Sample report
Overall risk score
Severe risk
Executive summary
Recommended action
Attorney review recommended before signing
Project address
4120 E Van Buren St
Trade
Electrical
GC
Northstar Builders
Owner
Copper Ridge Holdings
Contract amount
$485,000
Bid date
2026-05-29
Execution deadline
2026-06-20
Project type
Tenant improvement
Pay-if-paid or conditional payment language found
SeverePayment could be conditioned on the GC receiving funds from the owner, shifting owner nonpayment risk to the subcontractor.
Schedule, delay, or acceleration exposure found
SevereThe subcontractor may carry delay damages, no-damage-for-delay limits, or acceleration duties without matching compensation.
Proposal and exclusions are not clearly incorporated
HighIf the subcontract does not attach and prioritize the proposal, broad contract documents may supersede the exclusions that protected the bid.
Strict change-order or notice requirements found
HighLate notice or work performed before written authorization may waive payment or time extensions.
Backcharge or setoff rights need limits
HighBroad backcharge language can deduct costs without notice, cure opportunity, proof, or agreed rates.
Higher-priority categories deserve cleanup before execution.
Direct mismatches between excluded or limited bid items and subcontract obligations.
| Item | Bid position | Contract position | Conflict | Risk | Recommended clarification |
|---|---|---|---|---|---|
| Engineering or delegated design | Bid appears to exclude engineering, calculations, or delegated design. | Subcontract appears to require engineering or delegated design. | Professional design responsibility may be shifted without fee, schedule, or insurance basis. | Severe | Exclude delegated design unless specifically priced, insured, and listed with deliverables. |
| Overtime, premium time, or acceleration | Bid appears to exclude overtime, premium time, or acceleration. | Subcontract appears to require overtime, manpower increases, or acceleration. | Schedule recovery costs may be pushed to the subcontractor. | Severe | Clarify standard working hours and require written change order for acceleration, resequencing, weekend work, or premium time. |
| Permits and inspection fees | Bid appears to exclude permits, inspection fees, or third-party fees. | Subcontract appears to assign permits, inspections, licenses, or fees to the subcontractor. | Potential unpaid permit or inspection obligation. | High | State that permits, utility fees, and third-party inspection costs are excluded unless listed as an allowance or change order. |
| Temporary facilities and hoisting | Bid appears to exclude temporary facilities, dumpsters, lifts, scaffolding, storage, or hoisting. | Subcontract appears to assign temporary facilities or equipment obligations to the subcontractor. | Rental, equipment, logistics, and disposal costs may be unpriced. | High | List temporary facilities by responsible party and price any subcontractor-provided equipment separately. |
| Testing and inspections | Bid appears to exclude testing, inspections, or commissioning. | Subcontract appears to require testing, inspections, or commissioning. | Third-party and retest costs may be shifted to the subcontractor. | High | Identify who pays for required tests, inspections, failed tests, retests, and commissioning. |
| Sales tax, freight, storage, or escalation | Bid appears to exclude tax, freight, storage, or material escalation. | Subcontract appears silent, fixed-price, or inclusive of these costs. | Material and delivery exposure may be absorbed by the subcontractor. | High | State whether tax, freight, storage, and escalation are included, excluded, or carried as allowances. |
| Warranty duration | Bid appears to limit warranty or carry a standard one-year basis. | Subcontract appears to require a longer or broader warranty. | Warranty cost and callback exposure may exceed the priced basis. | Moderate | Align warranty duration, start date, exclusions, and manufacturer warranties before signing. |
Broad words that can turn unpriced work into subcontractor responsibility.
Hidden or vague obligation
Language: "no additional compensation"
Why it matters
This can block recovery for acceleration, resequencing, field directives, or work outside the priced basis.
Question to ask GC
Please confirm extra work, acceleration, and resequencing require a written change order.
Cost impact: High to severe
Hidden or vague obligation
Language: "reasonably inferable"
Why it matters
The GC may argue that unpriced items were foreseeable and included in the lump sum.
Question to ask GC
Please confirm that only specifically listed scope is included unless added by written change order.
Cost impact: Moderate to high
Hidden or vague obligation
Language: "complete and operational"
Why it matters
System language can pull in controls, supports, testing, startup, accessories, and coordination not listed in the bid.
Question to ask GC
Which exact system components, accessories, testing, and startup items are included in our scope?
Cost impact: Moderate to high
Hidden or vague obligation
Language: "per plans and specs"
Why it matters
Broad incorporation can override the subcontractor's narrower proposal and exclusions.
Question to ask GC
Do our proposal, inclusions, exclusions, and bid date control over conflicting drawings and specs?
Cost impact: Moderate to high
Hidden or vague obligation
Language: "all work required"
Why it matters
Open-ended wording can make the subcontractor responsible for unlisted work needed by other trades or the GC.
Question to ask GC
Please revise the scope to list included work and preserve our stated exclusions.
Cost impact: Moderate to high
Plain-language edits to request before signing.
State that permits, utility fees, and third-party inspection costs are excluded unless listed as an allowance or change order.
Exclude delegated design unless specifically priced, insured, and listed with deliverables.
Clarify standard working hours and require written change order for acceleration, resequencing, weekend work, or premium time.
List temporary facilities by responsible party and price any subcontractor-provided equipment separately.
Identify who pays for required tests, inspections, failed tests, retests, and commissioning.
State whether tax, freight, storage, and escalation are included, excluded, or carried as allowances.
Align warranty duration, start date, exclusions, and manufacturer warranties before signing.
Please confirm that only specifically listed scope is included unless added by written change order.
Which exact system components, accessories, testing, and startup items are included in our scope?
Do our proposal, inclusions, exclusions, and bid date control over conflicting drawings and specs?
Please revise the scope to list included work and preserve our stated exclusions.
Please confirm extra work, acceleration, and resequencing require a written change order.
Subcontractor's proposal dated [date] is incorporated into the subcontract and controls over conflicting scope language.
Subcontractor exclusions and clarifications are incorporated and shall not be superseded by general scope language.
Subcontractor is not responsible for work outside the specific scope listed in Exhibit A unless authorized by written change order.
Premium time, acceleration, resequencing, and overtime are excluded unless mutually agreed by written change order.
Existing condition repairs are excluded unless specifically listed in the subcontract scope.
Permits, testing, inspections, engineering, utility fees, and third-party costs are excluded unless specifically included.