BSH 250601-1 LABROOK REMODEL

Subcontractor Bid Package (Labor Only)
Contact: John Baxter · Manager, Baxter Safe Homes
915-996-2673 · john.baxter@jbmasters.com

PROJECT SCHEDULE

  • Start Date: September 8, 2025 (mobilization may begin immediately after award).

  • Substantial Completion Goal: November 7, 2025.

  • Subcontractors must staff adequately to maintain this schedule. Delays must be reported immediately to the GC.

PAYMENT TERMS

  • Method: Check or direct deposit.

  • Timing: Allow up to 5 business days after approval for payment processing.

  • Completion Condition: Work is considered complete only after it has passed all applicable inspections and is accepted by the GC.

SUBCONTRACTOR INSURANCE & DOCS (REQUIRED)

  • W-9 (current).

  • Trade license (if applicable).

  • Workers’ Compensation: Statutory Virginia.

  • Commercial General Liability (CGL): $1,000,000 per occurrence / $2,000,000 general aggregate minimum.

    • Additional Insured – ongoing and completed operations for: Baxter Safe Homes, ATTN: John Baxter, PO Box 26345, Richmond, VA 23260, and the Homeowner (Project Owner).

    • Primary & Non-Contributory wording (your policy responds first).

    • Waiver of Subrogation in favor of Additional Insureds.

    • Completed Operations AI must remain in force for 1 year after your work is complete.

  • Certificate of Insurance (COI) showing the above, with endorsements attached.

  • Commercial Auto & Umbrella: Not required for this project.

Endorsement shorthand (for your insurance agent):

  • CGL AI – Ongoing Ops: CG 20 10 (or equivalent)

  • CGL AI – Completed Ops: CG 20 37 (or equivalent)

  • Primary & Non-Contributory: CG 20 01 (or equivalent)

  • CGL Waiver of Subrogation: CG 24 04 (or equivalent)

  • WC Waiver of Subrogation: WC 00 03 13 (or equivalent)

Certificate Holder (must show exactly):
Baxter Safe Homes
ATTN: John Baxter
PO Box 26345
Richmond, VA 23260

BID INSTRUCTIONS

  1. Review the scope below.

  2. Indicate which line item(s) you are bidding on.

  3. Provide your labor-only lump sum per line item, with crew size, expected duration, and exclusions.

  4. Submit bids and required docs to: john.baxter@jbmasters.com.

IMPORTANT NOTE ON PRICING

The labor prices below already include adjustments for the following plan changes:

  • Ceiling height reduced from 12 ft to 8 ft.

  • HVAC systems reduced from 6 units to 4 units.

Subcontractors should base bids and manpower on these revised conditions.

SCOPE OF WORK (LABOR ONLY) WITH PLAN REFERENCES

ROUGH PLUMBING — $6,000 (Labor Only)
Scope: Layout and rough‑in sanitary, vent, gas, and domestic water to all fixtures; set risers and capped stubs; install gas piping, valves, and regulators to serve the water heater(s), furnace(s), and other gas‑fired equipment; pressure/air test and make ready for inspection; coordinate sleeves and blocking with framing; protect lines until trim.
Plan Reference: P1 (General Notes/Legend), P2 (Details), P3–P5 (Plumbing Plans), P6 (Risers), plus mechanical gas piping notes on M1.

ROUGH FRAMING — $7,000 (Labor Only)
Scope: Frame new interior partitions and openings; typical 4" metal studs @ 16" o.c. with 5/8" gyp. each side unless noted; set headers; provide blocking; frame gypsum bulkheads where shown; coordinate with MEP.
Plan Reference: A2 (Floor Plan & Partition Layout), A3 (Typical Wall/Door Details and General Notes).

HVAC — $22,000 (Labor Only)
Scope: Set air-handlers/furnaces and coils; install lined plenums (1"); install ductwork, dampers, grilles/diffusers/registers, thermostats, and condensate safeties; set electric unit heaters; assist with start-up and balance.
Plan Reference: M1 (Mechanical General Notes & Legend), M2 (Equipment/Schedules), M4–M6 (Mechanical Plans). Coordinate diffuser locations with A4 (RCP).

ELECTRICAL (ROUGH‑IN) — $14,000 (Labor Only)
Scope: Install raceways, boxes, supports, and disconnects; pull feeders/branches; bond/ground; label circuits and update directories; coordinate device heights and ceiling penetrations; provide conduit, backboxes, cabling, pull‑strings, termination and testing for all low‑voltage communications systems—data, telephone, access control, and security—and coordinate those devices with the finish plans.
Plan Reference: E1 (General Electrical Notes), E4 (Lighting Fixture Schedule), E6–E7 (Lighting Plans), E8–E9 (Power Plans), plus any communications callouts on E‑sheets.

INSULATION — $1,800 (Labor Only)
Scope: Install thermal/acoustic batt insulation in walls/ceilings; rigid/facings where detailed; fire-block/seal penetrations; coordinate R-values with architectural and mechanical.
Plan Reference: A2 (Wall Types/Details), A3 (Finish/General Notes), M1 (Duct & Piping Insulation Notes).

DRYWALL — $13,000 (Labor Only)
Scope: Hang, tape, finish gypsum board; Level 3 in concealed/service areas, Level 4 in occupied/public areas; ready for paint.
Plan Reference: A3 (Finish Notes and GWB Levels), A2 (Partition Layout and Details).

PAINT — $11,500 (Labor Only)
Scope: Prep, prime, and finish-paint interior surfaces; three-coat system unless noted; protect finishes and fixtures; final touch-up after trim.
Plan Reference: A3 (General Material Finish Notes and Finish Schedule).

FLOORING — $11,500 (Labor Only)
Scope: Prepare substrates; install LVP and transitions/trim; undercut doors as required; final clean.
Plan Reference: A3 (Finish Schedule/Room Finish Matrix and notes).

SUSPENDED CEILING — $11,000 (Labor Only)
Scope: Install ACT grid and lay-in tiles; coordinate openings for lights, diffusers, sprinklers, and devices; provide seismic clips; align with partitions and fixtures.
Plan Reference: A4 (Reflected Ceiling Plans), A3 (Ceiling/ACP definitions and notes).

DOORS — $5,500 (Labor Only)
Scope: Set frames plumb/level; hang doors; prep/install hardware; adjust for smooth operation and clearances; coordinate undercuts for return air.
Plan Reference: A3 (Door & Frame Schedule, Hardware/Accessibility Notes), Typical Interior Door Head/Jamb details on A3.

FIXTURES (TRIM-OUT) — $18,000 (Labor Only)
Scope: Trim and set plumbing fixtures/accessories; set/aim lighting fixtures; install devices, plates, and controls; test/commission lighting and GFCI/AFCI; coordinate with ceiling and casework; final punch.
Plan Reference: P-sheets (plumbing fixture symbols/schedule), E4 (Lighting Fixture Schedule), E6–E9 (final device/fixture locations). Coordinate with A4 (RCP) for ceiling-mounted items.