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Drywall & Framing: what bids leave out
Drywall and framing bids are usually built from the same wall types, but bidders draw different lines around them. One carries in-wall blocking, acoustic insulation, the specified finish level and ACT ceilings. Another carries studs and board to a lower finish and leaves the rest to someone else. The low bid may not include walls you can actually paint.
Level your drywall bids with this checklist →
Standard scope checklist
Send this to every bidder and ask them to mark each line Included, Excluded or give an Add $. Silence is not inclusion.
| # | Scope item |
|---|---|
| 1 | Wall types per drawings: stud gauge, spacing and height |
| 2 | Deflection track and head-of-wall details |
| 3 | Fire-rated assemblies per listed designs |
| 4 | Shaft walls |
| 5 | In-wall blocking for casework, grab bars, TVs and equipment |
| 6 | Sound / acoustic insulation in walls |
| 7 | Thermal insulation at exterior walls |
| 8 | Drywall type per location (moisture-resistant, abuse-resistant, Type X) |
| 9 | Finish level per spec (Level 4, Level 5 where noted) |
| 10 | Corner bead, reveals and trims |
| 11 | Drywall ceilings and soffits |
| 12 | Acoustic ceiling tile (ACT) grid and tile |
| 13 | Access panels: furnished vs. installed |
| 14 | Installing hollow metal door frames in stud walls |
| 15 | Firestopping and head-of-wall fire joint systems |
| 16 | Patching around other trades' work |
| 17 | Demolition of existing walls and ceilings |
| 18 | Lifts, scaffolding and access |
| 19 | Material stocking and hoisting |
| 20 | Cleanup and debris removal |
| 21 | Overtime or phased work |
| 22 | Sales tax, bond and prevailing wage |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Blocking |
| Every grab bar, cabinet, TV and wall-mounted fixture needs backing inside the wall before it is closed up. It is cheap during framing and expensive afterwards. | TBD |
| Finish level |
| Higher finish levels take more labor. A bid at a lower finish level than specified looks cheaper and may show every flaw under paint and lighting. | TBD |
| Insulation |
| Acoustic batts in office and restroom walls are often specified but excluded. Without them, walls don't perform as designed. | TBD |
| Ceilings |
| Ceiling work is sometimes a separate sub. If the drywall bid excludes it, make sure an ACT bid covers all of it. | TBD |
| Rated assemblies & firestopping |
| Rated walls only work if they're built to the listed design and every joint and penetration is sealed. That has to be someone's scope. | TBD |
| Access panels & frames |
| Small items that span trades: someone furnishes panels and frames, and someone sets them in the wall. | TBD |
| Patching after other trades |
| Every MEP change after board goes up needs a patch. Ask how many return trips the bid includes. | TBD |
| Demolition |
| On a TI, existing walls and ceilings have to come out. Check whether the drywall or demo sub carries it. | TBD |
| Access & schedule |
| High walls, ceilings and occupied phasing add equipment and labor. A single-phase, normal-hours bid assumes the easiest version of the job. | TBD |
“Typical cost to cover” is TBD. We will publish ranges only once we have real, sourced data. Until then, use your own estimate or a confirmed add price from a bidder.
Questions to ask bidders
- What finish level did you price, and does it match the spec in each area?
- Is in-wall blocking included for all casework, accessories and wall-mounted equipment?
- Are sound insulation and exterior wall insulation included?
- Are ACT and drywall ceilings included?
- Are rated walls built to the listed designs, and are firestopping and head-of-wall joints included?
- Who furnishes and installs access panels and door frames?
- How many patching mobilizations after MEP are included?
- Does your price assume one phase and normal hours?
Bid-ready drywall contractors
Contractors who agree to price against the standard checklist above, with exclusions spelled out line by line. Listings are not live yet.
Featured listing
Your company · City, ST
Bids on the BidGaps checklist
Featured listing
Your company · City, ST
Bids on the BidGaps checklist