One trade package, bid from your drawings.
We cover CSI Division 09 interior systems: metal framing (09 22 16), gypsum board (09 29 00) and acoustical ceilings (09 51 13). Here are the assemblies we build, what our bids include, and the rates we use for changes.
Assemblies we install
| System | Typical build-up | Where it goes |
|---|---|---|
| Standard partition | 3-5/8" steel studs, 5/8" Type X both sides, Level 4 | Offices, corridors, tenant demising |
| Sound-rated partition | Studs to deck, batt insulation, resilient channel one side, acoustical sealant | Exam rooms, conference rooms, unit separation |
| Fire-rated wall | Listed 1-hour or 2-hour assembly per life-safety plan | Exit corridors, stairs, occupancy separation |
| Shaft wall | C-H studs with 1" liner panel, rated from one side | Elevator shafts, mechanical chases, stair enclosures |
| Moisture / abuse areas | Moisture-resistant or abuse-resistant board, tile backer by others or by us | Restrooms, janitor closets, school corridors |
| Ceilings | 2x2 / 2x4 exposed-grid ACT, gypsum board on suspension, bulkheads | Open office, retail, clinics, classrooms |
What a bid includes, and what it does not
Included
- Takeoff summary by wall type and ceiling type
- Layout from your control lines, framing, blocking we can see on the drawings
- Board, finishing to the specified level, sound batts and acoustical sealant
- Ceiling grid, tile and gypsum ceilings per the reflected ceiling plan
- Cleanup of our debris to your dumpster, submittals, daily reports, pay apps
Excluded unless listed
- Firestopping of other trades' penetrations
- Painting, wall tile, FRP panels and wallcovering
- Structural, load-bearing or exterior framing and sheathing
- Doors, frames and hardware supply
- Temporary heat fuel, dumpsters and permits held by the GC
Unit rates for budgets and changes
Use these ranges for early budgets. The same rates, fixed for your project, go into our proposal and price every change order. Height above 14 feet, night work and small quantities move a line toward the top of the range.
| Item | Unit | Budget range |
|---|---|---|
| Standard partition, studs + 5/8" Type X both sides, Level 4 | SF of wall | $9.50 – $14.00 |
| Add Level 5 finish | SF of wall face | $1.25 – $2.00 |
| Add sound batt insulation | SF of wall | $1.40 – $2.40 |
| Shaft wall assembly, 2-hour | SF of wall | $18.00 – $26.00 |
| 2x2 exposed-grid ACT, standard mineral tile | SF of ceiling | $6.50 – $10.50 |
| Gypsum board ceiling on suspension, Level 4 | SF of ceiling | $14.00 – $22.00 |
| Framed bulkhead or soffit, finished | LF | $38.00 – $60.00 |
Budget ranges for the Twin Cities, labor and material. Firm pricing is given only in a written proposal, valid for 60 days.
From bid invite to closeout
- 01
Bid invite
You send drawings, spec sections and addenda. We confirm within two working days whether we will bid and send RFIs early.
- 02
Proposal
Lump sum, our takeoff summary, inclusions, exclusions, alternates and unit rates. Valid for 60 days.
- 03
Submittals and mobilization
Product data for studs, board, grid and tile, plus the AIA A401 or your subcontract signed and our COI on file.
- 04
Install, punch, closeout
Daily reports, monthly G702/G703 pay apps with lien waivers, punch closed in ten working days, O&M and attic stock handed over.
Billing your lender can follow
Our pay applications follow the schedule of values agreed at buyout, so the GC, the owner's rep and the lender's inspector see percent complete, stored material and retainage on the same lines every month.
- Subcontract
- $243,800
- Billed to date
- $108,815
- 44.6%
- Retainage
- $5,441
- 5% held
Waivers
| Pay app | Amount | Waiver |
|---|---|---|
| Pay app #1 Aug 31 | $31,200.00 | Unconditional |
| Pay app #2 Sep 30 | $46,880.00 | Unconditional |
| Pay app #3 Oct 31 | $30,735.00 | Conditional |
Questions estimators ask
Do you bid lump sum or unit price?+
Lump sum for the package on the drawings. The unit-rate schedule in our proposal is used to price change orders, so additions and deletions are calculated the same way both directions.
What do you usually exclude?+
Firestopping of other trades' penetrations, painting, tile, doors and hardware, structural or load-bearing framing, exterior sheathing, and winter heat fuel unless the proposal says otherwise. Each proposal lists its own exclusions.
Which contract forms do you accept?+
AIA A401 and ConsensusDocs subcontracts, or your company form after review. We bill monthly on AIA G702/G703 against the agreed schedule of values.
How do you handle retainage and lien waivers?+
Retainage is shown on every pay app as agreed in the subcontract. We send conditional waivers with each pay app and unconditional waivers once payment clears, and we serve the Minnesota pre-lien notice where the statute requires it.
Can you work in occupied buildings?+
Yes. We set up dust walls and negative-air zones with the GC, schedule noisy work around the tenant, and can work evening shifts when the schedule calls for it.
How long are budget numbers good for?+
Budget rates on this page are planning ranges. Material prices have moved quickly in 2026, so firm pricing comes only in a written proposal, held for 60 days.