A scope sheet is one page for one repair
Boards don't need a contractor who arrives with a number. They need a page they can put in the packet, vote on and hand to an owner who asks what the money is for. Every repair we propose, from a loose rail to a roof section, gets one.
Eight lines on every sheet
- 01
The item and where
A photo with the location marked on a plan or elevation.
- 02
Why now
What happens if the board waits a year, said plainly.
- 03
What we will do
The repair, the materials and the method.
- 04
What we won't
What is left out, so nobody assumes it is in.
- 05
Access and noise
How we reach the work, the hours, and what owners will hear.
- 06
Owner notice
A draft letter with dates, for your manager to send.
- 07
Price and what moves it
A fixed figure, and the conditions that could change it.
- 08
Warranty terms
The term, what it covers and what it excludes, in writing.
A sample sheet
The price line, line by line
This is an example for a three-unit building. Your sheet carries your own lines.
Rear porch guards, third floor
Replace six guard posts and the rails between them on the third-floor rear porch, painted to match.
- Remove six guard posts and the rails
- Set new pressure-treated posts through the deck framing
- New rails and balusters, primed and painted to match
- Flash and seal the post bases
- Staging, protection and clean-up
- Replacing the deck boards
- Permit fee, if required
fixed price
Fixed price, valid for 30 days. A permit, if the building department requires one, is billed at cost. Warranty term, coverage and exclusions are written on the sheet.
Questions about scope sheets
Who writes them?
Usha Narine, our estimator, writes each sheet after the walk-through and Novlette Mullings reads it before it goes out.
Can the board change a sheet?
Yes. Cross out a line, ask for an option, or split one sheet in two. We reissue it and the price follows.
What if the work turns out bigger?
We stop and write a change sheet with the new figure. Nothing is added to the work until the board signs it.
Do you hold sheets for later years?
Yes. Items the board defers stay on the calendar, with photos from the day we found them.
Ask for a blank scope sheet
We will send one so the board can read the form before the first visit.