Avoid the Hidden Cost of Taking the Lowest Bid

There are many variables that go into creating a polished concrete bid/estimate.  A good detailed specification is the key to protecting you as the General (Contractor), along with good communication. When it comes to bids, everyone wants the lowest price, but sometimes the lowest bid can cost you more. In order to insure that you aren’t falling into the traps associated with this trade, there are some key points to remember.

Most important is to watch for lack of specifics.  You may have seen it already.  Some design professionals will specify polished concrete with no details, others may be chemistry heavy with little or no details about the ways and means, leaving you in the dark on what the polishing Sub-contractor should or should not be doing.

One of the trap doors, for example, is specifying an abrasive grit which when used on a light duty or janitorial machine produces a gloss lower than expected. The owner does not approve and neither does the Architect. The Sub then offers to increase the gloss, for a price.  Another trap is a spec that is too vague.  In this case, the Sub could simply apply a polymer product to concrete that is ‘opened up’ and then burnish to produce shine that doesn’t last.  This is not polished concrete.  A performance based specification may help in these situations.

After steering clear of the hidden dangers in specifications themselves, there may be hidden obstacles in a polishing Sub-contractor’s proposal.  Again, communication is key in saving time and money. One area of concern is use of electricity. It is standard within Construction Management documentation for the Construction Manager or General Contractor to assume responsibility for on-site power. The charges incurred through the use of 3-phase electric concrete grinding equipment, is often in the neighborhood of $0.35 per square foot. That type of expense isn’t listed on bid proposals and most polishing contractors using 3-phase power are hoping to get it on-site … at your expense. Power alternatives such as propane reduce energy cost and maximize efficiency. This is the only one reason Green Umbrella insists on propane powered equipment wherever possible.

Another danger is that a Sub may turn in a bid that does not include edge work and after you accept his low bid, he asks for change order.  Inexperienced contractors may try to sell edge tint to mask their inability to mechanically polish the edges.

To save money, polishing contractors may skimp on, or even skip, chemistry that hardens the substrate or protects color.  It is important that each product be specified and applied according to the Manufacturer’s directions.

Green Umbrella Contractors will always give bids, unless otherwise specified, that include grinding to the edges and a full Grind, Honed and Polished (GHP) floor. They use equipment that prevents silica dust from becoming airborne, thus eliminating the cost for you to clean up a facility, which could be as extensive as including the HVAC system.

Email us the details on your project and we would be glad to walk you through it and, if it would be helpful, we will consult with you and your Architect