Bid set vs. IFC set, Silver Ford Commons, Silver Ford, Tennessee

The architect's bid set, which our bid was based on, compared with the issued-for-construction (IFC) set for Buildings A and B. Of 18 differences found in the drawings, the door hardware schedule and the project manual, 10 are verified changes, 4 are drafting only and 4 are unclear. The verified changes net about +$130,000 as backup for change order requests.

Bid set Mar 13, 2026 vs. IFC set Oct 16, 2026Silver Ford Commons, Bldgs A and B, 64 unitsStipulated sum, AIA A101/A201-2017Prepared Nov 5, 2026

Summary

Exterior · E-01

Building B north end wall changed from fiber-cement siding to brick

The change appears only on elevation A-202 Rev 2 (p. 17). Section 07 46 46 and wall section A-302 in the IFC set still call for fiber-cement lap siding, and no brick ledge or relieving angle is detailed. 1,840 SF of wall, est. +$45,320.

Submit an RFI on the governing cladding before releasing brick.

The brick support is a structural design question for the engineer of record (licensed PE), including which TMS 402 edition governs. This review does not size it.

Doors and hardware · D-01, D-02

14 openings changed function with no change on the plans

Per hardware schedule Rev 2, 12 doors to storage, bike, trash, laundry and electrical rooms now get electric strikes for card access, and both main entries get low-energy power operators. Floor plans are unchanged. Together +$33,000.

Coordinate access control with the electrical subcontractor (Division 28).

Kitchens · K-01

New kitchen layout in unit A2 affects all 18 units

Enlarged unit plan A-403 Rev 2 (p. 35) shows an L-shaped kitchen where the bid set had a one-wall layout, with sink and dishwasher moved to the return. At 1/8" floor plan scale the kitchens look the same. Est. +$54,000 including plumbing rough-in.

Hold the casework release until the layout is confirmed.

Differences by area

Pick an area and a status. Click an item to see the excerpts from both sets side by side, with source, assessment and cost impact. The overlay shows the bid set dashed and the IFC set solid. Unclear items stay out of the totals until you include them.

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    Sources and method

    Sources

    • Bid_Set_A-Sheets_2026-03-13.pdfArchitectural sheets, bid set36 sheets
    • Bid_Set_Project_Manual.pdfProject manual, Divisions 00–14, bid set386 pages
    • Bid_Set_Door_Hardware_Schedule.pdfDoor schedule and hardware sets, Section 08 71 00, bid set112 openings
    • IFC_Set_A-Sheets_2026-10-16.pdfArchitectural sheets, issued for construction, incl. 5 new sheets41 sheets
    • IFC_Project_Manual.pdfProject manual, Divisions 00–14, IFC set402 pages
    • IFC_Door_Hardware_Schedule_Rev2.xlsxDoor and hardware schedule, Revision 2112 rows
    • Owner-Contractor_Agreement_A101-A201.pdfAIA A101-2017 and A201-2017 with supplementary conditions and the unit price exhibit74 pages
    • Bid_Estimate_Silver_Ford_Commons.xlsxOur bid estimate, used where no unit price exists9 tabs

    Method

    1. Sheets in the two sets were paired by sheet number. The IFC set adds 5 sheets (reflected ceiling plans and details), which were compared with the matching information in the bid set.
    2. Geometry and text differences were extracted for every sheet pair, for all 112 openings in the door hardware schedule and for each finish and product paragraph in the project manual.
    3. Each difference was checked against the other documents: plan, elevation, section, enlarged unit plan, schedule and specification. Verified change: changed content that is unambiguous. Drafting only: new drafting standard, numbering or wording with no change in content. Unclear: the IFC documents contradict each other.
    4. Cost impact = quantity × price delta, using the unit prices in the agreement first and the bid estimate where no unit price exists.
    5. Items were totaled by area and for the project.

    Assumptions and limitations

    • Under A201-2017 Article 7, a change in the Work is made by Change Order, Construction Change Directive or, for minor changes, an order by the Architect. Reissued drawings do not by themselves adjust the Contract Sum, so each verified change with a cost is priced as a change order request (COR). Notice periods for claims in Article 15 apply.
    • Conflicts within the IFC set are reported to the Architect as RFIs under § 3.2.2 rather than resolved here.
    • Amounts are direct-cost estimates before markup for overhead, fee and bond per the agreement. Deducts use the same prices. Schedule impact is not assessed.
    • Unclear items count toward the totals only when included.
    • The brick veneer support (E-01) and the threshold at the rated unit entry doors (D-03) are not designed or checked here. They are for the structural engineer of record (licensed PE) and the fire protection engineer.
    • Prices from the bid estimate are estimating assumptions not checked against current market pricing. The estimator should confirm them before a COR is submitted.
    • Structural, MEP and civil sheets were not compared. Coordination with other trades is flagged where needed but not checked.