Exterior Painting: Prepare a Scope for Comparable Bids

Inventory surfaces and condition

Specify which siding, trim, doors, railings, soffits, and other surfaces are included, along with areas that are excluded. Ask the contractor to record peeling, chalking, bare wood, failed caulk, soft or damaged material, and other visible conditions before estimating the work.

Clarify whether minor repairs are included and define the limits. Replacement of deteriorated wood, extensive carpentry, glazing, and masonry repairs may be separate work; the proposal should distinguish them from surface preparation.

Describe preparation and coating system

Request the preparation method for each surface: washing, scraping, sanding, spot priming, caulking, and masking. Ask how dust, chips, landscaping, windows, and adjacent finishes will be protected and cleaned. “Prep included” is too broad to compare unless the tasks are stated.

Identify primer and finish products, number of coats, sheen or finish, and color-selection deadlines. Ask how the contractor will handle weather interruptions and verify that surfaces are suitable before coating.

• Ask what conditions would trigger a written extra-work approval.
• Confirm cleanup and disposal of paint debris at the end of the job.

Address older coatings and compare proposals

For homes and child-occupied facilities covered by federal renovation rules, paid work that disturbs lead-based paint may have to be performed by an EPA-certified firm using required lead-safe practices. Ask about the age of the painted surfaces, testing or records, applicable requirements, containment, and who is responsible for compliance.

Compare bids with the same surface list, preparation, repair allowances, products, coat expectations, access equipment, protection, schedule, and warranty. Ask for insurance documentation and a written payment and change-order process.