Vernier Bid Package — Westside Medical Office Building

Vernier AI · Mode A · Full Bid Package

Westside Medical Office Building

Complete Electrical Systems · New Construction · 24,000 SF · Olympia, WA 98501

Full Bid

Owner

Cascadia Health Properties LLC

General Contractor

Summit Construction Co.

Drawings Reference

100% CDs — Addendum 4 incl.

Bid Date

April 30, 2026 · 2:00 PM PT

Prevailing Wage

Yes — WA L&I rates included

Design-Build Element

Yes — EV charging design assist

Vernier Run Date

April 15, 2026 · 14:32 PT

Tokens Used

1,142,800

Bid Posture

STANDARD

Medical office construction is relationship-driven in this market. Three to four qualified bidders expected. Your self-perform advantage is $38,400 — that's your actual edge. Price to capture it, not to match the lowest bidder.

Self-Perform Advantage

+$38,400

Cost savings vs. a GC who subs your scope entirely. Includes direct labor efficiency, no sub markup, and single-point accountability on coordination. This number belongs in your cover letter.

Design-Build Scope

EV Charging

Owner has not finalized EV charging layout. Included design-assist service in Platinum tier — 24 Level 2 station rough-in based on current IEV-100 series drawings. Confirm with owner before Gold/Silver award.

Tiered Bid Proposals Click tier to expand

⭐ Platinum

Turnkey Zero-Risk

Complete scope · Owner-managed risk · Extended warranty

$512,400

Complete electrical systems for Westside Medical Office Building including all work shown on Drawings E-100 through E-412 and as specified in Division 26. Platinum tier includes extended warranty, owner-directed change buffer, dedicated project manager with direct owner contact, design-assist services for EV charging layout, and owner dashboard access for real-time project status. All risk items quantified in the risk register are carried within this price — owner has no exposure to cost escalation on items noted.

Extended 3-year workmanship warranty on all installed systems
Dedicated PM — direct owner cell and email, 2-hour response guarantee
$24,000 owner-directed change buffer included — unused portion credited at project close
EV charging design-assist service: layout optimization for 24 Level 2 stations, load study, utility coordination
All permits, inspection fees, and utility interconnect fees included
Weekly owner progress reports with photo documentation
Commissioning and owner training on all installed control systems
All items in the risk register carried within Platinum price — no change orders on listed items

⬡ Gold — Primary Bid

Full-Scope Managed

Complete scope · Standard industry terms · Target margin

$481,200

Complete electrical systems per 100% Construction Documents and Addendum 4. Full scope as documented including main service entrance, power distribution, lighting and controls, fire alarm, nurse call rough-in, site lighting, EV charging rough-in (24 circuits per current IEV-100 drawings), and all associated permits and inspections. Standard 1-year workmanship warranty. WA L&I prevailing wage rates effective April 2026 included.

Main electrical service: 2,000A 480/277V 3Ø switchboard, utility company coordination included
Power distribution: 7 panelboards (3 × 480V, 4 × 208/120V), all feeders and branch circuits
Lighting systems: interior LED per schedule, Lutron dimming and occupancy sensors, daylight harvest zones
Emergency lighting: 90-minute battery backup per NFPA 101 occupancy requirements
Fire alarm: addressable system, Notifier FACP per FA-001 riser diagram
Nurse call: Rauland Responder 5 rough-in per NC-100 series drawings (equipment by owner)
Site lighting: 14 LED pole fixtures, building-mounted security lighting per E-300 series
EV charging: 24 circuits, Level 2 capable, panel capacity per IEV-100 (EVSE by owner)
All permits and inspections; WA prevailing wage certified payroll included

Key Exclusions

EVSE charging station equipment — owner-furnished, contractor-installed only

Generator and ATS — by owner's equipment vendor per E-500 series (install included if GC-directed)

Low-voltage data, telecom, AV, and security systems — by separate Division 27 contractor

HVAC controls and DDC wiring — by mechanical contractor per Division 23

◇ Silver

Scoped & Priced

Tight scope · Owner carries defined risk items · Lowest price

$458,900

Same base scope as Gold tier with the following scope modifications and risk reallocations. Silver is appropriate when the owner has reviewed and accepted the exclusion list below and is prepared to manage those risk items directly or through the GC.

All base electrical scope identical to Gold tier
Standard 1-year workmanship warranty
Weekly progress reports (email summary, no photo package)

Silver-Specific Exclusions (in addition to Gold exclusions)

Owner-directed change buffer excluded — all owner-directed changes priced as change orders

EV charging design-assist excluded — assumes current IEV-100 drawings are final, no design changes

Soil conditions assumed normal per geotech report — rock, contaminated soil, or dewatering are change order events

Existing utility relocation (if required by utility) — on utility's schedule, not contractor's

Line-Item Estimate — Gold Tier Basis Platt.com pricing · NECA units · PW included

#	Description	Qty	Unit	Unit Cost	Material	Labor	Total
1	Main service entrance — 2,000A switchboard, 480/277V 3Ø, Square D I-Line	1	LS	—	$38,400	$12,800	$51,200
2	480V panelboards (3 units) — MDP, DP-1, DP-2	3	EA	$4,200	$12,600	$5,400	$18,000
3	208/120V panelboards (4 units) — LP-1 through LP-4	4	EA	$2,800	$11,200	$4,800	$16,000
4	480V feeders — conduit and wire, MDP to sub-panels	1,240	LF	$18.40	$14,800	$7,816	$22,816
5	Branch circuit wiring — 20A circuits, offices and exam rooms	4,800	LF	$1.82	$5,616	$3,120	$8,736
6	EMT conduit — 1" to 4", above ceiling rough-in	6,200	LF	$4.40	$14,880	$12,400	$27,280
7	Underground conduit — PVC Schedule 40, 4" service lateral	280	LF	$6.20	$1,736	$5,040	$6,776
8	Interior LED lighting fixtures — offices, corridors, exam (per schedule)	186	EA	$310	$57,660	$18,600	$76,260
9	Lighting controls — Lutron Vive wireless dimming + occupancy sensors	1	LS	—	$18,400	$6,200	$24,600
10	Emergency/exit lighting — battery backup units + exit signs	42	EA	$280	$8,400	$3,360	$11,760
11	Fire alarm system — Notifier FACP, addressable, complete	1	LS	—	$28,600	$14,800	$43,400
12	Nurse call rough-in — Rauland Responder 5, conduit and wire	1	LS	—	$4,200	$6,800	$11,000
13	Site lighting — 14 LED pole fixtures, 30' poles, footings	14	EA	$1,840	$25,760	$11,200	$36,960
14	EV charging rough-in — 24 circuits, 50A 240V each, panel capacity	24	CKT	$680	$8,640	$7,680	$16,320
15	Devices — outlets, switches, data boxes (install only, devices by owner)	320	EA	$12	$3,840	$6,400	$10,240
16	Grounding and bonding — complete per NEC Article 250	1	LS	—	$2,800	$3,200	$6,000
17	Temporary power — construction, per OSHA requirements	1	LS	—	$1,200	$2,400	$3,600
18	Permits and inspection fees — City of Olympia electrical	1	LS	—	$4,800	$1,200	$6,000
19	Prevailing wage burden — PW rate delta from open shop (per L&I)	1	LS	—	—	$48,200	$48,200
20	Overhead and profit — 19.8% on direct costs	1	LS	—	—	—	$75,752
GOLD TIER TOTAL BID					$263,332	$182,216	$481,200

Bill of Materials — Major Items Platt.com April 2026

Item / Description	Manufacturer / Model	Qty	Unit	Unit Price	Extended	Source
Main switchboard	Square D Model 6 — 2,000A 480/277V 3Ø	1	EA	$28,400	$28,400	Platt.com
480V panelboard — MDP	Square D NQ 400A MLO 42-circuit	1	EA	$4,840	$4,840	Platt.com
208V panelboard — LP series	Square D QO 200A MLO 42-circuit	4	EA	$2,180	$8,720	Platt.com
4" PVC Schedule 40 conduit	Cantex — 10' lengths	28	STK	$84	$2,352	Platt.com
1" EMT conduit	Allied — 10' lengths	360	STK	$14.20	$5,112	Platt.com
12 AWG THHN wire	Southwire — 500' spools	24	SPL	$142	$3,408	Platt.com
4/0 AWG XHHW feeder cable	Southwire — 500' reels	6	REL	$1,840	$11,040	Platt.com
LED troffer 2×4 (office)	Lithonia RT5 Series — 3500K 50W	128	EA	$186	$23,808	Platt.com
LED downlight (exam rooms)	Lithonia CPANL 4" 2700K medical grade	58	EA	$224	$12,992	Platt.com
Occupancy sensors	Lutron LXNCS-1PS — ceiling mount	84	EA	$88	$7,392	Platt.com
Fire alarm panel — FACP	Honeywell Notifier NFS2-3030	1	EA	$6,400	$6,400	Viking Supply
Addressable smoke detectors	Notifier FSP-951 — photo + thermal	64	EA	$84	$5,376	Viking Supply
LED area light — site	Lithonia DSXW2 LED 90W 5000K	14	EA	$640	$8,960	Platt.com
Steel poles 30' direct burial	Valmont — 4" shaft, bronze finish	14	EA	$680	$9,520	Graybar
50A 240V EV circuit breakers	Square D QO 50A 2-pole plug-in	24	EA	$48	$1,152	Platt.com

Construction Schedule Matrix 21-week total duration · WA prevailing wage crew

Ph.	Trade Scope	Start	Duration	Milestone	Crew / Notes
1	Site underground — service lateral, site lighting conduit, EV conduit stub-outs	Week 1	3 weeks	Underground complete	2 JW + 1 App · Coordinate with civil for trench opens
2	Slab in-slab conduit — medical gas conduit, in-slab branch circuit conduit	Week 3	2 weeks	Pre-pour inspection	2 JW · Coordinate with structural for slab pour schedule
3	Gear installation — switchboard, MDP, LP-series panels, pull sections	Week 5	2 weeks	Gear set	Foreman + 2 JW · Requires permanent power from utility
4	Above-ceiling rough-in — all EMT, junction boxes, fixture hangers	Week 6	6 weeks	Rough-in complete	Foreman + 4 JW + 2 App · Coordinate ceiling height with structural
5	Feeder installation — all 480V and 208V feeders pulled and terminated	Week 10	2 weeks	Feeders energized	Foreman + 3 JW · Requires switchboard set and utility service
6	Fire alarm — FACP install, detector mounting, wiring, loop programming	Week 12	3 weeks	Fire alarm test	FA specialist + 1 JW · Coordinate with AHJ for pre-test walk
7	Trim-out — fixtures, devices, cover plates, panel directory, labeling	Week 16	3 weeks	Trim complete	2 JW + 2 App · Coordinate with paint and flooring completions
8	Testing, commissioning, and punchlist — all systems, load testing, lighting controls	Week 19	2 weeks	Certificate of occupancy	Foreman + 2 JW · All subs coordinate for CO inspection

Risk Register 6 items identified

HIGH

Utility service timing — Puget Sound Energy (PSE) lead time

PSE lead times for new 2,000A commercial services are currently running 14–18 weeks from application. If NTP is not issued and utility application filed within 2 weeks of award, the gear installation phase (Phase 3) will be delayed, pushing the entire schedule right.

→ Mitigation: File utility application within 72 hours of NTP. GC to expedite building permit to allow temporary power by Week 4.

MED

EV charging layout not finalized — scope clarification needed

Current IEV-100 drawings show 24 EV circuits but the owner has indicated the layout may change to accommodate accessible parking redistribution. Any change to the EV circuit count or panel sizing after permit application is a change order event.

→ Mitigation: Request written owner confirmation of final EV count before permit application. Platinum tier includes design-assist to resolve this prior to drawing submission.

MED

Nurse call system selection — Rauland vs. alternate

Specifications call for Rauland Responder 5 but owner is evaluating a competitive system. Rough-in conduit locations are identical; however, device types and wire counts differ. If owner changes system selection, a change order will be required for wire count adjustment.

→ Mitigation: Price rough-in only; confirm owner's final system selection before wire pull begins in Phase 4.

MED

Prevailing wage rate adjustment — L&I July 2026 update

WA L&I typically publishes updated prevailing wage rates in July. If project award occurs before July and construction extends past September, a portion of the work will fall under higher rates. Estimated exposure: $4,200–$8,400 depending on crew hours remaining at rate change date.

→ Mitigation: Escalation clause requested in subcontract. Platinum tier includes this contingency; Gold and Silver do not.

LOW

Material escalation — LED fixture lead times

Current Lithonia RT5 lead times are 6–8 weeks. Prices valid as of April 2026. This proposal is valid for 60 days. If award is delayed beyond June 30, fixture pricing may require updating.

→ Mitigation: Place fixture order at award regardless of NTP date to lock pricing and reserve allocation.

LOW

Existing utility stub location — pending as-built verification

Site plan shows existing 4" conduit stub from adjacent parcel. As-built location has not been field-verified. If stub is not in location shown, underground Phase 1 will require rerouting (est. $2,800–$6,400).

→ Mitigation: Pothole and verify stub location within 2 weeks of NTP before underground work begins.

Walk-Away Conditions This bid is withdrawn if any condition is triggered

Owner requires a single lump-sum price with no tier options and no scope exclusion language permitted in the contract — this scope cannot be responsibly priced as a single number without documented assumptions.

Owner requires commencement of work without a signed contract and confirmed notice-to-proceed — verbal authorizations are not accepted under any conditions.

GC requires a payment terms structure with retainage exceeding 10% or payment periods exceeding 35 days from invoice — cash flow on a prevailing wage project of this size cannot support longer payment cycles.

Final contract scope reduces the Gold tier total by more than 8% through value engineering without a corresponding scope reduction — this triggers a re-evaluation of margin viability and may require a revised submission.