Understanding the Bidding Process: How to Compare Apples to Apples

When it’s time to repaint your condo complex, commercial building, or property, getting multiple bids is standard. But here’s the challenge—not all bids are created equal. The numbers may look similar (or wildly different), but the devil is in the details.

At MS Craftsmen, we’ve helped countless property managers and boards navigate the bidding process. Here’s how to make sure you're comparing more than just price—and getting the value your property deserves.

1. The Scope of Work: What’s Actually Included?

One contractor might include wood replacement and full prep, while another skips right to paint.

Make sure each proposal spells out:

• What surfaces will be painted (siding, trim, doors, etc.)

• How those surfaces will be prepared (power washing, scraping, priming)

• Whether repairs like caulking or wood replacement are part of the job

If something’s not listed, assume it’s not included. Vague language like “prep as needed” should raise red flags.

2. Materials: You Get What You Pay For

Paint isn’t just paint. Lower-grade products may cost less upfront but lead to fading, peeling, and repainting years earlier than expected. A solid bid should include:

• Specific paint brands and product lines

• Number of coats (and whether primer is included)

• Manufacturer recommendations for long-term durability

Ask for details up front. You don’t want surprises when it’s too late to change course.

3. Timeline and Crew Size: Will They Actually Finish on Time?

Two bids may promise the same job, but how they get it done matters:

• How many crew members will be on-site each day?

• Will there be a dedicated project manager or supervisor?

• How long will the job take—and what’s their track record for staying on schedule?

Delays disrupt residents and businesses. Choose a partner who respects your timeline and communicates every step of the way.

4. Warranties: What Happens If Something Goes Wrong?

A trustworthy contractor stands behind their work.

Look for:

• A written workmanship warranty

• Manufacturer’s warranty on the paint itself

• A clear process for addressing issues like peeling or fading

If the warranty isn’t in writing, it doesn’t count. Always ask what’s covered and for how long.

5. Insurance and Licensing: Protect Yourself

Before you sign anything, confirm:

• Proof of general liability and workers’ compensation insurance

• Any local licenses or certifications

• Whether the team is in-house or subcontracted

Accidents happen—make sure you’re covered. A properly insured contractor protects both you and your property.

6. Reputation: Do They Deliver What They Promise?

Experience matters. Look beyond the price and check:

• References from similar commercial or multi-unit projects

• Online reviews and testimonials

• Their familiarity with working in occupied buildings

You want more than a painter—you want a professional partner.

Why It All Matters

Choosing the right painting contractor isn’t just about saving money—it’s about avoiding frustration, delays, and hidden costs. A well-documented, transparent bid means fewer surprises and better results.

At MS Craftsmen, we believe in clear communication, detailed proposals, and a job well done—every time.

Need help reviewing your bids?

We’re happy to walk through them with you, no pressure—just honest insight from a team that knows the ropes.