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Sample — a fictional project, not a real customer report

Painting Bid Scope Report — Northgate Office Park, Building B

This is what an estimator receives: the project and the documents as received, coverage risks before findings, the bid risks to watch first, cost-impact items and the coating-system matrix — then source requirements with citations, clearly separated from PaintScope suggestions, with open questions stated instead of guessed. Every factual line below cites its section and page.

PaintScope is an estimating-assistance tool. Users should verify requirements against the governing project documents before submitting a bid.

1. Project information

  • Project: Northgate Office Park, Building B interior renovation. Lump-sum bid to Dunhill Construction Group. Bids due 9 Oct 2026.Spec book, cover
  • Addendum 2 was issued after the base specification. Where they conflict, the addendum governs.Addendum 2, p. 1
  • Report ID PS-NORTHGATE-B · Report version V2 · Generated 22 Sep 2026 · Covers only the documents received — not the complete contract set.

2. Documents received and analysis coverage

  • Project manual / specifications — 486 pagesReceived
  • Finish schedule, drawing A-601 — 2 pagesReceived
  • Addendum 2 — 6 pagesReceived
  • Architectural drawings not provided (plans, elevations, sections)Not provided
  • Addendum 1 not providedNot provided
  • Door schedule not providedNot provided
  • Analysis coverage — PaintScope analyzed the documents listed above. Requirements contained only in documents not provided cannot be identified, and this report does not represent the complete contract set.

3. Coverage risks

  • Addendum 1 is listed in the project manual's addenda index but was not provided. Where Addendum 1 changed a requirement, this report analyzes the base specification as written — the affected lines may be stale.Needs clarification
  • Architectural drawings other than the finish schedule were not provided. Painting extents shown only on drawings — for example the location of exposed structural steel — are identified where the sections name them, and incomplete elsewhere.Needs clarification
  • Drawing A-501 (roof plan), referenced by 09 91 00, p. 406 for deck preparation, was not provided.Needs clarification
  • Section 09 91 00, p. 403 references Section 01 29 00 (Payment Procedures), which was not provided; payment-related obligations are not analyzed.Needs clarification
  • Identifying what the bid set is missing is part of the review: what the estimator does not have can matter as much as what is present.

4. Bid-risk summary

    Risk levels order estimator attention only — they are not a statement of contractual significance. Each risk cites its source, or is labelled a PaintScope interpretation.

  • HIGHAddendum 2 revises Level 2 corridor walls to high-performance epoxy; the base specification still lists System I latex. The documents conflict.Addendum 2, p. 3; 09 91 00, p. 410
  • HIGHExposed mechanical piping and equipment in mechanical rooms 118–124 appears assigned to the painting contractor — an obligation originating in Division 23, not Division 09.23 05 00, p. 318
  • MEDIUMColor selections are not provided; finish schedule lists finishes and sheens only. Bid pricing must assume a color basis.09 91 00, p. 409; A-601
  • MEDIUMSystem HP-1 must be applied by manufacturer-certified applicators — availability and cost of certified crews affects the bid.09 96 00, p. 422
  • LOWDFT for System I (gypsum) is not specified in the provided documents.Not found in provided documents

5. Cost-impact items

    Requirements likely to affect cost, flagged for the estimator's own review. PaintScope does not estimate dollars, hours, or quantities — no figure is assigned here.

  • Abrasive blast cleaning to SSPC-SP 6 on exposed structural steelCost-impact item — estimator review recommended09 96 00, p. 421
  • Manufacturer-certified applicator required for System HP-1Cost-impact item — estimator review recommended09 96 00, p. 422
  • 100 sq ft mockup required before production coatingCost-impact item — estimator review recommended09 96 00, p. 424
  • Multiple colors across finishes; selections not yet providedCost-impact item — estimator review recommended09 91 00, p. 409; A-601
  • Multi-coat high-performance system on CMU, block filler includedCost-impact item — estimator review recommended09 96 00, p. 422–423
  • Third-party inspection possible; failed-readings adhesion testing at contractor's costCost-impact item — estimator review recommended09 96 00, p. 425
  • 5-year workmanship warrantyCost-impact item — estimator review recommended09 91 00, p. 417

6. Painting scope and coating system matrix

    The compact matrix an estimator prices from — one row per coated surface, with its requirement status. Designed to print and sit next to the takeoff.

  • Painting schedule summary — a compact matrix of every coated surface, its system, and its requirement status. Printable for use while building the bid.
    LocationSubstratePreparationPrimerIntermediateFinishCoatsDFTColor/sheenSourceStatus
    Corridors and officesGypsum boardClean, dry, free of dust1 primer coat—2 latex finish coats3 totalNot statedSheen per A-601; colors by architect09 91 00, p. 408–410; A-601NEEDS CLARIFICATION
    Mechanical rooms 118–124CMUCure 28 days; block fillerBlock fillerEpoxyEpoxy3 incl. filler3–5 mils totalPer 09 96 00 standard09 96 00, p. 421–423REQUIREMENT
    Exposed structure, lobbyStructural steelSSPC-SP 6 blastEpoxy primer—Polyurethane23–5 mils totalPer 09 96 0009 96 00, p. 421–423REQUIREMENT
    Doors and framesHollow metal, factory primedClean; touch up handling damageFactory primer—2 latex field coats2 fieldNot statedDoors marked “P” on A-60109 91 00, p. 411; 08 11 00, p. 270; A-601REQUIREMENT
    Atrium soffitCast-in-place concreteRemove curing compound; per sealer mfr.——Clear sealer1Not statedClear03 30 00, p. 122REQUIREMENT
    Level 2 corridorsGypsum boardPer 09 91 00Per system—Epoxy per Addendum 2 vs. latex per base spec———Addendum 2, p. 3; 09 91 00, p. 410CONFLICT
    Galvanized roof deckGalvanized metalNot statedNot stated—Not stated———Not found in provided documentsNOT FOUND

7. Painting scope summary

  • The contract covers interior painting of gypsum board, CMU, and hollow metal; high-performance coatings on exposed structural steel and mechanical-room CMU; field touch-up of shop-primed steel under 05 12 00; and clear sealing of exposed concrete soffits under 03 30 00. Existing doors to remain are refinished where the finish schedule marks “P”. Three items need clarification before bid pricing; none are resolved silently in this report.
  • Sources: 09 91 00, p. 402–418; 09 96 00, p. 419–427; 05 12 00, p. 211; 03 30 00, p. 122; A-601; Addendum 2

8. Applicable specification sections

  • 09 91 00 Painting — governing interior sectionp. 402–418
  • 09 96 00 High-Performance Coatingsp. 419–427
  • 05 12 00 Structural Steel Framing — field touch-up obligation (Division 05)p. 205–214
  • 08 11 00 Hollow Metal Doors and Frames — field finishing (Division 08)p. 268–272
  • 03 30 00 Cast-in-Place Concrete — soffit sealing (Division 03)p. 118–124
  • 23 05 00 Common Work Results for HVAC — exposed piping and equipment coating (Division 23)p. 318
  • 01 33 00 Submittals Procedures; 01 78 00 Closeout Submittals — Division 01 obligationsp. 52–61; p. 74

9. Substrate and location matrix

  • Corridors and offices · Gypsum board · System I — latex09 91 00, p. 410; A-601
  • Mechanical rooms 118–124 · CMU · System III — block filler + epoxy09 96 00, p. 421
  • Exposed structure, lobby · Structural steel · System HP-109 96 00, p. 421
  • Doors and frames · Hollow metal, factory primed · System II — latex, field-applied09 91 00, p. 411; 08 11 00, p. 270
  • Atrium soffit · Cast-in-place concrete · Clear sealer03 30 00, p. 122
  • Level 2 corridors · Gypsum board · Revised by Addendum 2 — see conflictsAddendum 2, p. 3

10. Coating systems, coats, and DFT

  • System HP-1, structural steel · Prep SSPC-SP 6 · Epoxy primer · Polyurethane finish · DFT: 3–5 mils total09 96 00, p. 421–423
  • System III, CMU · Block filler + 2 epoxy finish coats · DFT: 3–5 mils total09 96 00, p. 422–423
  • System I, gypsum · 1 primer + 2 finish coats, latex09 91 00, p. 410
  • System II, hollow metal · 2 field-applied finish coats over factory primer09 91 00, p. 411
  • DFT for System I (gypsum) is not stated in the provided documents.Not found in provided documents

11. Surface preparation requirements

  • Structural steel: blast clean to SSPC-SP 6 before applying System HP-1.09 96 00, p. 421
  • CMU: cured 28 days minimum; block filler required before epoxy finish coats.09 96 00, p. 422
  • Gypsum board: clean, dry, and free of dust and foreign matter before painting.09 91 00, p. 408
  • Concrete soffits: remove curing compound and prepare per the sealer manufacturer's printed instructions.03 30 00, p. 122
  • Preparation method for the galvanized roof deck is not specified in the provided documents; the roof plan was not provided (see section 3).Not found in provided documents

12. Specified manufacturers and products

  • Interior latex: Sherwin-Williams, PPG, or approved equal. Requests for approval of equals were due 10 days before bid date.09 91 00, p. 405
  • High-performance systems: Carboline products or approved equal.09 96 00, p. 421

13. Color requirements

  • Colors are selected by the architect from the manufacturer's standard range.09 91 00, p. 409
  • The architect's color selections are not included in the provided documents; finish schedule A-601 lists finishes and sheens only.Needs clarification

14. Submittals

  • Product data, a sheen block, and 8×10 color chips, submitted through the GC per 01 33 00.09 91 00, p. 407; 01 33 00, p. 58
  • Submittals are required not less than 15 days before the materials are used.01 33 00, p. 58
  • Warranty forms for painting work are submitted under Division 01 closeout procedures — an obligation originating outside Division 09.01 78 00, p. 74

15. Samples and mockups

  • One 100 sq ft mockup of System HP-1 in the lobby is required before production coating begins.09 96 00, p. 424
  • An approved mockup may remain as part of the finished work.09 96 00, p. 424

16. QA, testing, and inspection requirements

  • Dry film thickness readings taken per SSPC-PA 2; the contractor records and provides the readings.09 96 00, p. 425
  • The owner may engage a third-party inspector; adhesion testing per the specification is at the contractor's cost if readings fail.09 96 00, p. 425

17. Certifications

  • System HP-1 must be applied by manufacturer-certified applicators.09 96 00, p. 422

18. Warranty requirements

  • A 5-year workmanship warranty is required for painting work.09 91 00, p. 417
  • A warranty term for the high-performance coating system is not stated in the provided documents.Not found in provided documents

19. Touch-up requirements

  • Field touch-up of shop-primed structural steel, including welds and field connections, is part of this contract. Originates in Division 05.05 12 00, p. 211
  • Factory-primed doors and frames damaged in handling are cleaned and touched up in the field. Originates in Division 08.08 11 00, p. 270

21. Potential scope conflicts

  • Addendum 2 revises Level 2 corridor walls to high-performance epoxy, but 09 91 00 still lists System I latex for corridors. The documents conflict; this report does not pick one. See suggested RFIs.PaintScope suggestion — conflict
  • Finish schedule A-601 shows 2 field coats on office doors; 09 91 00, p. 411 requires 2 field coats over factory primer, which reads as the same count. A-601 was not revised by Addendum 2 — confirm the schedule is current.PaintScope suggestion — conflict

22. Missing or ambiguous information

  • Colors: architect's selections are not in the provided documents.Needs clarification
  • DFT for System I (gypsum).Not found in provided documents
  • Warranty term for System HP-1.Not found in provided documents
  • Preparation method for the galvanized roof deck.Not found in provided documents

23. Suggested RFIs

  • Confirm whether Addendum 2's epoxy requirement replaces System I on Level 2 corridor walls or applies only where noted, and which system prices.PaintScope suggestion
  • Request the architect's color selections, or confirm bid pricing assumes standard manufacturer colors.PaintScope suggestion
  • Confirm who furnishes and erects the HP-1 mockup panel, and whether mockup area is included in the contract sum.PaintScope suggestion

24. Suggested assumptions

  • Assume doors marked “P” on finish schedule A-601 are the full set of doors to be refinished.PaintScope suggestion
  • Assume System I film thickness per the manufacturer's printed data, since the specification states none.PaintScope suggestion

25. Suggested exclusions

  • Firestopping and fire-resistive joint treatments (07 84 00, p. 231) are excluded — assigned to others.PaintScope suggestion
  • Furniture finishing and window shading are excluded; the specification assigns them to the furniture supplier (09 91 00, p. 404).PaintScope suggestion

PaintScope is an estimating-assistance tool. Users should verify requirements against the governing project documents before submitting a bid.

This sample was built from a fictional project to show the report structure. A delivered report covers the same groups for your documents, and every requirement in it cites your spec book's section and page.

See the same analysis as it will read in the project dashboard preview — a static sample of the working environment, built from a real validation analysis.

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