Line | Robert | Victory | Ben | TVR | FCI |
|---|---|---|---|---|---|
| Shell | |||||
| Visible price | Unclear | Included | Included | Unclear | Included |
| Room split | Missing | Included | Partial | Unclear | Not applicable |
| Framing / drywall / paint | Partial | Included | Included | Unclear | Not applicable |
| Outlets / lighting | Unclear | Included | Included | Unclear | Not applicable |
| Finishes | |||||
| Dance flooring | Missing | Included | Missing | Unclear | Included |
| Gym rubber flooring | Missing | Included | Missing | Unclear | Not applicable |
| Dance mirrors | Missing | Included | Missing | Unclear | Not applicable |
| Theater Buildout | |||||
| HVAC / noise handling | Unclear | Unclear | Included | Unclear | Not applicable |
| Theater riser | Unclear | Unclear | Included | Unclear | Not applicable |
| Fabric / acoustic wall system | Missing | Missing | Included | Unclear | Not applicable |
| Decoupled soundproofing | Missing | Unclear | Optional add-on | Unclear | Not applicable |
| Terms | |||||
| Permits / design included | Unclear | Unclear | Included | Unclear | Not applicable |
| Warranty / schedule / payment terms | Unclear | Unclear | Unclear | Unclear | Not applicable |
| Sauna electrical | Unclear | Included | Included | Unclear | Not applicable |
Pick A GC
Tap one bid to see the practical read.
Same numbers, less scanning.
Victory
Best baseline because it is room-itemized and includes most finish items.
Permits, HVAC/noise treatment, riser, acoustic walls, specs, credits, warranty, schedule, payment terms.
Ask for written permits/inspection owner, HVAC/noise scope, finish credits, warranty, schedule, and payment/change-order terms.
4-Column Compare
The smaller table.
GC, base quote, adjusted apples-to-apples, and what is missing.
| GC / vendor | Base quote | Adjusted apples-to-apples | What is missing |
|---|---|---|---|
| Robert & Son | $33,500 | $64K-$73K after allowances | Flooring, mirrors, gym mats, sauna, theater specialty scope, permits/HVAC/warranty clarity.Negotiation anchor only. |
| Victory Remodeling | $78,836 after discount | $80K-$81K with FCI dance-floor swap | Permits, HVAC/noise, riser, acoustic walls, warranty, specs, credits.Best comparison template. |
| Ben / Lifestyle Solutions | $105,000 + $10,200 option | $126K-$133K with owner finishes | Flooring, mirrors/glass, gym equipment, AV/furniture. Tray/star ceiling are add-ons.Selected GC path; contract terms still need writing. |
| Trusted Veterans | Pending | TBD | Actual prices and line items.Do not rank yet. |
| FCI | $5,997-$7,309 | Allowance only | Not a GC: no walls, lighting, electrical, mirrors, mats, theater floor.Credit ruler only. |
Apples To Apples
Add this to compare fairly.
Planning math only. Not a contractor commitment.
| Vendor | Quoted / base | Add to normalize | Comparable planning total | Basis | Caveat |
|---|---|---|---|---|---|
| Robert & Son | $33.5K | $30.6K-$39.0K | $64.1K-$72.5K | Add the visible finish package Robert does not itemize: LVP, gym mats, mirrors, lights, baseboards, sauna, and possibly outlets. | Still below Ben's theater-construction scope. |
| Victory Remodeling | $78.8K | $0.9K-$2.2K if FCI replaces dance LVP | $79.7K-$81.0K | Only add the FCI delta over Victory's dance LVP line if you prefer the FCI floor. | Theater riser/acoustic walls remain outside. |
| Ben / Lifestyle Solutions | $115.2K | $10.9K-$18.0K | $126.1K-$133.2K | Add flooring, gym mats, and mirrors/glass because Ben excludes them. | Before AV/display, seating, sauna equipment, furniture, and contingency. |
| Trusted Veterans | Pending | TBD | TBD | No visible pricing yet. | Needs the JobProgress detail. |
Next Ask
Make every GC fill the same grid.
Room split, permits, HVAC/noise, flooring, mirrors, gym mats, sauna, riser, acoustic walls, warranty, schedule, payment terms, exclusions, and credits.
Simple read: Ben is now the selected GC. Victory stays useful as the comparison template, and Robert only stays alive as a low anchor if he itemizes the same scope and keeps most of the price gap.