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Siding & Exterior Cladding: what bids leave out
Exterior cladding bids are easy to misread because the wall is built in layers and each layer can belong to a different sub. One siding bid carries the weather barrier, flashing at every window, trims, soffits, sealant and the lift. Another prices panels hung on a wall that's already wrapped, flashed and ready, and leaves the rest to framing, glazing or roofing. Metal panels, fiber cement, EIFS and stucco each split the work a little differently. Walk the wall section from the studs out and assign every layer before you compare prices.
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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: exclusion.
| # | Scope item |
|---|---|
| 1 | Drawings, elevations and wall sections the price is based on |
| 2 | Cladding types and areas per elevation: metal panel, fiber cement, wood or composite siding, EIFS, stucco |
| 3 | Material, profile, gauge or thickness, and finish or color per spec |
| 4 | Exterior sheathing (cladding sub or framing sub) |
| 5 | Weather-resistive barrier or air barrier, including taping and seams |
| 6 | Continuous exterior insulation, if the wall design calls for it (cladding sub or insulation sub) |
| 7 | Sub-framing: hat channels, Z-girts, furring or clip systems behind panels |
| 8 | Flashing at windows, doors and storefront openings (head, sill and jamb) |
| 9 | Base flashing, weep screed or drip edge at the bottom of the wall |
| 10 | Flashing and transitions where cladding meets roofing, parapets and coping |
| 11 | Corners, trims, J-channel, reveals and expansion joints |
| 12 | Soffits, fascia and frieze boards |
| 13 | Penetrations: wall vents, louvers, light fixtures, hose bibs and sign blocking |
| 14 | Sealants and backer rod at joints, openings and penetrations |
| 15 | Field painting or finish coats (for primed fiber cement, wood or stucco) |
| 16 | Removal and disposal of existing siding on re-clad work |
| 17 | Repair of damaged sheathing or framing found during tear-off |
| 18 | Mockups and sample panels, if specified |
| 19 | Shop drawings, submittals and field measuring (common for metal panel systems) |
| 20 | Lifts, scaffolding, swing stages and access equipment |
| 21 | Protection of glazing, landscaping and adjacent finishes |
| 22 | Manufacturer and installer warranties, and any third-party inspection |
| 23 | Cleanup, scrap haul-off, sales tax and freight |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Weather barrier & sheathing |
| The water and air control layer behind the cladding is what actually keeps the building dry. If framing assumes siding wraps it and siding assumes framing did, nobody carries it. Name one sub for sheathing and one for the barrier, and check that the lap and taping details match the spec. | TBD |
| Flashing at openings |
| Leaks at windows and doors are one of the most common cladding problems. Glazing, framing and siding subs often each assume the other one flashes the rough opening. Make one of them responsible for head, sill and jamb flashing and the way it laps into the barrier. | TBD |
| Sub-framing & attachment |
| Metal panels and rainscreen systems usually hang on channels or clips over the sheathing or insulation. Some bids include that framing and the attachment engineering, others price panels only. On walls with exterior insulation, the attachment can be a real part of the cost. | TBD |
| Continuous insulation |
| Many energy codes push insulation to the outside of the studs. If the wall section shows it, confirm whether the cladding sub, the insulation sub or the framer carries it, and whether the panel attachment was priced for that thickness. | TBD |
| Trims, soffits & accessories |
| Corners, reveals, soffits, fascia and custom-bent trims take a lot of labor and are easy to leave out. Ask each bidder whether soffits and fascia are in, and whether custom-break metal trims are included or priced later. | TBD |
| Roof & parapet transitions |
| Where the wall meets the roof is a classic gap between the roofer and the cladding sub. Assign coping, counterflashing and the roof-to-wall transition to one of them. | TBD |
| Sealants & joints |
| Joint and perimeter sealant at windows, doors and penetrations can sit with siding, glazing, painting or a separate caulking sub. If it's in none of the bids, it shows up as a change order or a leak. | TBD |
| Removal & hidden damage |
| On re-clad and repair work, nobody knows what's behind the old siding until it comes off. Ask for a unit price for sheathing and framing repair so the hidden damage doesn't become an open-ended number. | TBD |
| Painting & finishes |
| Primed fiber cement and wood trim need finish paint, and stucco may need a finish coat or elastomeric paint. Confirm whether the cladding bid or the paint bid carries it, and whether factory-finished material was assumed instead. | TBD |
| Access equipment & mockups |
| Lifts and scaffolding on a multi-story or tight site can be significant, and some specs require a sample panel or wall mockup before installation starts. Check that every bid includes the access it needs and any required mockup. | 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
- Which wall section and cladding types is your price based on, for each elevation?
- Who provides sheathing and the weather or air barrier: you or the framer?
- Do you flash the window and door openings, or are you assuming the glazing or framing sub does?
- Is sub-framing (hat channel, girts or clips) included, and was it sized for the exterior insulation?
- Is continuous exterior insulation in your price?
- Are soffits, fascia, corners and custom-bent trims included?
- Who carries the coping and the roof-to-wall flashing: you or the roofer?
- Are sealants at openings and penetrations included?
- On re-clad work, is removal included, and what unit price will you carry for sheathing or framing repair?
- Is the material factory-finished, or does it need field painting by someone?
- Are lifts, scaffolding and any required mockup included?
- What manufacturer and installer warranties come with your system?
Bid-ready siding 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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Your company · City, ST
Bids on the BidGaps checklist
Featured listing
Your company · City, ST
Bids on the BidGaps checklist