Fire Alarm: what bids leave out
Fire alarm sits between the electrical bid, the sprinkler bid and whoever monitors the building. One fire alarm bidder carries the design, permit drawings, devices, wiring, programming, tie-ins and the final test with the fire marshal. Another prices devices and programming only and assumes the electrician pulls the wire, the owner handles monitoring and the existing panel has room. On TI work the existing building system adds another layer. Settle who does what before you compare.
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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.
Sending it out? Use the free scope letter template to ask every bidder for line-item scope, inclusions, exclusions and alternates. Terms to know: by others, qualification, NIC (not in contract), exclusion.
| # | Scope item |
|---|---|
| 1 | Drawings the price is based on, and whether the fire alarm is design-build or fully designed |
| 2 | System design and permit drawings by a qualified designer (confirm with your design team/AHJ) |
| 3 | Permit and plan review fees |
| 4 | Fire alarm control panel: new, or extending the existing building panel |
| 5 | Compatibility with the existing system and its manufacturer on TI work |
| 6 | Initiating devices: smoke and heat detectors, manual pull stations, duct detectors |
| 7 | Notification devices: horns, strobes and speakers, and the coverage they're based on |
| 8 | Power supplies and batteries for notification circuits |
| 9 | Conduit, boxes and wiring: fire alarm sub or electrical sub |
| 10 | Dedicated 120V circuit to the panel and power supplies (usually electrical) |
| 11 | Sprinkler monitoring: flow and tamper switches tied to the panel |
| 12 | Duct detectors: furnished by fire alarm, installed by mechanical, wired by whom |
| 13 | HVAC shutdown and smoke damper tie-ins |
| 14 | Elevator recall and shunt trip tie-ins (if there's an elevator) |
| 15 | Door holders and access control release tie-ins |
| 16 | Kitchen hood suppression tie-in (if there's a commercial kitchen) |
| 17 | Communication path for monitoring: phone lines, cellular or radio communicator |
| 18 | Central station monitoring service and contract (usually owner) |
| 19 | Programming, labeling and device addressing |
| 20 | Pre-testing, final acceptance testing and the fire marshal witness test |
| 21 | Coordination with the building owner or landlord's fire alarm vendor |
| 22 | As-built drawings, record of completion and owner training |
| 23 | Patching and painting after device installation |
| 24 | Warranty, sales tax and bond |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Conduit & wiring |
| Fire alarm wiring is either in the fire alarm bid or in the electrical bid. If each assumes the other, nobody pulls the wire. Assign it by name. | TBD |
| Design & permit drawings |
| Many jurisdictions require fire alarm drawings stamped or prepared by a qualified designer before a permit is issued. Confirm with your design team/AHJ and ask every bidder whether design is in. | TBD |
| Existing system & landlord vendor |
| In multi-tenant buildings, the landlord often requires its own fire alarm vendor to program or connect anything to the building panel. That cost sits outside every bid unless you ask. | TBD |
| Monitoring & communicator |
| The system needs a monitoring path and a monitoring contract. Phone lines, a cellular communicator and the monthly service usually fall to the owner. Budget them now. | TBD |
| Sprinkler monitoring |
| The sprinkler sub usually installs flow and tamper switches, and the fire alarm sub monitors them. The wire between the two is a common gap. | TBD |
| HVAC, elevator & door tie-ins |
| Duct detectors, HVAC shutdown, elevator recall, door holders and kitchen hood tie-ins each touch two or three trades. Make a list and assign every wire. | TBD |
| Testing & inspection |
| The final acceptance test usually needs the fire marshal, the fire alarm tech and sometimes the sprinkler and elevator techs together. Ask how many visits are included. | TBD |
| After-hours work |
| Tie-ins to an occupied building's system are often done after hours, and taking a system offline may need a fire watch. Ask your AHJ what's required and who pays. | TBD |
| Patching & painting |
| Device installation leaves holes and surface boxes. Make sure patching and painting are in either the fire alarm or the painting bid. | 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
- Is design and permit drawing preparation included, and who's preparing them?
- Who provides conduit, boxes and wire for the fire alarm devices: you or the electrical contractor?
- Are you adding to the existing building panel? Have you confirmed it has capacity and is compatible?
- Does the landlord or building require its own fire alarm vendor for tie-ins or programming?
- Which tie-ins are included: sprinkler flow and tamper, duct detectors, HVAC shutdown, elevator recall, door holders, kitchen hood?
- What monitoring communicator is included, and is any monitoring service in your price?
- How many final test visits with the fire marshal are included?
- What work has to happen after hours, and is that in your price?
Bid-ready fire alarm contractors
Contractors who agree to price against the standard checklist above, with exclusions spelled out line by line. Listings are not live yet.
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