While two proposals for exterior work to be carried out to expose same quality render finish may come in within a 30% difference, there is a great deal of disparity between a sensible bid and a nonsensical bid. What the bid fails to include and hides in the price is far more important than what it does include. Thus while of interest to anyone who specifies, commissions or manages such work, reading a bid is not just about getting the lowest price. It is also about finding out what has been omitted from the bid and how risk has been allocated between bid price and subsequent cost to complete the work.
This framework of comparison can be applied to a number of different construction projects such as residential remodels, multifamily re-clads and light commercial envelopes.
Material specification, not material category
Refraining from oversimplifying your siding product specifications can reveal the bid’s omissions and underlying risk transfer. “Fiber cement siding” is a product line that includes multiple thicknesses, numerous edge exposures, may be finished by the factory or field painted, and installed as lap siding, panel siding or even as individual shake pieces. Detail the specific manufacturer model # and finish system for each proposed siding product.
Read the WRB and fastening section of the bid carefully. There are many areas of cost cutting to the bidder’s profit which will negatively affect the contractor and owner years after the close of the project.
Where material choices change the labor math
While Engineered Wood Siding may end up being the most installable siding option for a given job (cutting cleanly and hence quickly), there are many other options which will provide a very durable exterior covering including Insulated Vinyl Siding that greatly reduces thermal bridging and, in some cases, can be installed in a matter of days with a single coat of exterior paint. Metal Panel Systems can also provide many decades of maintenance free exterior coverage, typically being ordered and installed well in advance of project closeout; however the installer must be aware of the possibility of “oil canning” or bowing of flat panels.
| Material | Typical service life | Install complexity | Main cost driver to verify in a bid |
| Vinyl | 20 to 40 years | Low | Panel gauge and trim package quality |
| Engineered wood | 20 to 30 years | Moderate | Field paint versus factory prefinish |
| Fiber cement | 30 to 50 years | Moderate to high | Cut and dust containment, crew experience |
| Metal panel | 40 to 60 years | High | Fabrication lead time and flashing detail count |
Scope boundaries and the sheathing question
For re-clad projects, scope enough to anticipate hidden defects in the sheathing, framing or siding. Establish clear criteria in the bid documents to specify what constitutes added work outside of the scope of the base bid.
Have all bidders quote unit prices for Sheathing replacement (as described above) of Sheathing-Repair Unit Price (in $/sqft) as well as for Framing repair of Framing-Repair Unit Price (in $/ft) as described above. This allows you to compare their base bid to your job with their true cost for repairs of this nature that inevitably will occur. The chart below helps to illustrate this point.
Items that belong in scope explicitly
- Tear-off, dumpster, and disposal fees, including any asbestos or lead testing on older stock
- Window and door flashing, head flashing, and kick-out flashing at roof-wall junctions
- Soffit, fascia, corner boards, and trim, priced separately from field siding
- Utility detachment and reattachment, including meters, lights, and vents
- Site protection for landscaping, walkways, and adjacent surfaces
Warranty terms worth reading twice
Material Warranties, Usually written by the siding manufacturer and issued to the owner. These are typically prorated over a long period of time, transferable from one homeowner to another and written to specify installation was made in strict compliance with specified installation techniques as detailed in the manufacturer’s written specifications for said product. Workmanship Warranties, These are usually issued by the contractor/installer of the siding and are almost always due to some form of workmanship error in the first decade of the siding’s installed life. It is best to have the contractor define the length of time he is going to cover workmanship errors and what he will cover in re-installation of removed siding.
Be sure to compare the length of time a manufacturer’s warranty will cover material and the conditions under which coverage will be provided to the contractor’s workmanship warranty. For example, a material warranty covering a fiber cement siding installation for 25 years only may cover the cost of replacement panels but not the cost of removal and reinstallation of the old siding. Also, find out if the contractor is a certified installer for the products they are specifying and if there are any additional coverages provided to customers whose homes were installed by a certified crew of the contractor.
Credentials, crews, and selecting the contractor
Check to see if the general contractor and all subcontractors (siding contractor, roofer, etc.) are currently licensed and have adequate insurance coverage (General Liability with sufficient limits to cover your building, and Workers’ Compensation coverage for all employees that will be on your property). Make sure the terms of the contract cover all workers on your job, including those that are under contract to your contractor and are performing work on your property.
Questions that separate serious bidders
- Who is the on-site foreman, and how many of this specific product have they installed?
- Will the crew be employees or subcontractors, and who supervises daily?
- What is the payment schedule, and are lien waivers provided at each draw?
- How are weather delays handled contractually?
Asking an established Toledo OH siding company for references to past work by its own crews and any subcontractors can be valuable for determining their ability to complete a job of the scope you are proposing using the exact same material and on the exact type of exterior surface (i.e. Stucco, wood, etc.) as your structure. This can weigh more heavily than general testimonials which may be dated 3+ years or more.
Schedule, sequencing, and crew allocation
If a job is going to start on a certain date then this must be clearly stated in the timeline, and the total number of working days and number of people required to complete the job listed. Three carpenters over fifteen days is very different from six carpenters working 8 hour days. Will some walls need to be opened at night to allow work to continue? Will sufficient temporary weather protection be provided until the work is completed?
Amount of wall space that must be left open for overnight work. Description of the temporary weather protection that the contractor will use until work is complete. Whether the contractor is holding your slot or bidding speculatively across several jobs. Evidence of a contractor’s commitment to your project is a firm mobilization date and corresponding deposit schedule for the work.
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