Electrical subcontract bids, BP 26/28, Juniper Falls Assisted Living

Two bids for the electrical and fire alarm package on the 54-unit assisted living building on SH 872 are 2.0% apart. Once the qualifications and exclusions on pages 1–4 of the lower bid are priced, it comes out $118,360 higher.

2 bids, 21 pagesBid instructions and Exhibit C Scope Responsibility Matrix, 46 lines54 units, 3 stories plus basementGC Pinyon Ridge Builders, Inc.Juniper Falls, ColoradoPrepared Nov 6, 2026

Summary

Ranking

The low bid is $118,360 higher once its qualifications are priced

Tallgrass Electric is $35,000 (2.0%) lower as submitted. The escalation clause takes most of that, the change order labor rate flips the ranking, and the controls exclusion widens the gap. Comparable price with expected change order hours: $1,931,440 vs. Redtail's $1,813,080.

To confirm: whether the escalation clause on p. 3 holds against the firm-price requirement is a contract question for counsel licensed in Colorado.

Conflict, p. 2 vs. p. 4

Fire alarm is included, but controls are excluded

Tallgrass lists the fire alarm system as complete on p. 2 and excludes controls and low-voltage wiring on p. 4. Sheet FA-001 requires the fire alarm to close 38 fire/smoke dampers, shut down 4 air handlers, release 22 door holders, recall 2 elevators and transmit to the supervising station. Priced at $29,000.

To confirm: which statement governs is an interpretation question. Clarify it in writing with Tallgrass and have counsel review before award.

Change order labor rate

$112/hr against a $98/hr cap: the edge is gone after 333 hours

After escalation, Tallgrass is $5,320 below Redtail. At $16/hr above Redtail's $96/hr, that edge is gone after 333 change order hours. Three comparable projects used 760 to 1,150 hours.

To confirm: whether the bid instructions' cap governs over the rate in the bid is a contract question for counsel licensed in Colorado.

Qualifications, one at a time

Read the lower bid page by page. Each qualification shows the bid language next to the document it departs from, how it was priced and how the gap between the two bids moves. Change order hours and the escalation rate can be adjusted.

Applied to the $742,000 material line in Tallgrass's schedule of values, from bid date to material release

Gap, Tallgrass − Redtail, USD

Below the zero line Tallgrass is lower; above it Redtail is lower. Click a bar to read the qualification.

Tallgrass Electric bid, pp. 1–4

    Fire alarm interfaces

    The interfaces required by the sequence of operations matrix on sheet FA-001, and how each bid covers them.

      Included in the bidUnclear: caught by the controls exclusion

      Sources and method

      Sources

      • Tallgrass_Electric_Bid_BP26-28.pdfBid, Tallgrass Electric, LLC: cover letter, scope, commercial terms, exclusions9 pages
      • Redtail_Electrical_Bid_BP26-28_Rev1.pdfBid, Redtail Electrical Contractors, Inc., with schedule of values and labor rates12 pages
      • Subcontract_Bid_Instructions_BP26-28.pdfSubcontract bid instructions: 90-day validity, firm fixed price, T&M rate cap per Section 01 26 00; subcontract form AIA A401-201714 pages
      • Exhibit_C_Scope_Responsibility_Matrix.xlsxScope split between the GC and trade subcontractors for Divisions 23, 26 and 281 sheet, 46 lines
      • FA-001_Fire_Alarm_Riser_and_Sequence_Matrix.pdfFire alarm riser and sequence of operations matrix, Section 28 46 001 sheet
      • CO_Labor_History_3_Projects.xlsxElectrical change order labor hours on three completed senior living projects, 2022–20253 projects

      Method

      1. Both bids were read in full, 21 pages: cover letters, scope, commercial terms, exclusions and labor rates.
      2. Each statement was checked against the subcontract bid instructions, Exhibit C and sheet FA-001.
      3. Statements within the same bid were compared with each other. One conflict was found: fire alarm on p. 2 against the controls exclusion on p. 4.
      4. Excluded scope was priced at the amounts in Redtail's schedule of values. Escalation and change order labor were priced with the assumptions below.
      5. The qualifications were added in the order they appear in the bid, and the gap between the bids was recalculated after each step.

      Assumptions and limitations

      • Comparable price is the base bid plus priced qualifications plus expected change order hours times the bid's labor rate. The default 980 hours is the median of three completed comparable projects (760, 980 and 1,150 hours).
      • The 4.0% escalation on the $742,000 material line is an estimate for copper, conduit and switchgear between bid date and release. The GC's estimator should check it against current supplier quotes.
      • Excluded scope is priced at Redtail's amounts. Tallgrass's own pricing may differ; request a price from Tallgrass.
      • The interface counts come from sheet FA-001. The engineer of record should confirm the matrix is complete before the scope is clarified with Tallgrass, and the AHJ's approved fire alarm submittal governs.
      • How the qualifications hold up under the AIA A401-2017 subcontract and Colorado law has not been assessed. Counsel licensed in Colorado should review the escalation clause, the labor rate and the exclusion before award.
      • Bid validity has no price impact, but the bid expires Nov 27, 2026, before the planned subcontract award on Dec 14, 2026.
      • Summary figures use the default assumptions. The sliders change the tool only.
      • Technical quality, schedule, manpower, references and bonding capacity have not been reviewed.