An Architect's Story: The Day I Realized a Client Was About to Lose 3 Million Yen After Looking at Their Quote
Introduction
Today, I'd like to share a story from a little while ago.
This isn't my usual 'how-to' article or a 'case study of failure.' It's just that what happened that day still stays with me.
The Initial Consultation
One day, I received a message from someone planning to open a business.
'I've already received a quote from another contractor, but I don't know if it's expensive or cheap. Could you take a look at it?'
It's a common request. They brought the quote and came to my office.
The moment I glanced at the quote placed on the table—honestly, my hand stopped.
The Moment I Opened the Quote
The total amount was approximately 18 million yen.
Given the scale, it wasn't necessarily an exorbitant figure. However, looking at the breakdown, there were several points that concerned me.
'Interior construction, lump sum: ¥8,400,000'
The term 'lump sum' appeared in several places. There was no mention of square footage, materials used, or the scope of work.
General expenses were about 28% of the construction cost.
'Please let me check this quote for a moment.'
I told them that and examined the items one by one.
One Hour Later
After spending about an hour, we reviewed the breakdown together.
There were a few things we discovered.
When we broke down the items labeled 'lump sum,' we found places where the same work was double-counted under different names. The general expenses included items that are usually not billed separately. The calculation for the cost per tsubo did not include equipment work that should have been included, creating a structure where it would be added on later.
If they had signed as it was...
The client muttered quietly.
Roughly 3 million yen. That was the difference between the amount before and after a thorough review.
What I thought at that moment
Upon hearing the figure of 3 million yen, the client remained silent for a while.
I couldn't tell if they were angry or relieved.
If I hadn't known, I would have just paid it.
That one sentence has stayed with me ever since.
If they hadn't known, they would have paid it.
This isn't just about this one person. In this industry, there are many people who sign contracts without knowing how to read a quote, unaware of differences amounting to millions of yen.
The reason I write about the 'hidden side of quotes that interior contractors won't tell you' on this note is because of that day. There are things you can prevent if you have the knowledge. I keep writing because I want to convey that.
What happened to the client afterward
In the end, this person entrusted the construction work to us.
On the day it was completed, they said, 'I'll do my best here.' Those words have also stayed with me.
But even if they hadn't come to me—if they had just known how to read a quote, they could have saved that 3 million yen.
That is why I wrote this story.
What to check in a quote (Practical Guide)
It wouldn't be like me to just end with a story.
Based on my experience that day, here are three things you must check when you receive a quote.
First, have all 'lump sum' entries broken down into specific details. Ask them to clearly state the square footage, material names, and scope of work. If you leave it as a 'lump sum,' you will later be told that something 'was not included'.
Second, always ask for a breakdown of overhead costs. The market rate is about 5-15% of the construction cost. If it's higher, ask why. They should be able to provide specific items like "site management fees, transportation costs, and waste disposal fees."
Third, confirm what is included in the price per tsubo. Air conditioning, electricity, plumbing, and signage are often listed separately. It is important to compare based on the final total amount.
For more details, please also read the article I published recently, "The Hidden Side of Quotes That Interior Contractors Will Never Tell You."
Conclusion
That client is still running their shop today.
Every now and then, they reach out to ask, "How are things going?"
It is one of those moments that makes me glad I have continued in this line of work.
If you are thinking of opening a business or feel anxious looking at a quote—if you would like me to take a look, please consult with me through my membership. Just like that day, I will review it with you.
It is 500 yen per month, and one-on-one consultation is free within 30 days of joining.
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I have been running a construction company for 15 years, staffed by many qualified professionals including architects, electrical engineers, and plumbing construction management engineers. We have a proven track record in constructing restaurants, clinics, hair salons, and professional offices. I share information on store and facility interiors from a site-based perspective.
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