How bids work
How a common-area bid is priced, by space and building height
Prep, a primer where needed and two finish coats in one approved color, with floors, doors and fixtures masked.
What happens at the visit
A walk-through with the manager or a board member, with the list of spaces and floors, any past scope or paint schedule and the building's rules for contractors.
What a bid states, and what it doesn't
Every corridor, stair and door named by floor, with the prep, primer and number of coats, the paint, sheen and approved color, and the schedule. Repairs found once the paint is off and extra colors are left out.
When you get the number
In writing, after the walk, by space and floor, so that two or three bids can be read line by line.
If the job changes
Rust, water damage, a color change, high ceilings and work outside quiet hours are written into the bid or into a change order before the work goes on.
What moves a bid
Six things that change the number
Surface condition
Peeling paint, wallpaper under the paint and failed patches add prep days.
Height and access
Stair towers, atriums and balconies need a lift or stage, which adds setup and fall protection.
Hours
Quiet hours and elevator reservations shape the schedule. Evenings or weekends cost more.
Color change
Going from dark to light, or the reverse, needs a primer and an extra coat.
Size of the job
A whole building is priced per space and floor, and a longer job lowers the setup cost of each.
Age of the building
Paint in buildings built before 1978 follows the EPA's renovation rule, which adds containment and cleanup.
Comparing bids
A bid your board can compare
Three bids are only comparable if each says the same things. This is what ours states, next to what a vague bid leaves out.
| A lump-sum bid | A bid written by space | |
|---|---|---|
| Scope | A lump-sum bid"Paint common areas" | A bid written by spaceEvery corridor, stair and door named by floor |
| Prep | A lump-sum bid"Prep as needed" | A bid written by spacePatching, priming and number of coats stated |
| Paint | A lump-sum bid"Premium paint" | A bid written by spaceProduct, sheen and approved color named |
| Schedule | A lump-sum bid"A few weeks" | A bid written by spaceDay ranges per floor, inside quiet hours |
| Protection | A lump-sum bidNot mentioned | A bid written by spaceWhat is covered and who moves what |
| Repairs found later | A lump-sum bidBilled afterward | A bid written by spaceA written rate and a change order first |
| Payment | A lump-sum bidA large amount up front | A bid written by spaceDeposit, then progress payments by floor |
Questions about prices
What do you need from us for a bid?
A walk-through with the manager or a board member, the list of spaces and floors, any past scope or paint schedule, and the building's rules for contractors: elevator reservations, quiet hours and parking. We send the written bid after the walk.
What does the bid not include?
Repairs found once the paint is off, such as plaster, water damage or rusted rails past surface treatment, extra colors beyond those on the approval sheet, and work outside the listed spaces. If we find something, we stop, photograph it and write a change order for the board before going on.
How are payments scheduled?
Most associations pay a deposit when the board signs, progress payments by floor or stage, and a final payment after the punch-list walk. The schedule is on the bid, and we invoice the management company if you ask us to.
What does your warranty cover?
Workmanship on the surfaces we paint, for the period written in your bid. Terms, limits and exclusions are in your written warranty, which comes with the bid and goes in the packet.
Want a bid by space for your building?
We walk it with your manager and write every corridor, stair and door on its own line.