How to Obtain a Proper Commercial Painting Bid

Introduction

A commercial painting project is a significant investment—whether you’re managing a retail center, corporate office, apartment complex, or warehouse. And like any investment, it starts with getting the right information up front.

A proper commercial painting bid is more than a dollar figure—it’s a blueprint for the project’s scope, materials, labor, compliance, and outcomes. Knowing how to obtain, read, and compare painting bids ensures you avoid surprises, delays, and wasted money.

In this guide, we’ll show you exactly how to obtain a proper commercial painting bid that gives you confidence, clarity, and control over your project.

1. Know What You’re Asking For

Before you request a bid, clearly define the job:

• Interior, exterior, or both?
• Total square footage?
• Ceilings, trim, or specialty features included?
• Number of coats or paint brand preferences?
• Is the space occupied or operational?
• Night/weekend work needed?

If you can’t provide these answers, the estimates you receive may be vague, padded, or missing critical items.

2. Schedule a Site Visit with Each Contractor

No credible contractor will issue a serious bid without seeing the space in person. During the walkthrough, your contractor should:

• Measure paintable areas
• Evaluate surface condition and prep work
• Identify safety or access requirements
• Note material types and finishes
• Ask about your goals, timeline, and business operations

If they don’t take notes or ask questions, that’s a red flag.

3. Ask for an Itemized Estimate

A proper commercial painting bid should include line-by-line pricing, not just a lump sum:

• Surface prep costs (patching, sanding, cleaning)
• Primer and paint products (brand, sheen, coats)
• Labor cost and projected hours/days
• Equipment use or rental (scissor lifts, scaffolding, etc.)
• Materials and supply charges
• Travel or mobilization fees
• Total cost (with optional upgrades/add-ons)

Bonus: Request a cost per square foot to better compare bids.

4. Request the Bid in Writing

A verbal bid or vague email won’t cut it on commercial jobs. A formal written bid should include:

• Company name, license, and insurance info
• Project start and end date (estimated)
• Scope of work
• Materials and coatings to be used
• Safety and compliance notes
• Warranty terms
• Signature and contact info

This protects both parties and sets a clear foundation.

5. Ask for Proof of Insurance and Certifications

Don’t risk hiring uninsured or unqualified crews. Require:

• General liability insurance
• Workers’ compensation coverage
• OSHA certification for commercial painters
• Lead-safe certification (for buildings built pre-1978)
• References from past commercial clients

Ocean View Cleaning and Painting provides all documentation upfront—with no excuses.

6. Understand Prep Work Inclusions

Some contractors low-ball estimates by skipping or skimming over prep work. Ask:

• Will you wash the exterior before painting?
• How will damaged surfaces be repaired?
• Will trim, fixtures, and flooring be protected?
• Are primer coats included?
• Who handles cleanup and disposal?

Proper prep is 30–50% of a successful commercial paint job. If it’s missing from the bid, the finish won’t last.

7. Clarify the Paint Products Being Used

Brand and quality matter. Paints vary in price, coverage, and performance. Ask for:

• Paint brand (e.g., Sherwin-Williams, Benjamin Moore)
• Product line (e.g., Duration, SuperPaint, Pro Industrial)
• Number of coats
• Sheen/finish for each surface (flat, satin, gloss, etc.)
• VOC rating (for indoor air quality)
• Warranties offered by the manufacturer

Cheaper paint may save now—but could mean a repaint in 2–3 years instead of 7–10.

8. Confirm Timeline and Scheduling Flexibility

A reliable contractor should give you a realistic project timeline and be willing to work with your business needs. Clarify:

• Estimated job duration
• Days and hours crews will be working
• Whether weekends/evenings are available
• How weather delays will be handled (for exteriors)
• Whether the job will be done in phases

Ocean View works around your schedule—not the other way around.

9. Ask About Warranty and Touch-Up Policies

What happens after the job is complete? Ensure the bid includes:

• A written labor warranty (typically 1–3 years)
• Manufacturer warranty on paint products
• Touch-up policy if flaws appear within 30–60 days
• Maintenance plans (optional)

If your contractor won’t guarantee their work, move on.

10. Compare Apples to Apples

When reviewing multiple bids:

• Look at the scope—are they quoting the same rooms/surfaces?
• Compare paint brands and number of coats
• See who includes surface prep, masking, cleanup
• Note the labor crew size and projected work days
• Watch for exclusions, change order policies, or surprise fees

A $2,000 cheaper bid might be cutting corners—or omitting necessary services.

11. Watch for Red Flags in Bids

Be cautious if you see:

• Lump sum bids with no breakdown
• No written warranty or labor terms
• No prep or cleanup listed
• Quotes that are dramatically cheaper than others
• Refusal to show licensing or insurance
• High-pressure tactics to “book now or lose the deal”

You want value, not just a low number.

12. Review Past Work and Check References

Ask for:

• Photos or case studies of similar jobs
• Contact info for past commercial clients
• Online reviews on Google, Yelp, and Better Business Bureau
• Repeat clients or long-term contracts (a good sign!)

Reputation matters. Ocean View is proud to show off our work.

13. Discuss Payment Structure and Terms

Don’t pay 100% upfront. A proper bid should outline:

• Deposit amount (10–30%)
• Payment schedule (e.g., 50% midpoint, 50% on completion)
• Accepted payment methods (ACH, check, credit)
• Conditions for final payment (e.g., walkthrough sign-off)

This protects both parties and keeps incentives aligned.

14. Don’t Skip the Walkthrough After Awarding the Job

Even after choosing your painter, do a final pre-start walkthrough to:

• Confirm surface areas
• Revisit paint colors and sheen
• Review access points and tenant coordination
• Discuss job sequencing and project phasing
• Finalize safety plan, masking, and ventilation needs

This ensures the contract matches what’s actually happening on-site.

Why Ocean View Cleaning and Painting is the Clear Choice

When you request a bid from us, you get:

• A free, no-obligation site visit
• A detailed, itemized estimate within 48 hours
• Licensed, insured, OSHA-compliant crews
• Clear communication before, during, and after the job
• Competitive pricing with no hidden fees
• Work that’s guaranteed with a written warranty

We’re trusted by property managers, general contractors, and business owners across the region for commercial projects of all sizes.

Conclusion

Getting the right commercial painting bid is about asking the right questions, reading the fine print, and knowing what should be included. A detailed bid gives you more than just a number—it gives you confidence in your contractor, your budget, and the end result. Take the time to get it right, and your commercial paint job will deliver lasting value.

Call-to-Action

Need a reliable, detailed commercial painting bid? Contact Ocean View Cleaning and Painting today to schedule your free walkthrough and receive an itemized quote tailored to your building, timeline, and goals.