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Overhead & Coiling Doors: what bids leave out
Overhead doors look like one line on the door schedule, but they need a framed opening, power, controls and sometimes a fire test. One door bidder carries the door, operator, safety sensors, weatherseals, controls wiring and start-up. Another prices the door and motor only and leaves jamb steel, power, low-voltage controls and the fire door drop test to other trades. Check every door on the schedule against the same list.
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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, alternate, NIC (not in contract), exclusion.
| # | Scope item |
|---|---|
| 1 | Door schedule: every overhead, coiling, rolling counter and grille door counted |
| 2 | Door type for each: sectional, coiling, rolling counter shutter, grille or fire-rated coiling |
| 3 | Sizes, gauge, insulation and wind load per the drawings (confirm with your design team) |
| 4 | Finish: galvanized, factory paint or powder coat |
| 5 | Vision panels or glazing in sectional doors |
| 6 | Manual operation (chain hoist or crank) or electric operators |
| 7 | Operators: type, duty rating and number of operators |
| 8 | Controls: push buttons, key switches, remotes and their locations |
| 9 | Safety devices: photo eyes and edge sensors |
| 10 | Power to operators and disconnects (usually electrical sub) |
| 11 | Control wiring from operators to push buttons and sensors (door sub or electrical sub) |
| 12 | Tie-in to access control, card readers or the security system (if in scope) |
| 13 | Fire-rated coiling doors: fire alarm release tie-in |
| 14 | Fire door drop testing and labeling (confirm with your design team/AHJ) |
| 15 | Jamb, header and support steel or framing (steel, framing or masonry sub) |
| 16 | Jamb guards, bollards and track protection |
| 17 | Weatherstripping, bottom seals and perimeter seals |
| 18 | Locks, slide bolts and interlocks |
| 19 | Hood and fascia covers for coiling doors |
| 20 | Removal and disposal of existing doors on renovation work |
| 21 | Field painting (if not factory finished) |
| 22 | Start-up, adjustment and owner training |
| 23 | Warranty, sales tax and freight |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Power & disconnects |
| Every operator needs a dedicated circuit and usually a disconnect. If the electrical bid didn't see the door schedule, those circuits may not be in it. | TBD |
| Control wiring |
| The wires between the operator, push buttons and safety sensors fall between the door sub and the electrician. Name who runs them. | TBD |
| Jambs, headers & support steel |
| Overhead doors mount to a properly built opening. Jamb angles, header steel and support framing are often in the steel, framing or masonry bid. Or in none. | TBD |
| Fire door testing & release |
| Fire-rated coiling doors close on alarm and usually need a drop test and labeling. Confirm with your design team/AHJ, then assign the test and the fire alarm wiring. | TBD |
| Bollards & door protection |
| Trucks and forklifts hit door jambs and tracks. Bollards and jamb guards are often in the site or steel bid, or not in any. | TBD |
| Access control tie-in |
| If doors open by card reader or need to tie to the security system, the interface is a separate line. Ask the door and low-voltage bidders who connects what. | TBD |
| Weatherseals & insulation |
| Heated spaces need insulated doors and perimeter seals. If one bid prices an uninsulated door with basic seals, it isn't the same door. | TBD |
| Removal of existing doors |
| On renovation work, old doors, springs and tracks have to come out first. Springs are under tension, so ask who removes them safely. | TBD |
| Painting |
| Some doors ship with a primer only. Make sure finish paint is in the door bid 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
- Does your price cover every door on the schedule, including rolling counter doors and grilles?
- Are operators, photo eyes and edge sensors included for every powered door?
- Who runs control wiring from the operator to push buttons and sensors: you or the electrician?
- Is jamb, header and support steel or framing included, or does the opening need to be ready?
- For fire-rated doors, are drop testing, labeling and the fire alarm release tie-in included?
- Are the doors insulated, and what weatherseals are included?
- Are bollards, jamb guards or track protection in your price?
- What's the lead time from approved submittals, and is start-up and training included?
Bid-ready overhead doors 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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Bids on the BidGaps checklist
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Your company · City, ST
Bids on the BidGaps checklist