What Should a Commercial Painting Scope of Works Include?
When several contractors quote the same commercial repaint, the final prices can sometimes vary considerably.
That does not always mean one contractor is simply charging more than another.
The quotations may be based on different preparation, repairs, access methods or areas of work.
A clear commercial painting scope of works helps everyone understand exactly what is being priced before the project starts.
For property and facilities managers in Perth, it also makes different quotations much easier to compare.
Clearly identify which areas are being painted
The first part of the scope should establish the boundaries of the project.
Depending on the building, this might include:
- exterior walls
- offices
- corridors
- reception areas
- ceilings
- doors and frames
- stairwells
- service areas
- selected maintenance areas.
If particular areas are not included, those exclusions should also be clear.
This avoids relying on assumptions once painters arrive on site.
Describe the existing condition
A painting scope should reflect the condition of the building rather than describing only the new coating.
If existing paint is peeling, surfaces are damaged or previous repairs are visible, these conditions can affect the preparation required.
Identifying them during the initial inspection gives both the contractor and client a clearer understanding of the work involved.
Photographs can also be useful where particular defects or maintenance areas need to be recorded.
Detail the preparation requirements
Preparation is an important part of commercial repainting.
Depending on the surfaces, the work could include:
- cleaning
- sanding
- removal of loose coatings
- filling
- patching
- preparation of repairs
- priming.
Not every building requires the same process.
The preparation specification should be based on what is actually present on site.
Simply stating “prepare and paint” can leave too much room for interpretation when quotations are compared.
Identify repairs separately
Repairs and painting are closely connected, but they are not always the same thing.
Minor filling or patching may form part of normal painting preparation.
More substantial render, timber or building repairs may need to be identified separately.
The scope should state whether repairs are included, excluded or subject to further assessment.
That gives the property manager a clearer understanding of potential additional work.
State the coating system
The scope should identify the proposed coatings and the surfaces they will be applied to.
It does not need to become overly technical for the client.
However, there should be enough information to understand what system has been allowed for.
Different areas may require different coatings depending on the substrate and how the space is used.
For example, a frequently used commercial corridor may have different requirements from an office ceiling.
Include access requirements
Access can significantly influence a commercial painting project.
Multi-storey buildings, high ceilings and difficult exterior sections may require additional equipment.
These requirements should ideally be identified during the site assessment.
The scope can then explain what access has been allowed for and whether any specialist arrangements are excluded.
Leaving access until the project starts can create unnecessary uncertainty.
Explain how occupied areas will be managed
If employees, tenants or customers will remain in the building, the scope may also need to address staging.
The contractor should understand:
- normal operating hours
- critical entrances
- restricted areas
- busy periods
- areas that can be temporarily closed.
Larger projects can often be divided into sections so normal operations continue elsewhere.
The exact arrangement should reflect the building rather than relying on a standard programme.
Include surface protection
Painting work can affect adjoining areas if protection is not planned properly.
The scope should consider floors, furniture, equipment and other nearby surfaces.
Exterior projects may also involve paving, landscaping or pedestrian areas.
Clarifying protection requirements helps establish what the contractor will manage and whether the property team needs to move anything before
commencement.
List exclusions
Exclusions are not necessarily negative.
In fact, clear exclusions often make a quotation more useful.
They identify work that has not been allowed for and reduce the chance of misunderstanding.
For example, a scope may exclude substantial repairs by another trade or areas that were not accessible during the original inspection.
The important point is that these items are stated clearly.
Use the scope to compare quotations properly
Once a detailed scope has been established, quotation comparisons become easier.
Instead of comparing only the final amount, property managers can look at:
- areas included
- preparation
- repairs
- coating systems
- access
- protection
- project staging
- exclusions.
That provides a much clearer picture of what each contractor is proposing.
A good scope sets the project up properly
A commercial painting scope should give both the contractor and client a shared understanding of the work before it begins.
The more clearly preparation, access and included areas are defined, the easier the project is to manage.
Internal linking checklist
- Commercial Painting service page
- How to Compare Commercial Painting Quotes in Perth
- Commercial Painting Planning in Perth
- Relevant commercial case study
- Contact page
Planning a commercial repaint in Perth?
Nu-Vision Painting can assess your property and prepare a detailed quotation based on the surfaces, access and preparation required.