Landform Landscape Architecture D.P.C. · Confidential
21 Simms Street
21 Simms Street
Bid Comparison — Hardscape
Scope of this comparison. This document covers the hardscape scope only — concrete, finish grading, driveway, drainage, and masonry. Planting, irrigation, lighting, and fencing are addressed separately. Brandon James Construction’s hardscape proposal is used as the baseline scope; the Buxus proposal has been adjusted so both columns represent the same work.
Two items remain unpriced. Pool coping and the outdoor shower drain appear in the Brandon James scope but do not appear anywhere in the Buxus proposal. Both must be quoted by Buxus before this comparison is final. The leveled Buxus figure above will increase once they are added, and the difference between the two proposals will narrow accordingly.
Where the difference sits
| Category | Buxus (leveled) | Brandon James | Difference |
|---|---|---|---|
| Concrete + finish gradingPerformed by Brandon James under either scenario | $23,349 | $29,685 | − $6,336 |
| DrivewayBuxus carries a substantially deeper base section | $38,396 | $35,505 | + $2,891 |
| DrainageBoth carry seven drains and piping to the existing drywell | $10,049 | $12,070 | − $2,021 |
| Paving, steps + masonryBuxus figure excludes pool coping and shower drain | $88,694 | $136,790 | − $48,096 |
| General conditions, tax + insurance | $21,922 | $31,139 | − $9,217 |
| Leveled hardscape total | $182,410 | $245,189 | − $62,779 |
The bulk of the difference is in masonry and general conditions. On paving and steps, Buxus prices the same terrace, pool deck, and step assemblies at a materially lower figure — and does so at a heavier specification in two of the three paving areas. Brandon James also carries significantly higher project management, overhead, and insurance loading on this scope.
Buxus is specified heavier where it matters. Brandon James specifies 1½" bluestone throughout. Buxus specifies 2" bluestone on both the pool deck and the aggregate-set paving. On a flexible aggregate base, 1½" bluestone is thin and prone to cracking — we would recommend 2" in that location regardless of which contractor is awarded the work.
The Brandon James proposal carries no quantities. It is structured as five lump sums against written scope descriptions, with no takeoff areas or unit rates. Every alignment in this comparison is therefore made on scope description rather than measured quantity. We have requested their takeoff to confirm both contractors are pricing the same areas.
How to read this table. Brandon James’s proposal defines the baseline scope. Where Buxus excludes work that Brandon James carries, that work is added back at Brandon James pricing, since Brandon James would perform it as general contractor. Where Buxus carries work outside the baseline, it is shown separately and removed from the leveled total.
| Scope item | Buxus | Brandon James |
|---|---|---|
| Concrete | ||
| Cast-in-place concrete — front stoop, front, side, back, pool and pool house patio slabs, sonotubes, haunch footings, step foundations | By others | $20,060 |
| Concrete sub-slab beneath unit paving on concrete | incl. in paving | incl. above |
| Site work | ||
| Finish grading to L-300 elevations, fine grading, hand raking of beds | By others | $9,625 |
| Driveway | ||
| Gravel driveway, 4,191 SFBuxus: 8" aggregate subbase, 6" #57 stone, 4" crushed bluestone top, geotextile, 542 LF edging with pins. Brandon James: 6–8" compacted RCA base, 2" clear gravel top, steel edging pinned with rebar. | $38,396 | $35,505 |
| 6" SDR35 sleeves beneath driveway | Not shown | incl. |
| Driveway subtotal | $38,396 | $35,505 |
| Drainage | ||
| Area drains, 7 eaBrandon James specifies three precast basins with cast iron grates at the driveway and four NDS basins at the landscape. | $3,862 | — |
| 4" HDPE pipe to existing drywell, 274 LF | $6,186 | — |
| Drainage — lump sum | — | $12,070 |
| Drainage subtotal | $10,049 | $12,070 |
| Paving, steps + masonry | ||
| Unit paver on terrace, 1,247 SF1½" thermal bluestone on setting bed over structural slab — both contractors | $40,803 | — |
| Unit paver on concrete, 620 SFBuxus: 2" bluestone, sub-slab, weepholes, formwork, sand joints. Brandon James: 1½" bluestone, mortar joints. | $28,888 | — |
| Unit paver on aggregate, 346 SFBuxus: 2" bluestone. Brandon James: 1½" bluestone. | $12,584 | — |
| Steps — five assembliesBuxus prices tread and kickplate construction. Brandon James prices monolithic bluestone steps in lieu of treads with risers. | $6,419 | — |
| Pool coping — 12"×60"×2" thermal bluestone on mortar setting bed | Not included | To be priced |
| Shower drain — flo-well, PVC riser, bronze grate, pitched bluestone | Not included | To be priced |
| Masonry — lump sum, all of the above | — | $136,790 |
| Paving, steps + masonry subtotal | $88,694 | $136,790 |
| Scope outside the baseline | ||
| Gravel pathway with stepping stones, 245 SF Buxus only | $3,595 | Not included |
| General conditions | ||
| Project management + overhead | $9,579 | $23,783 |
| Insurance | $3,319 | $7,356 |
| Sales tax on materialsBuxus states this separately. The Brandon James proposal shows no tax line — we have asked whether their figure is tax-inclusive. | $7,754 | Not shown |
| General conditions subtotal | $20,652 | $31,139 |
| Totals | ||
| As proposed | $161,386 | $245,189 |
| Leveling adjustments to match baseline scope | ||
| Add cast-in-place concrete, performed by Brandon James | + $20,060 | — |
| Credit concrete sub-slab already carried within Buxus paving | − $6,336 | — |
| Add finish grading, performed by Brandon James | + $9,625 | — |
| Remove gravel pathway, outside baseline scope | − $3,595 | — |
| Tax and insurance on adjusted scope | + $1,270 | — |
| Net adjustment | + $21,024 | — |
| Leveled hardscape total | $182,410 | $245,189 |
If Buxus is awarded both landscape and hardscape. The Buxus proposal offers a combined-award credit that removes a duplicate project management charge. Under a combined award, the leveled hardscape figure above would reduce to approximately $172,100.
Buxus Construction · Denville, New Jersey · Proposal dated July 15, 2026 · Open shop rates, capital improvement · 30% deposit prior to commencement, net 15 days
| Line item | Quantity | Amount |
|---|---|---|
| Unit paver on terrace1′×2′×1½" bluestone paver, 1" drypack setting bed. Concrete base by others. | 1,247 SF | $40,803 |
| Unit paver on concrete1′×2′×2" bluestone paver, 1" drypack setting bed, 4" concrete sub-slab, 28 weepholes, formwork, 6" aggregate subbase, sand joints. | 620 SF | $28,888 |
| Unit paver on aggregate1′×2′×2" bluestone paver, 1" drypack setting bed, 6" aggregate subbase, sand joints. | 346 SF | $12,584 |
| Gravel pathway with stepping stones Buxus only32 reused salvage flagstones, 6" crushed bluestone, geotextile fabric. Not carried by Brandon James. | 245 SF | $3,595 |
| Gravel driveway4" crushed bluestone top course, 6" #57 stone, 8" aggregate subbase, 5,030 SF geotextile, 542 LF ⅛" edging with pins. | 4,191 SF | $38,396 |
| Terrace steps, 2 step × 3′-2"Bluestone tread, kickplate, mortar. Concrete foundation by others. | 2 ea | $1,398 |
| Terrace steps, 2 step × 5′-2"Concrete foundation by others. | 1 ea | $1,796 |
| Front entry steps, 2 step × 5′-8"Concrete foundation by others. | 1 ea | $2,042 |
| Terrace steps, 1 step × 3′-2"Concrete foundation by others. | 1 ea | $1,183 |
| Area drains | 7 ea | $3,862 |
| 4" HDPE pipe | 274 LF | $6,186 |
| Project management | Lump sum | $9,579 |
| Sales tax on materials | — | $7,754 |
| General liability insurance | — | $3,319 |
| Pool coping | — | Not included |
| Shower drain | — | Not included |
| Total as proposed | $161,386 |
Specification advantages. Buxus carries 2" bluestone on the pool deck and the aggregate-set paving where Brandon James carries 1½". The driveway section is roughly double the depth of the Brandon James section, with geotextile separation beneath. Sales tax on materials is stated openly rather than absorbed.
Excluded from this proposal. All cast-in-place concrete, including step foundations and the terrace base slab, is marked by others. Finish grading is not carried. Pool coping and the outdoor shower drain do not appear. Driveway sleeves are not listed among the driveway components.
Items to confirm. Step construction is priced as tread and kickplate rather than monolithic. Joints at the pool deck are shown as sand rather than mortar. The driveway edging is listed by thickness only, without material or depth.
Terms. 30% deposit prior to commencement, net 15 days thereafter. Proposal valid 30 days. Excludes performance bond. Buxus to approve subgrade prior to commencing work. All planting areas to be accessible by skid steer for the duration of the installation.
Brandon James Construction · Westbury, New York · Proposal dated July 17, 2026 · Issued as a change order against the general construction contract · Based on Landform plans last revised 6/30/2026
| Line item | Amount |
|---|---|
| ConcreteFront stoop; 4" front and side patio; twelve 6′ deep × 12" diameter sonotubes; 18" haunch footing with 2#5 continuous; three sections of steps; 12" deep back patio haunch footing; 4" back patio; 4" pool patio; 4" pool house patio. | $20,060 |
| Finish gradingSet finished elevations to sheet L-300, fine grade site, hand rake beds level and free of debris. | $9,625 |
| DrivewayLayout per plan; 6" SDR35 sleeves; excavate and compact subgrade; 6–8" compacted RCA base; 2" compacted ⅜" clear gravel top course; ⅛" × 4" welded carbon steel edging pinned with #5 rebar. | $35,505 |
| DrainageThree 12"×12" precast catch basins with cast iron grates at the driveway; four 12"×12" NDS basins with plastic grates at the landscape; piped to existing drywell. | $12,070 |
| MasonryTerrace pavers and steps; pool pavers on concrete; pool coping; pool pavers on aggregate; monolithic steps; shower drain. All bluestone specified 1½" thick except 2" coping. Lump sum, no quantities stated. | $136,790 |
| Project management + overhead | $23,783 |
| Insurance | $7,356 |
| Gravel pathway with stepping stones — does not appear in this proposal | Not included |
| Sales tax — no tax line appears; confirm whether the figure is tax-inclusive | Not shown |
| Total as proposed | $245,189 |
Scope advantages. This proposal is complete across the full hardscape scope. It carries all cast-in-place concrete and finish grading, pool coping, the outdoor shower drain, monolithic bluestone steps, driveway sleeves, and a fully specified steel edging detail. As general contractor, Brandon James also absorbs the coordination between hardscape and the balance of the construction contract.
Specification to review. Bluestone is specified at 1½" thickness throughout, including the aggregate-set paving. On a flexible base, 1½" bluestone is thin and prone to cracking. We recommend 2" in that location.
No quantities stated. The proposal is structured as five lump sums against written scope descriptions, without takeoff areas or unit rates. The masonry line alone accounts for the majority of the total and covers six distinct assemblies without breakdown. We have requested the takeoff so both proposals can be confirmed against the same measured areas.
Ambiguity in the step scope. The proposal describes both a tread-and-riser assembly under terrace pavers and monolithic bluestone steps “in lieu of” that assembly. It is not clear which is carried in the price. Confirmation is required before the step scope can be compared directly.
Items requiring resolution before award. The comparison in this document is sound on the information available, but the items below will move the numbers. We recommend closing all of them before a contract is issued.
Pricing gaps — Buxus
| Item | Action |
|---|---|
| Pool coping12"×60"×2" thermal bluestone on mortar setting bed. Carried by Brandon James, absent from the Buxus proposal. | Request price from Buxus |
| Outdoor shower drain55 gallon flo-well, 4" PVC riser, 6" bronze grate, pitched bluestone, mortar and silicone joints. | Request price from Buxus |
| 6" SDR35 driveway sleevesCarried by Brandon James, not listed among the Buxus driveway components. | Confirm inclusion |
| Driveway edging specificationListed by thickness only. Brandon James specifies ⅛" × 4" welded carbon steel pinned with #5 rebar. | Confirm material and depth |
| Item | Action |
|---|---|
| Gravel pathway with stepping stones245 SF, carried by Buxus, absent from the Brandon James proposal. If the pathway is built, their figure increases. | Request price |
| Sales tax treatmentNo tax line appears anywhere in the proposal. Buxus states material tax separately. | Confirm tax-inclusive |
| Takeoff quantitiesNo areas or unit rates are stated. Required to confirm both contractors price the same paving, driveway, and step areas. | Request takeoff |
| Item | Landform position |
|---|---|
| Bluestone thickness on aggregate-set pavingBuxus 2", Brandon James 1½". | Specify 2" regardless of award — 1½" on a flexible base is prone to cracking |
| Step constructionBuxus prices tread and kickplate. Brandon James prices monolithic bluestone in lieu of treads with risers. | Confirm design intent, then re-price the step scope on a matched basis |
| Joint treatment at pool deckBuxus shows sand joints. Brandon James shows mortar joints. | Confirm the finished condition intended by the plan |
| Driveway base sectionBuxus carries roughly double the base depth with geotextile separation. | Buxus section preferred; confirm Brandon James would match if awarded |
Subject to the items above, Buxus Construction is recommended for the hardscape scope. On a leveled basis they are meaningfully below Brandon James while carrying a heavier specification on paving thickness and driveway base section. The two unpriced items will narrow the gap but are not expected to close it. A combined award of both landscape and hardscape scopes to Buxus would carry an additional credit.
The coordination question is real. Awarding hardscape to Buxus leaves the cast-in-place concrete and finish grading with Brandon James as general contractor, creating an interface between two trades at the slab-to-paver transition. That interface should be sequenced explicitly in both contracts before either is signed.
All pricing is preliminary and subject to revision following our site walk with the contractor and finalization of installation sequencing, logistics, and scope.
Landform Landscape Architecture D.P.C.
21 Simms Street · Project 25-005
July 24, 2026