Tile: what bids leave out
Tile bids look alike until you read what's under the tile. One tile bidder carries floor prep, the waterproofing membrane, backer board, trims, grout sealer and attic stock. Another prices tile set on a flat, ready substrate and leaves the leveling, membranes, shower pans and metal edges to someone else. Large-format tile and old slabs on TI work make that gap bigger. Check what each bid assumes about the surface it's setting on.
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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: allowance, alternate, qualification, exclusion.
| # | Scope item |
|---|---|
| 1 | Tile areas and quantities: floors, walls, wainscot and showers (match the finish plan) |
| 2 | Tile types, sizes and patterns per the finish schedule |
| 3 | Tile material: furnished by the tile sub, by the owner, or an allowance |
| 4 | Removal of existing tile or flooring on TI work (tile, flooring or demo sub) |
| 5 | Floor prep: grinding, patching and leveling to meet tile flatness needs |
| 6 | Self-leveling underlayment where the floor is out of flat |
| 7 | Moisture testing of the slab (if required by the tile or membrane maker) |
| 8 | Crack isolation membrane |
| 9 | Waterproofing membrane at showers, wet areas and floors with drains |
| 10 | Shower pans, pre-sloped mortar beds and curbs |
| 11 | Cement board or other backer board on walls (tile sub or drywall sub) |
| 12 | Large-format tile prep and setting materials |
| 13 | Thinset, grout type and grout color per spec |
| 14 | Movement joints and sealant at changes of plane |
| 15 | Metal edge trims, cove base, bullnose and corner pieces |
| 16 | Thresholds and transitions to adjacent flooring |
| 17 | Tile around floor drains, fixtures and accessories |
| 18 | Niches, benches and shower seats (if in scope) |
| 19 | Grout and stone sealing (if required) |
| 20 | Protection of finished tile until turnover |
| 21 | Attic stock (extra tile for future repairs) |
| 22 | Cleanup and haul-off of scraps and packaging |
| 23 | Sales tax, freight and prevailing wage |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Floor prep & leveling |
| Tile needs a flat floor, and large-format tile needs a flatter one. On TI work, old slabs are rarely ready. If one bid carries leveling and another assumes a ready floor, the low bid isn't really low. | TBD |
| Waterproofing & crack isolation |
| Showers, wet floors and cracked slabs need membranes under the tile. Confirm with your design team where they're required and make sure every tile bid carries the same areas. | TBD |
| Shower pans & mortar beds |
| Showers need a sloped pan and a waterproof layer. That can be the tile sub, the plumber with a pre-made receptor, or nobody. Check who builds the slope. | TBD |
| Backer board |
| Wet walls need cement board or another tile backer instead of regular drywall. If drywall prices gypsum board everywhere and tile assumes backer is there, someone pays twice to fix it. | TBD |
| Removal of existing flooring |
| Old tile and adhesive have to come off before new tile goes down. Some bids include it, some leave it to demo. Ask, and ask about testing old adhesives if the building is older. | TBD |
| Trims & transitions |
| Edge trims, thresholds and transitions to carpet or vinyl are small items that add up. They also matter for trip hazards at doorways. | TBD |
| Tile material & allowance |
| If the owner picks tile later, bids often carry an allowance. Make sure everyone carries the same allowance, and ask whether setting materials and waste are included. | TBD |
| Moisture testing |
| New or damp slabs can cause tile and membranes to fail. If testing is required and the slab fails, mitigation can be costly. Ask who tests and who pays to fix it. | TBD |
| Sealing, protection & attic stock |
| Sealing, protecting finished floors from other trades, and leaving extra tile are often left off. Without attic stock, future repairs may not match. | 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 floor flatness does your price assume, and is grinding, patching or self-leveler included?
- Which areas include waterproofing or crack isolation membrane?
- Who builds the shower pans and slope: you or the plumber?
- Is cement board or tile backer included on wet walls, or is that the drywall contractor?
- Is removal of existing tile and adhesive included on this TI?
- Are metal trims, thresholds and transitions to other flooring included?
- Is tile material included, or what allowance per square foot are you carrying, and does it include waste?
- How much attic stock will you leave, and is protection of finished tile included?
Bid-ready tile 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
Featured listing
Your company · City, ST
Bids on the BidGaps checklist