Three proposals can arrive with three very different totals. The lowest number often leaves out something the others include. Reading each line is the only fair way to compare them.
People who search for “commercial painting contractors near me” often end up holding several bids at once. On the surface they look alike. The details underneath are what set them apart.
Scope of Work: What Is Being Painted
A clear bid names each area, such as the lobby, corridors, suites or exterior walls. Vague wording like “paint building” leaves room for disputes later.
Look for measured quantities, such as square feet of wall or linear feet of trim. Check that every area you expect is listed, and that nothing extra is slipped in.
Surface Preparation Lines
Prep is where bids differ most. One may price washing, scraping, patching and priming. Another may assume the surfaces are ready.
Look for named steps and how much repair is included. Ask what happens if hidden damage appears, such as rotted trim or failing drywall.
Materials, Coats and Sheen
A line that says only “two coats of paint” is hard to compare. A stronger line spells out the details.
- The manufacturer and product line for each coating.
- Primer and topcoat listed as separate items.
- The number of coats, and whether the primer counts as one.
- The sheen and color names, including any accent colors.
Labor, Access and Equipment
Labor may appear as crew size and days, or as one lump sum. Either can work if the schedule matches your needs.
Taller buildings need lifts, scaffolding or swing stages. See whether rental and setup are priced as their own line or folded into the total, and who handles permits.
Schedule, Phasing and Working Hours
A bid should state a start window, a duration and the hours crews will work. Occupied buildings may need night work or phased zones, which can change the price. Check that the schedule fits how the property operates.
Look for what happens if weather or access delays the work. Some bids add a standby charge, and others do not.
Insurance, Licensing and Permits
A bid should show that the contractor holds the licenses your area requires. It should also note liability and workers’ compensation coverage.
Ask for certificates of insurance, which the insurer issues. The local licensing board can usually confirm whether a license is current.
Allowances, Exclusions and Alternates
The fine print holds many surprises. Read the exclusions as carefully as the scope.
- Exclusions: items the bid does not cover, such as moving furniture or removing wallcovering.
- Allowances: set amounts for repairs or items that cannot be priced yet.
- Alternates: optional add or deduct prices for extra areas or different products.
- Unit prices: rates for extra work, such as a price per door or per square foot.
Warranty and Workmanship Terms
Bids often mention a workmanship warranty. Look at how long it runs, what it covers and what voids it. Product warranties come from the manufacturer and are separate from the contractor’s promise.
Ask who handles a callback if paint peels. A clear answer in writing is worth more than a big number of years.
Cleanup, Protection and Disposal
Check whether the bid covers floor and furniture protection, daily cleanup and disposal of leftover materials. These lines are small, but missing ones cause arguments at the end of the job.
Payment Terms and Change Orders
Many bids tie payments to milestones, such as a deposit, progress payments and a final payment. Check that the final payment waits until the work is complete.
Ask how change orders are written and approved. Extra work should be priced and agreed before it starts.
Red Flags Worth a Second Look
No single item proves a problem. A cluster of them deserves a closer look.
- A total with no breakdown, only one line for the whole job.
- No mention of prep work or primer.
- A deposit that looks large compared with the work.
- No license or insurance details anywhere in the document.
- Pressure to sign quickly before you can compare.
- Verbal promises that never appear in writing.
Putting the Bids Side by Side
Build a simple chart with one column per bid. Rows should cover scope, prep, products, coats, schedule, exclusions and price. Blank cells show where a bid went quiet.
Then call each bidder with your questions. The speed and clarity of the answers is useful information too.
A bid is easier to trust when every line has a reason. The cheapest total is only a bargain when it covers the same work as the rest.
