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Send every provider the same one-page request and compare their written answers. Include: exact deliverables, evidence they will use, exclusions, fee and possible extras, response time for questions, milestones within the 28 days, and responsibility after delivery. Ask for an anonymised sample...

I think 23 days is too little information to assume the seller is ready for an 8% reduction, especially when the asking comparables are close. You can still offer it, but a long list of justifications may sound like an attempt to argue down every feature. Strong terms and a simple number may...

Yes—the phrase “ordinary first-year work” needs itemisation. Paint and shelving are one thing; an active leak is another. They should not share a single contingency label.

Set a walk-away threshold before the inspection. If essential work would push your remaining emergency reserve below that line, you either renegotiate or do not buy. Decide while you are still emotionally neutral.