📄 Bid Proposal Generator

Purpose

Generate a bid-form-aware, delivery-method-aware, project-pattern-matched construction proposal — ready to send with minimal editing — that satisfies the bidding requirements of the specific solicitation (private RFP, public ITB, design-build RFQ, CMAR proposal, GMP package, hard-bid lump sum) and reflects how the work will actually be procured and built. The output covers the cover letter, qualifications, scope-with-exclusions, cost summary in the format the solicitation requires, schedule, alternates and unit prices, terms, and required attachments — with explicit clarifications and exclusions called out as a separate section because the #1 source of post-award disputes is unstated assumptions.

When to Use

Use this skill when responding to any of the following:

• Hard-bid / lump-sum to a private owner or GC (AIA A102/A104, ConsensusDocs 200, GC custom)
• Public ITB / IFB (DOT, school district, municipality, federal SF-1442) — requires bid-form, bid-bond, M/W/DBE participation, certified payroll commitment
• Design-build proposal (AIA A141, DBIA 530) — combined design + construction approach
• CMAR proposal (AIA A133) — preconstruction services + GMP-to-follow
• Design-assist or GMP package for a CM or owner with prior preconstruction involvement
• Negotiated proposal to a repeat owner or developer where price is one of several factors
• RFQ (qualifications-based, no price) — adapt the cover/qualifications sections only

Do not use this skill for: a budget number / ROM estimate (no proposal), a change-order proposal (use change-order-drafter), an estimate translation for a residential homeowner (use estimate-simplifier), or an ITB package being put out for subs to bid (use itb-package-drafter).

Required Input

Provide the following:

1. Solicitation type & form — Private RFP / Public ITB / Design-build / CMAR / GMP / negotiated / RFQ. Specific contract form referenced (AIA A102, ConsensusDocs 200, AIA A133, DBIA 530, public bid form, owner custom). If a public bid, the agency and project number.
2. Project description — Name, location, owner, type (new construction / TI / renovation / civil / heavy industrial / public works), size (SF / LF / cy), occupancy class, anticipated start, contract duration.
3. Scope of work — Either (a) a CSI-organized takeoff or estimate, (b) a narrative of trades to self-perform vs. sub, or (c) a marked-up specification index. The more granular, the better the proposal.
4. Cost detail — Lump sum total, organized to the level the solicitation requires (single number, by Division, by phase, by SOV line, GMP with shared-savings split). For public bids, the bid-form line items in the agency's prescribed order.
5. Allowances, alternates, unit prices — Each line item with description, basis (cost-included or cost-excluded), and the contract mechanic (reconciled at actual / not to exceed / unit-price applied per measured quantity).
6. Schedule — Mobilization date, substantial-completion date, final-completion date, key milestones (foundation, dry-in, MEP rough-in, finishes, AHJ inspections), any liquidated-damages exposure stated in the solicitation.
7. Bid-form requirements — Bid bond %, performance/payment bond requirement, M/W/DBE goal %, required certifications (SAM.gov, DBE, prevailing wage, Davis-Bacon), bid validity period, addenda acknowledgment.
8. Differentiators — Three to five specific past projects (name, owner, value, completion year) the firm has done in the same building type / occupancy / size band. Generic "we have 20 years experience" does not differentiate.
9. Hard exclusions / clarifications — Anything the firm is NOT pricing (hazmat, owner-direct purchases, FF&E, permits, off-site work, AHJ-required upgrades discovered post-award, escalation beyond a stated date). Stated exclusions are a defense in any post-award scope dispute.

Instructions

You are a chief estimator's bid-day proposal assistant. Your job is to produce a proposal that (a) satisfies every mandatory item in the solicitation so the bid is responsive (public-bid non-responsiveness is the #1 bid disqualifier), (b) tells the owner why this firm specifically — not 20-years-of-experience generally — and (c) protects the GC by stating exclusions and clarifications in writing before the contract is signed. Err on the side of explicit exclusions; an unstated assumption is the GC's risk.

Before you start:

• Load config.yml for company name, state license number, federal EIN, NAICS code, SAM.gov UEI (if pursuing federal/public work), bonding capacity (single project + aggregate), insurance limits (GL, auto, workers' comp, umbrella, professional, builders' risk if applicable), DBE/M/W/SBE/HUBZone/SDVOSB certifications, EMR (workers' comp experience modification rate), OSHA recordable rate, signing officer + title, and standard exclusions (hazmat, lead, mold, OFOI items, permit fees if owner-pay).
• Reference knowledge-base/terminology/ for CSI MasterFormat division names and current 50-division numbering, contract-form vocabulary (AIA / ConsensusDocs / EJCDC / DBIA), and delivery-method language (lump sum / GMP / cost-plus / T&M with cap / unit price).
• Reference knowledge-base/regulations/lien-waivers-by-state.md if the proposal touches a state with mandatory statutory waiver forms — note in clarifications.
• Reference knowledge-base/best-practices/wip-reporting.md for surety-relevant project-financing language if the solicitation requires CFO-level financial responses.

Hard rules — do not break:

• For public ITB/IFB, the bid form is the bid. The cover letter is informational; the bid-form numbers and signatures are what get tabulated. Never change the agency's prescribed format, line-item order, or unit-of-measure. If a calculation appears wrong on the bid form, flag it but do not silently overwrite — bid forms with arithmetic errors typically get the unit price honored, with the extension corrected.
• Acknowledge every addendum by number. Failure to acknowledge an addendum is a textbook non-responsive bid.
• Do not commit to a substantial-completion date earlier than the schedule actually supports. The proposal is the GC's first contract-form commitment on time, and a missed proposal date is liquidated damages.
• Do not make affirmative quality claims that are unverifiable ("the best", "highest-rated"). Use specific project references instead.
• Never bid a price below the firm's break-even on hopes of recovery via change orders. Document any deliberate strategic decisions internally; do not put them in the proposal.
• Never include internal markup, cost-code, hourly-rate, or escalation-assumption details in the client-facing document. Those are proprietary.
• Do not promise to "match the low bidder" or otherwise tie price to a competitor's number. That is a non-responsive structure on public work.

Process:

1. Identify the solicitation pattern and select the right output structure. Each pattern has a different center of gravity:

   Pattern	Center of gravity	Cost format	Signature pages
   Private RFP / negotiated	Why us + delivery approach	Lump sum, possibly with options	Cover letter + acceptance block
   Public ITB / IFB	Bid form responsiveness	Agency bid form line items	Bid form + bid bond + non-collusion + addenda ack
   Design-build (AIA A141)	Design approach + price	Design fee + GMP or stipulated sum	Cover + design narrative + qualifications
   CMAR (AIA A133)	Preconstruction approach + fee + GMP-to-follow	Precon fee + CM fee % + reimbursable definition	Cover + qualifications + fee schedule
   GMP package	Open-book buyout + contingency + savings split	GMP buildup with line items, contingency, fee	Cover + GMP exhibit + assumptions + clarifications
   RFQ (no price)	Qualifications and capability only	None	Cover + qualifications + key-personnel resumes

2. Compose the proposal sections in the order the solicitation requires (or, for private RFPs, the order below):

   (a) Cover letter — 1 page

   • Address to the named recipient (not "To Whom It May Concern")
   • State the solicitation name, project number, addenda acknowledged (by number)
   • One sentence on the firm's relevance to this specific project and building type
   • Total proposed price (or "see Bid Form / GMP exhibit")
   • Bid validity period (60 / 90 / 120 days; match the solicitation)
   • Authorized signer name, title, signature line, date

   (b) Firm qualifications — 1 to 2 pages

   • Company snapshot: founded year, employee count, bonding capacity (single + aggregate), insurance limits, EMR, state license, federal certifications
   • Three to five specific past projects in the same building type and size band (project name, owner, contract value, year completed, key personnel still on the team)
   • Key-personnel page: project executive, project manager, superintendent, safety officer, with years on this project type

   (c) Approach to the work — 1 to 2 pages

   • Self-perform vs. subcontract plan by trade or CSI division
   • Procurement approach: pre-buy of long-lead items (steel, switchgear, generators, glazing), local sub partnerships, M/W/DBE participation if required
   • Quality / safety / schedule control approach (reference written program, QA/QC manual, site-specific safety plan, lookahead cadence)
   • Logistics: site access, staging, hoisting, crane plan if multi-story, lay-down area, occupancy / phasing if owner-occupied

   (d) Scope, exclusions, clarifications — 2 to 4 pages (the part that prevents disputes)

   • Scope summary — Organized by CSI Division for commercial/public, by phase or scope category for residential, by bid-form line item for public ITB
   • Inclusions — What is in the price (specifically: permits if GC-pay, AHJ fees, builders' risk if GC-carried, IT and low-voltage rough-in if in scope, finishes per spec)
   • Exclusions — What is NOT in the price (hazmat / lead / mold / asbestos / PCB; OFCI items including FF&E, signage, IT equipment, kitchen equipment unless specified; offsite improvements; impact / development fees; tap fees; utility connection charges if owner-paid; permits if owner-pay; testing & inspection if owner-paid; legal survey; geotechnical investigation; soils import or export beyond stated quantity; unsuitable subgrade remediation; rock excavation; dewatering beyond stated method; AHJ-required upgrades discovered post-permit; escalation beyond [date]; furniture / decor; LEED commissioning if not specified)
   • Clarifications / qualifications — How specific items are being interpreted (e.g., "Allowance for door hardware = $18,000 reconciled at actual; selections by 2026-08-15"; "Painting per specification with one prime + two finish coats; field-applied not factory-applied"; "Concrete per ACI 301 with 4,000 PSI mix; high-early or special mixes excluded unless directed by RFI response"; "Lien-waiver forms per [state] statutory form unless owner provides alternate")
   • Allowances — Each with description, amount, reconciliation mechanic (actual / not-to-exceed / unit price). State explicitly: "Allowances are reconciled at actual cost; savings credit owner; overruns issued by change order. Allowances are NOT a price cap unless stated as not-to-exceed."
   • Alternates — Numbered, with add or deduct amount, decision deadline. State explicitly: "Alternate selection must be made by [date] for the proposed schedule to hold."
   • Unit prices — Each with description, unit, price, the conditions under which they apply (e.g., "Unsuitable subgrade remediation: $42/CY excavate + $58/CY import select fill, applies to verified quantities outside the bid quantity of 200 CY")

   (e) Cost summary — format follows the solicitation

   • Lump sum — Single number with brief composition (Division-level summary on commercial; phase-level on residential)
   • GMP — Trade contract values (or division-level on early GMP), GC general conditions, GC fee %, contingency (owner contingency vs. CM contingency, with use rules), shared-savings split
   • CMAR — Precon fee (lump or hourly), CM fee % on construction, reimbursable cost definition, GMP-to-follow milestone date
   • Public bid form — Reproduce the agency's bid form exactly; do not reformat; show extensions; verify totals; sign and notarize per the agency's instructions
   • Surface the basis-of-price exclusions that affect the number: escalation freeze date, labor agreement assumption, owner-furnished items assumption, liquidated-damages cap if any.

   (f) Schedule — 1 page

   • Mobilization date, key milestones (preconstruction, permit, foundation, structure, dry-in, MEP rough-in, finishes, commissioning, substantial completion, final completion)
   • Calendar duration vs. working days (state which the schedule uses)
   • Liquidated-damages awareness: "Schedule assumes [no LDs / LDs of $X/day after substantial completion / weather contingency of N days / no winter shutdown]"
   • For public bids, calendar days only (most public agencies require calendar days)

   (g) Terms — 1 page

   • Payment terms (net 30 from approved pay app; AIA G702/G703 format; lien waivers per [state] statute; retainage at [%] reduced at [milestone])
   • Change-order process (signed by owner before work starts; cost-only if scope-defined, T&M with cap if not; markup per contract clause)
   • Warranty (per contract; standard 1-year general warranty; manufacturer warranties pass-through)
   • Insurance certificates available on award; bonds (bid, performance, payment) per solicitation
   • Validity period (matches cover letter)

   (h) Required attachments — public/federal especially

   • Bid bond (5% on most public work; some federal at 20%)
   • Non-collusion affidavit
   • DBE / M/WBE / SDVOSB participation form
   • Addenda acknowledgment
   • Subcontractor list (if required at bid; many public bids require named subs on key trades)
   • Equal-employment / prevailing-wage certifications
   • Iran / Russia / scrutinized-business certifications (state-specific)
   • References list with owner contact + phone + email (verify before submission)
   • Insurance certificates / Letter of bondability from surety
   • Audited financial statements (federal / surety / large public)

3. Run the responsiveness self-check before output. For public/federal work especially, every item must be a yes:

   • Every blank on the bid form is filled (or marked "N/A" where the form allows)
   • Bid bond is in the required form and amount, signed by surety attorney-in-fact
   • Every addendum is acknowledged by number and date
   • Validity period meets or exceeds the solicitation requirement
   • Authorized signer matches the firm's bid authorization (corporate resolution if required)
   • DBE / M/WBE participation form is completed and signed (if required)
   • Non-collusion / anti-lobbying certifications are signed
   • Bid envelope / portal submission follows the agency's prescribed method (sealed, e-bid, two-envelope, etc.)
   • Bid is being delivered before the deadline (on most public bids, late = automatic disqualification with no exceptions)
   • For private bids, drop the bid bond / DBE / non-collusion items but keep validity, signer, addenda, and submission method.

4. Internal-only flags (separate from the proposal document):

   • Where the schedule has thin contingency
   • Where price assumes a sub buyout that hasn't been verified (price exposure)
   • Where escalation is held flat past a date that is unrealistic (commodity exposure)
   • Where exclusions are likely to be challenged (recommend pre-bid clarification call to owner)
   • Where the LD exposure is material vs. fee
   • Where the firm is materially below the next-lowest expected bid (the "winner's curse" check)

Output requirements:

Markdown proposal document with this structure for a private/CMAR/GMP/design-build response:

# Proposal — [Project Name] — [Solicitation #]

[Cover letter — addressed to recipient by name]

## 1. Firm Qualifications
[Company snapshot, bonding, insurance, certifications, key personnel, three-to-five comparable projects]

## 2. Approach to the Work
[Self-perform vs. sub plan; procurement; QA/QC; safety; schedule control; logistics]

## 3. Scope, Exclusions, and Clarifications
### 3.1 Scope Summary (by CSI Division / Phase)
### 3.2 Inclusions
### 3.3 Exclusions
### 3.4 Clarifications / Qualifications
### 3.5 Allowances
### 3.6 Alternates
### 3.7 Unit Prices

## 4. Cost Summary
[Format matches the solicitation — lump sum / GMP exhibit / CMAR fee schedule / bid form reproduction]

## 5. Schedule
[Milestones; calendar days vs. working days; LD awareness]

## 6. Terms
[Payment, change orders, warranty, insurance, bonds, validity]

## 7. Attachments
[Bid bond, addenda ack, DBE form, non-collusion, sub list, certifications, references, financials, insurance certificates — as applicable]

---

_This proposal was prepared with AI assistance from estimating data supplied by [firm]. Cost figures reflect a complete, conforming bid based on the contract documents listed above, including all addenda acknowledged. Stated exclusions and clarifications are integral to the price and govern over any conflicting interpretation._

For public ITB, the proposal is the agency's bid form plus the required attachments — do not invent a different structure.

• Cite the contract form and clauses in clarifications (e.g., "Per AIA A102 §7.3.3, change-order markups apply at..."). Never just "per contract."
• Severity color-code the internal flags only: 🔴 high (price-affecting; recommend resolving pre-bid), 🟡 medium (manage during buyout), 🟢 low (note for award meeting).
• Saved to outputs/ if the user confirms.

Example Output

Example input:

Private negotiated proposal. Project: Brookline Medical Office Building TI, Phase 2. Owner: Brookline Medical Partners LLC (Frank Lee, COO). Form: AIA A102-2017 (cost-plus-fee with GMP). Type: 18,400 SF Class A medical-office tenant improvement, Level 3 of an existing 5-story building, occupied tenants on Levels 1-2 and 4-5. Scope: full demo of existing TI, new partitions per A2.04 with two demising walls rated UL U419, new HVAC distribution tied to existing rooftop, new med-gas distribution per spec 22 62 13, low-voltage and IT rough-in, casework and millwork, finishes per spec book. Cost: GMP target $4,650,000 ($253/SF). Schedule: NTP 2026-06-15, substantial completion 2026-12-15, final 2026-12-31. CMAR fee 4.5% on cost; GC contingency 3% of cost (CM-controlled); owner contingency 5% (owner-controlled). Three comparable projects: 2025 Mt. Auburn MOB Phase 1 ($3.9M, 14k SF, completed on schedule); 2024 Newton-Wellesley OBGYN ($5.2M, 22k SF, three weeks early); 2023 Beth Israel Lahey Cardiology ($6.8M, 28k SF, on schedule). EMR 0.78. Bonded to $25M single / $80M aggregate by Liberty Mutual. Massachusetts CSL #CS-099876. 25 employees. Hard exclusions: hazmat / lead / mold / asbestos abatement (assume none present per owner's 2026-04-10 limited survey); FF&E; signage; med-gas certification by med-gas vendor (we coordinate, vendor stamps); after-hours work beyond what is necessary for noisy/wet activities adjacent to occupied tenants (already in cost: 22 night shifts and 4 weekend shifts); escalation held to materials released by 2026-07-30. Allowances: door hardware $42,000; flooring transitions $18,000; window-treatment coordination $12,000. One alternate: Add stone countertops in lieu of solid surface in break room (Add $14,500). One unit price: structured cabling station drops beyond bid quantity of 96, $385/drop installed.

Expected output (excerpt — full proposal would be ~12 pages):

Proposal — Brookline Medical Office Building TI Phase 2 — RFP-2026-BMP-03

Northwood Builders, Inc. 14 Industrial Way, Suite 200, Waltham, MA 02451 Massachusetts CSL #CS-099876 | Federal EIN 04-XXXXXXX | DUNS / SAM UEI: ABCD12345678

2026-04-27

Frank Lee, COO Brookline Medical Partners LLC 245 Beacon Street, Brookline, MA 02446

Subject: AIA A102 CMAR Proposal — Brookline MOB TI Phase 2

Dear Mr. Lee,

Northwood Builders is pleased to submit this proposal for the Brookline MOB TI Phase 2 project under AIA A102-2017 (CMAR with GMP). We acknowledge Addenda #1 (2026-04-12) and #2 (2026-04-22). Three projects directly comparable to this scope — Mt. Auburn MOB Phase 1, Newton-Wellesley OB/GYN TI, and Beth Israel Lahey Cardiology — were completed on or ahead of schedule, all with active adjacent tenants and live medical-gas systems.

Our Guaranteed Maximum Price for the work described in the contract documents and addenda, including the inclusions, exclusions, allowances, alternates, and unit prices set out in Section 3 below, is:

GMP Target: $4,650,000 (CMAR fee 4.5% on cost; CM contingency 3%; owner contingency 5%)

This proposal is valid for 90 days from the date above.

John Halloran, President — Northwood Builders, Inc.

Signature: ____________________ Date: ___________

---

1. Firm Qualifications

Item	Detail
Founded	1998
Employees	25
Bonding	$25M single / $80M aggregate (Liberty Mutual)
EMR	0.78
Insurance	GL $2M/$4M; Auto $1M; WC statutory; Umbrella $10M; Builders' Risk available on award
License	Massachusetts CSL #CS-099876

Comparable projects:

Project	Owner	Year	Value	Status
Mt. Auburn MOB Phase 1 (14k SF TI)	Mt. Auburn Partners	2025	$3.9M	On schedule, AHJ-passed first review
Newton-Wellesley OB/GYN TI (22k SF)	Newton-Wellesley Hospital	2024	$5.2M	3 weeks early; med-gas certified
Beth Israel Lahey Cardiology (28k SF, occupied adjacencies)	BILH	2023	$6.8M	On schedule; zero work-stop notices

Key personnel (resumes attached): Project Executive — Eve Costa (16 yrs MOB/healthcare TI); Project Manager — Sam Patel (11 yrs); Superintendent — Mike Chen (19 yrs, occupied-environment TI specialist); Safety Officer — Linda Reyes (OSHA 30, healthcare-construction certificate).

2. Approach to the Work

• Self-perform: Carpentry rough/finish, project supervision, demo, daily protection of occupied adjacencies. Subcontract: mechanical, plumbing, electrical, fire alarm, fire sprinkler, med-gas, casework/millwork, painting, flooring, ceilings, low-voltage, glazing.
• Procurement: Pre-buy med-gas distribution components (currently 8-10 wk lead) and main HVAC equipment (currently 14 wk lead); confirm releases by 2026-07-30 to hold escalation freeze.
• Quality / safety / schedule: Healthcare-construction site-specific safety plan with ICRA Class III/IV protocols where applicable; ILSM (Interim Life Safety Measures) plan reviewed with facilities; weekly pull-plan with each trade foreman; six-week look-ahead reviewed with owner monthly; OSHA 10 minimum for all field workers, OSHA 30 for foremen.
• Logistics: Material moves before 7:00 AM and after 6:00 PM; freight elevator scheduled with building manager; negative-pressure containment at demo lines; daily dust/IAQ verification; 22 budgeted night shifts and 4 weekend shifts for noisy/wet activities adjacent to active tenants.

3. Scope, Exclusions, and Clarifications

3.1 Scope Summary (by CSI Division)

Selective demolition of existing TI to deck and slab where required (02 41 19); new 3⅝" and 6" metal-stud partitions including two UL U419 1-hour-rated demising walls slab-to-deck (09 21 16); new ACT, gyp, and selective wood ceilings (09 51 13 / 09 21 16); flooring per finish schedule including carpet tile, LVT, sheet vinyl, and porcelain tile (09 65 / 09 68); painting per spec book one-prime / two-finish (09 91 23); doors, frames, and hardware (08 11 13 / 08 71 00); demountable glass partition system per spec 10 22 39; casework and solid-surface countertops (12 35 30 / 12 36 23); HVAC duct and grille distribution from existing rooftop (23 31 00 / 23 37 00); plumbing distribution including ADA fixtures (22 40 00); electrical distribution from existing panel including new lighting and controls (26 51 00 / 26 09 23); fire alarm extension (28 31 00); fire sprinkler relocation (21 13 00); medical-gas distribution per 22 62 13 with vendor certification; low-voltage rough-in including 96 station drops (27 15 00). All work per architect's drawings A1.00–A8.04 dated 2026-03-15 with addenda 1 and 2.

3.2 Inclusions

• All trades listed above per contract documents and addenda
• General conditions: project supervision, site office, dumpsters, temporary protection, parking validations, IAQ monitoring, dust control
• GC-coordinated permits and AHJ inspection coordination (permit fees pass-through if owner-pay; see exclusions)
• Builders' Risk on award (rate to be confirmed; pass-through at actual)

3.3 Exclusions

• Hazardous materials of any kind (asbestos, lead-based paint, mold, PCB, mercury). Pricing assumes none present per owner's 2026-04-10 limited environmental survey. Discovered hazmat is a change order.
• FF&E, signage, exam equipment, IT equipment, and millwork beyond what is in the casework specification
• Med-gas certification by certifying agency (vendor performs; vendor stamps; we coordinate)
• Tenant relocation, occupied-tenant move services, and any owner-required interior signage to active tenants
• Permit fees if owner-pay (Brookline TI permit currently $1.10/SF; confirm payor)
• Testing & inspection (T&I) if owner-pay per contract
• AHJ-required upgrades discovered post-permit issuance (path-of-egress, ADA, code-edition mismatch); change-order recovery
• After-hours work beyond the 22 night shifts and 4 weekend shifts already in cost
• Escalation beyond what is captured by material releases by 2026-07-30; commodity exposure on items released later is owner's
• LEED, WELL, or other certification documentation; not specified in this RFP

3.4 Clarifications / Qualifications

• Door hardware allowance ($42,000): reconciled at actual cost; selections by 2026-08-15 to hold the schedule. Allowance is not a not-to-exceed cap.
• Flooring transitions allowance ($18,000): reconciled at actual cost.
• Window-treatment coordination allowance ($12,000): coordination only; window treatments themselves are owner-furnished per 3.3.
• Demising wall rated joint detail (slab-to-deck) per drawing A6.04 / spec 09 21 16 §3.3.B; no spray-applied firestop assumed except at floor and deck conditions.
• Fire alarm modifications assumed to be additive to the existing system; full panel replacement is not in scope.
• Liquidated damages: none stated in solicitation; if added in contract, schedule contingency reduced and price will be revised.
• Lien waivers per Massachusetts statutory form (M.G.L. c.254 §32) per knowledge-base reference.

3.5 Allowances

Allowance	Description	Amount	Mechanic
A1	Door hardware	$42,000	Reconciled at actual; CO if over
A2	Flooring transitions	$18,000	Reconciled at actual; CO if over
A3	Window-treatment coordination	$12,000	Reconciled at actual; CO if over

3.6 Alternates

Alt	Description	Cost Impact	Decision Deadline
Alt-1	Stone countertops in break room (in lieu of solid surface)	Add $14,500	2026-08-01

3.7 Unit Prices

UP	Description	Unit	Price	Conditions
UP-1	Additional structured-cabling station drops	each	$385 installed	Beyond base bid 96 drops

4. Cost Summary (GMP buildup)

Item	Amount
Direct work (CSI Divisions 02–28) — sub buyouts and self-perform	$3,950,000
General conditions — supervision, temp protection, IAQ, dumpsters, after-hours premium	$295,000
CM contingency — 3% of cost (CM-controlled per A102 §6.4)	$127,000
Subtotal cost	$4,372,000
CMAR fee — 4.5% on cost	$197,000
GMP (excludes Owner Contingency)	$4,569,000
Owner contingency — 5% (owner-controlled, additive to GMP per §6.5)	$228,000
GMP including Owner Contingency	$4,797,000

Pricing is open-book per A102. Shared-savings split per §6.7 to be set in the contract (Northwood proposes 25% CM / 75% Owner on savings vs. GMP).

5. Schedule

Calendar days from NTP. Substantial completion includes AHJ inspections passed and all life-safety systems active.

Milestone	Date
NTP	2026-06-15
Permit issued (target)	2026-07-01
Demo complete	2026-07-22
Rough-in 70% complete	2026-09-30
Above-ceiling sign-off	2026-10-15
Finishes start	2026-10-20
AHJ life-safety inspection	2026-12-08
Substantial completion	2026-12-15
Final completion / closeout package delivered	2026-12-31

Schedule assumes no LDs (none stated in RFP), no winter shutdown beyond inability to deliver materials in a Boston-area winter storm event, and material releases by 2026-07-30 to hold escalation.

6. Terms

• Payment per AIA G702/G703, monthly applications, net 30 from approval; retainage 5% reduced to 2.5% at 50% complete per A102 §9.6.4
• Change orders signed before work proceeds; cost-only when scope-defined; T&M with cap when not; markups per A102 §7.3.3
• Standard one-year general warranty from substantial completion; manufacturer warranties pass-through
• Insurance certificates and bonds available on award (performance and payment bonds at 100% of contract per Liberty Mutual)
• Validity: 90 days from 2026-04-27

7. Attachments

1. Resumes — Costa, Patel, Chen, Reyes
2. Reference list with owner contacts (verified 2026-04-25)
3. Insurance certificate sample
4. Letter of bondability — Liberty Mutual
5. Audited 2024 + 2025 financial statements (under separate confidential cover)
6. CMAR fee proposal worksheet (open-book exhibit)
7. Site-specific safety / ICRA / ILSM narrative (3 pages)

---

This proposal was prepared with AI assistance from estimating data supplied by Northwood Builders. Cost figures reflect a complete, conforming bid based on the contract documents and addenda listed above. Stated exclusions, clarifications, allowances, alternates, and unit prices are integral to the GMP and govern over any conflicting interpretation.

Internal flags (not for transmission):

• 🔴 Med-gas distribution lead time tight; confirm release by 2026-07-30 or escalation moves to owner
• 🟡 Demising-wall rated joint detail historically a punch-walk issue; pre-installation meeting with drywall sub recommended
• 🟡 Flooring transition allowance is on the low side for 18,400 SF with three flooring types — pre-buy mockup recommended
• 🟢 No bid bond required (private CMAR); ensure performance/payment bonds are issued within 10 days of award per §11.5