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Painting & Coatings: what bids leave out
Painting is easy to underbid on paper: fewer coats, no primer, walls only. One bidder carries primer plus two finish coats, hollow metal frames, exposed ceilings and pipe painting. Another carries one coat on walls and excludes everything else. You may not see the difference until the walls are done.
Level your painting bids with this checklist →
Standard scope checklist
Send this to every bidder and ask them to mark each line Included, Excluded or give an Add $. Silence is not inclusion.
| # | Scope item |
|---|---|
| 1 | Areas included (rooms, floors, exterior elevations) |
| 2 | Surface prep: patching, sanding, caulking |
| 3 | Primer on new drywall |
| 4 | Number of finish coats per surface |
| 5 | Paint products and sheen per spec, or approved equal |
| 6 | Number of colors and accent walls |
| 7 | Walls |
| 8 | Drywall ceilings and soffits |
| 9 | Exposed structure, deck and ductwork |
| 10 | Hollow metal doors and frames |
| 11 | Wood doors and trim (if not prefinished) |
| 12 | Exposed piping, conduit and bollards |
| 13 | Exterior surfaces: siding, metal, masonry, railings |
| 14 | Specialty coatings: epoxy, high-performance, anti-graffiti |
| 15 | Wallcovering |
| 16 | Floor and pavement striping (if in painting scope) |
| 17 | Masking and protection of finished work |
| 18 | Lifts and access equipment |
| 19 | Touch-up after other trades and punch list |
| 20 | Attic stock / extra paint |
| 21 | Phasing and after-hours work |
| 22 | Sales tax, bond and prevailing wage |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Primer & number of coats |
| Fewer coats cost less and cover worse. Make every bidder state primer plus finish coats per surface. | TBD |
| Doors & frames |
| Hollow metal frames are usually field-painted. They're a lot of small items that add up when excluded. | TBD |
| Exposed structure & MEP |
| Open-ceiling designs mean painting deck, joists and duct. It's slow work and often excluded. | TBD |
| Exterior |
| Exterior surfaces, railings and metal often appear on elevations but not in the paint bid. | TBD |
| Wallcovering & specialty coatings |
| Specialty finishes are often handled by separate subs. Check that every finish on the schedule is covered by somebody. | TBD |
| Surface prep |
| Paint shows every flaw. Decide whether the painter or the drywall sub does the final skim and caulk. | TBD |
| Touch-up & punch |
| Other trades scuff walls during closeout. Ask how many return trips are in the bid. | TBD |
| Access & phasing |
| High walls, open ceilings and occupied phasing add cost. A bid assuming open access isn't comparable to one that prices the real conditions. | TBD |
| Striping |
| Parking and floor striping may sit with the painter or the paver. Make sure one carries it. | TBD |
“Typical cost to cover” is TBD. We will publish ranges only once we have real, sourced data. Until then, use your own estimate or a confirmed add price from a bidder.
Questions to ask bidders
- How many coats, including primer, did you price on each surface?
- Which products and sheens did you price? Do they match the spec?
- Are hollow metal doors and frames included?
- Is painting of exposed structure, ductwork, piping and bollards included?
- Is any exterior painting included?
- Are wallcovering and specialty coatings included?
- How many touch-up trips are included?
- Does your price assume normal hours and open access?
Bid-ready painting contractors
Contractors who agree to price against the standard checklist above, with exclusions spelled out line by line. Listings are not live yet.
Featured listing
Your company · City, ST
Bids on the BidGaps checklist
Featured listing
Your company · City, ST
Bids on the BidGaps checklist