Commercial Painter Bids: How to Compare Quotes and Scopes

If you manage constructions for a residing, you be trained at once that portray is not ever simply paint. It is get right of entry to, sequencing, warranties that need the teeth, and a scope that closes gaps formerly they come to be exchange orders. Whether you run services for a healthcare campus, supervise a retail portfolio, or wear the owner’s hat on a new workplace construct, advertisement painter bids can seem same first and foremost look. The satan sits inside the data, and it's the place the dollars cover.

I have sat on equally sides of the desk, as the estimator figuring labor and raise rentals after hours, and as the proprietor’s rep analyzing 3 proposals that each one claim to “paint walls two coats, popular prep.” Same phrases, wildly alternative cause. What follows is a sensible manner to evaluate prices and scopes so you can decide the precise advertisement painter on the appropriate rate and end with the development you supposed to have.

What a refreshing scope appears like

A smooth scope solutions extra questions than it increases, in simple language. It outlines exactly what surfaces are covered, what substrate circumstance is believed, how they'll be equipped, which merchandise might be utilized by organization and equipment, what number coats, and what this may take to get to the ones surfaces effectively. It need to also make time seen, no longer simply expense: phasing, after-hours paintings, healing occasions that influence re-occupancy, and the punch listing job.

A scope that asserts “paint all walls” will not be a scope. “Paint level 4 gypsum board walls in corridors one hundred and one to one hundred forty five to a uniform end simply by Sherwin-Williams ProMar 200 Zero VOC Eggshell, one primer, two end coats, colour by way of owner, current wallcovering removing excluded, minor floor spackling integrated (dings and nail pops), patching larger than 12 inches priced as unit expense upload” is the start of a scope. Long, yes, but there may be much less to fight approximately later.

Commercial portray seriously is not the similar animal as residential repainting. A residential painter operating in a three-bedroom house does not need to coordinate with sprinkler impairments or an infection manage risk exams. Commercial painters do, and the bids should end up they keep in mind those constraints.

Walk the website online with intent

If you are taking handiest one tip, make it this: require a domain walk with each and every bidding painter and do it with the similar user out of your workforce every time. Emails never change the texture of a breezeway wind on a 40-foot growth or the noise of a tenant that shouldn't tolerate a sander at 10 a.m. A first rate walk catches the things that separate a tight bid from an constructive range: chalking EIFS that needs a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor elevate vain in 3 key bays.

Bring a flashlight and a scraper. Scrape a flaking spot to the substrate. If the prior paint lifts like potato peels, full removing or an encapsulating primer is in play. When bidders see you experiment, they scope as a consequence. Ask to peer enlargement joints, parapet caps, and the transition from ancient to new additions. Every transition is a risk element for adhesion or colour mismatch.

I as soon as walked a 180,000-sq.-foot warehouse with three estimators. Two priced it at roughly $1.30 consistent with sq. foot. The third changed into toward $1.ninety. He changed into the in simple terms person who spotted forklift nicks and oil mist around the loading domain, then budgeted degreasing, flooring coverage, and a urethane topcoat in a 12,000-sq.-foot sector. The first two may have come to come back with exchange orders the primary week. The prime variety turned into the honest number.

Align the drawings, the narrative, and reality

Construction bid applications in some cases consist of a conclude schedule, paint legend, and specs that do not event the genuine spaces. Maybe the TI converted all through worth engineering. Maybe a tenant additional a feature wall after the permit set. You desire consistency among the drawings, the spec e-book, and the realities on website online. If the spec requires eggshell in all corridors but the end agenda exhibits semi-gloss at Level 1 for some hearth-rated doorways, the painter’s wide variety will reflect which report they figure out to have faith. Clarify it earlier they rate it.

Ask every one bidder to surface conflicts they realize. The ones who recognize gaps, then charge an allowance or alternate, most commonly organize possibility better in the subject. The bid that shrugs and “incorporates favourite” customarily expects you to pay for the mismatch later.

Understand who's providing what

Lift equipment, dumpsters and hauling, preservation for equipment and floors, covering and elimination of transfer plates, hardware reinstallation, shutters and signage removal, caulking at distinct supplies, crack upkeep, sealant and paint at hollow metallic frames, even small drywall patches and texture blends, all of those dwell somewhere. If they're not inside the painter’s variety, they are nevertheless on your funds. The query is whether they're going to educate up as a further later.

Exterior projects bring a second layer of logistics. Who will pay for site visitors manage on a hectic retail pad web page, or for evening safety round lifts? If a business painter’s bid does now not call out let expenses for sidewalk closures or the fireplace watch necessary when painting a stair tower, imagine it just isn't incorporated.

On interiors, containment and damaging air most of the time depend extra than the paint itself. In healthcare or clear manufacturing, ask for the irritation manage plan and equipment record, no longer only a sentence that announces “ICRA by means of painter.” You want to peer tack mats, zipper doors, HEPA air scrubbers with rated CFM, everyday cleansing, and waste coping with ways. There is a true charge to doing that work appropriately. If one bid is a lot diminish, and so they wave away containment, that is not very financial savings, it truly is possibility.

Prep, prep, and extra prep

Painters love to talk approximately merchandise, yet guidance makes the end. Compare the prep descriptions line via line. Light scuff and spot preferable, complete sand to degloss, TSP wash for kitchens, solvent wipe for steel railings, wire brush and rust converter on corroded lintels, skim coat over heavy texture, moisture trying out for block walls in the past elastomeric, those will not be interchangeable. If your block wall effloresces each rainy season, a masonry conditioner or breathable procedure will prevent from blisters. If an older tuition has a number of lead paint layers below a latex topcoat, the real lead-nontoxic paintings practices remember extra than company names.

Exterior repainting has its own prep ladder. Pressure washing in PSI ranges that allows you to now not drive water in the back of siding, allowing exact dry time sooner than coating, taking away unfastened caulk and backer rod, re-caulking the usage of the appropriate sealant form and joint profile, scraping to sound edges, feather-sanding, spot-priming bare substrate, and sealing hairline cracks, all must always be spelled out. Vague words like “overall prep” more commonly suggest “we will do what matches the wide variety.”

If the painter shouldn't describe substrate tolerances for the formulation they endorse, move on. Reputable business painters can provide an explanation for why elastomeric over hairline stucco cracks requires a definite film construct, or why DTM on handrails may want to get a rust inhibitive primer beneath.

Coats, insurance, and color

One primer, two finish coats has was shorthand. It is not a rules. If your current colour is going to a darker colour, a exceptional single optimum and one conclude may well reach complete cover. If you're going from navy to off-white in a foyer with LED washes, two end coats over a tinted bonding primer will steer clear of shadowing. Ask every one bidder to country the range of coats and any conditions that might difference it. Look for language like “complete insurance plan to uniform coloration and sheen, minimum one most efficient and two end coats, up to 3 conclude coats integrated at no additional check when following the producer’s formula.” I actually have written that sentence extra than as soon as to keep away from arguing approximately whether a fourth pass is a loose touch-up or a alternate.

Color complexity also impacts money. Accent partitions, multi-color striping in faculties, trademarks, stencils, or company emblem concepts that require drawdowns and approvals, all add hard work past easy rolling. Metallics and deep bases probably desire greater dry time and careful staging. A bid that treats them like the other paint will either degrade fine or ask for a change order.

Product tactics and why they matter

Not all paints are created equal. On business painting, the method issues greater than the single product. A corporation’s manner is a proven mixture: primer, intermediate coat, and conclude designed for a substrate and environment. Ask bidders to endorse complete methods, no longer orphan merchandise. For instance:

• Interior workplace walls: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a published scrub rating above 2,000 cycles. If you clean scuff marks routinely, a higher resin load and tougher film save you dollars through the years.

• Exterior stucco close to the coast: alkali-resistant primer with a pH tolerance up to thirteen, then a breathable elastomeric conclude applied to a minimum dry film thickness specified by means of the manufacturer, so moisture can escape when rain remains out.

• Ferrous steel stair stringers: mechanical prep or SSPC-SP2/3 hand instrument cleansing, rust-inhibitive epoxy primer, then an acrylic urethane end for abrasion resistance.

The painter’s bid must always cite product lines and sheens, and ideally comprise technical knowledge sheets. If you spot usual “contractor grade” paint with no knowledge, you're comparing shadows.

Be wary with upsells. A two-component urethane on an office wall is overkill, but a one-area acrylic on a loading dock bollard is a false financial system. Match exposure and use to the precise procedure.

Scheduling, get entry to, and occupied spaces

The superb payment inside the world does now not support if the schedule is unworkable. On occupied business projects, the painter’s plan for get right of entry to and phasing is a make-or-spoil aspect.

If the work should take place after hours or weekends, the premium should be 10 to 30 percent based on market and period. Longer setup and teardown in short home windows drive rates. A bid that assumes sunlight hours work can also appearance attractive until the assets supervisor reminds you the call heart runs 7 a.m. to 7 p.m. without exceptions. Ask bidders to nation working hours, range of crews, and the day-after-day manufacturing they expect by way of domain. When you know a corridor is 4,000 rectangular ft and so they suggest two nights for first and 2nd coats adding dry time, that means a workforce measurement and speed you could possibly sanity investigate.

Access is in general underestimated. Interior prime work above stairs or in atriums requires a specific lift, and occasionally the building’s elevator is not going to handle it. If the painter needs to bring in a spider raise or decide elements for swing degree at the exterior, the bid ought to convey those expenses and lead times. If it doesn’t, these bucks will arrive later with a hurry charge.

On multi-tenant industrial structures, be expecting coordination time. Posting notices, dealing with filth and scent worries, sequencing suites to prevent egress clear, working around safety methods and card readers that is not going to be painted, all require more cognizance. If a painter has revel in in your quarter, they generally tend to expense that coordination, and it pays off in fewer headaches.

Safety, compliance, and insurance don't seem to be paperwork

A business painter’s safeguard list is a proxy for the way they perform under force. Request EMR (journey change fee), OSHA 300 logs for the earlier three years, and placement-actual safe practices plans. A painter with an EMR around 1.zero is regular; under it really is enhanced. If they can be working at peak or with swing levels, ask for fall coverage lessons facts and facts of equipped adult designation.

If your development has lead paint, a painter would have to grasp the ideal lead-nontoxic certifications and practice containment laws. Hospitals, labs, and colleges repeatedly add their own protocols, from ICRA to history checks. A painter used to residential repaints may not be soft in those environments, and their low bid will mirror that loss of rigor.

Insurance needs to in shape the assignment hazard: everyday legal responsibility limits, auto, umbrella, people’ comp, and, on increased tasks, toxins liability whilst due to solvent-structured items. Verify certificate and endorsements, now not only a one-page COI.

Warranties that mean something

Every painter presents a assurance. Few have substance. A one-year labor and subject matter guarantee is familiar for commercial painting. Three to five years could be feasible for external tactics while the substrate and prep are true. Read the exclusions. Normal wear and tear is truthful to exclude. Failure as a result of substrate moisture may be prevalent to exclude, until the painter verified and signed off that moisture stages were ideal. If you pay for moisture testing on CMU or stucco and the painter has documentation, you may have leverage.

Manufacturer warranties are ceaselessly misunderstood. They many times conceal product alternative, no longer labor, and most effective when the equipment was hooked up consistent with spec. If a painter supplies a 10-yr enterprise guaranty, ask for the guarantee sort and what the exertions assurance appears like. Also ask no matter if the mission will probably be inspected with the aid of the corporation’s rep, and even if that inspection is incorporated within the fee. Those inspections are worth it, quite on exterior envelope work.

Labor assumptions and productivity

When you study ample bids, you respect exertions math behind the scenes. If a painter expects to supply 1,200 to one,500 sq. toes in line with painter in line with day on rolling partitions with minimal obstructions, which is cost-effective in lots of advertisement interiors. Add doorways, millwork, and accent bands, the number drops. On outdoors stucco with elastomeric at 18 mils rainy movie, construction prices gradual once again. A bid that suggests heroic manufacturing could rely on reducing prep. Ask what number painters will likely be on website and the predicted length. Then fee even if their workforce measurement and days align along with your occupancy plan.

Unions and winning salary affect exertions burden. If your mission is public work, the painter have got to elevate fringe benefits and certified payroll. Compare apples to apples. A non-union bid on non-winning work will most of the time are available in cut down, however that alone isn't always a intent to prefer it. Skill, supervision, and safe practices way of life power results more than wage tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to give you handle without sandbagging the base bid. Alternates would possibly come with a better-grade finish in user-friendly parts, a extra long lasting coating in restrooms, night paintings charges, or a difference from brush-and-roll to spray-and-backroll on block. Unit quotes canopy unknowns: fee in step with linear foot of caulk elimination and replacement, according to rectangular foot of drywall skim coat beyond dings, per door and frame, according to stair tread, in keeping with linear foot of railing.

When you examine bids, listing alternates area via side and observe which ones topic to your assignment. A low base bid with dear alternates can payment greater than a upper base that already consists of what you desire. Unit rates guide decide scope holes all through creation without a struggle. If two painters have unit charges which are 0.5 and double every one different, respectively, ask how they derived them. The solutions will tell you who understood the work.

Comparing business and home painters on crossover jobs

There are instances while a residential painter is the exact have compatibility, even for a small industrial area. A boutique law place of work of two,500 rectangular feet with wide-spread hours and no atypical get right of entry to may possibly enjoy the finesse of a residential group used to tight trim and Jstomer hand-protecting. Conversely, a residential painter who does now not personal lifts, has no event with swing tiers, or lacks the insurance plan limits for a downtown facade may want to no longer reduce their enamel in your 8-tale external repaint.

In blended-use homes, you'll be able to many times straddle equally worlds. Residential painting knowledge helps in well-liked spaces wherein conclude caliber and contact-up sensitivity topic. Commercial trip is a must have in garages, stair towers, and retail shells the place sturdiness and agenda lift extra weight. The bids will replicate the ones strengths. Do no longer pressure a residential painter right into a advertisement project they may be now not installed to execute, or vice versa. The least expensive range becomes the most expensive lesson.

How to normalize bids prior to you pick

Before you pick a painter, convey the bids to a usual baseline. Create a quick addendum that clarifies ambiguities and send it to all bidders with a request to revise numbers handiest if the explanation adjustments scope. Clarify:

• Working hours, phasing, and get entry to constraints.
• Exact surfaces and amounts incorporated, with takeoff pages or marked plans.
• Product procedures with the aid of part, including primer, end, and sheen.
• Prep necessities and any substrate testing required.
• Responsibility for lifts, policy cover, containment, allows, and waste.
• Punch list manner, warranty size and circumstances.

With that addendum, one can see numbers tighten and excuses vanish. The bids that continue to be a long way aside normally mirror authentic differences in quality, hard work, or hazard pricing. Then that you would be able to make a selection centered on worth, now not thriller.

Beyond the number: supervision and communication

Two painters can use the related items and nonetheless ship various effect caused by supervision. Ask who the running foreman or superintendent will probably be for your job. Meet them. A powerful foreman can run two to 4 crews effectually, retain every day logs, set up punch proactively, and shield your tenant relationships. A vulnerable foreman turns a simple venture into a chaos of ladders and ignored spots.

Daily communique reduces remodel. A functional rhythm works: a morning fee-in to ascertain places and hours, an stop-of-day walk to observe development, worries, and what is masked or open. Ask painters to recommend their communique plan in writing, consisting of how they will document prep, wet film thickness while required, and colour approvals. If you goal for a repaint with minimal punch, get purchase-in that they're going to pale rooms horizontally and vertically for final touch-ups, now not simply glance at a wall at noon and call it amazing.

Numbers behind the paint: what drives cost

When you spot a range of 20 to 40 % between industrial painter rates, the following are the standard drivers:

• Prep intensity. Aggressive prep charges labor up front and saves screw ups later. Shallow prep makes a bid appear first-class and fails in a year.
• Access. The excellent carry and staging upload 1000s, in some cases tens of 1000's, to a bid. If one bidder misses it, they are no longer more cost effective, simply incomplete.
• After-hours premiums. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies with the aid of industry.
• Product collection. A top class acrylic or urethane fees greater according to gallon, but the gallon expense is mostly a smaller fraction of total than humans believe. Labor dominates. A $10 consistent with gallon change might shift the project by several hundred bucks, even as exertions assumptions swing inside the tens of hundreds and hundreds.
• Supervision and overhead. Better-managed enterprises price for subject leadership, safeguard, and bureaucracy. You pay for that, and also you many times get fewer complications.

Knowing these levers is helping you learn prior the lowest line and expect where a bid would change into extras.

A short anecdote: chasing the bargain

A regional workplace shopper once selected a painter who used to be 18 percentage cheaper than a higher bid on a forty,000-sq.-foot refresh across 3 flooring. Their wide variety assumed daylight get right of entry to, even though we had informed all bidders the floors may be partly occupied. Week one, the tenant raised the alarm approximately odors and noise. The painter stopped, repriced for nights, and asked for additional greenbacks to canopy carry rentals they had glossed over for two excessive atriums. The revised range? Four percent upper than the second-area bid. We misplaced two weeks and goodwill with the tenant. The lesson stuck: drive alignment on get right of entry to and logistics beforehand you award.

Practical crimson flags in business painter bids

You do no longer desire to be an specialist to identify issue. A few signs deserve extra questions:

• The bid contains “paint outside” devoid of naming substrates or rectangular photos.
• Product specs learn “tournament current,” with out system known.
• No point out of patching limits or unit expenses for extra maintenance.
• A time table promise that compresses remedy times unrealistically, incredibly for epoxies and urethanes.
• Insurance certificates that lists low commonly used liability limits or lacks endorsements required via your lender or landlord.

A painter who expects to win on a imprecise scope is playing a brief game. You favor individual inclined to write the undertaking into lifestyles.

Making apples-to-apples mild: a one-web page contrast worksheet

Creating a plain precis supports you present the decision to stakeholders. Build a one-page worksheet that lists both bidder throughout columns and the ensuing rows:

• Base bid volume and alternates with totals.
• Surfaces and quantities protected: walls, ceilings, doorways/frames, stair towers, outdoors elevations by using edge.
• Product platforms by using area and sheen levels.
• Prep scope highlights and exclusions.
• Access plan and kit: lifts, ranges, containment.
• Working hours and the calendar length.
• Warranty duration and prerequisites, such as brand involvement.
• Safety metrics and supervision plan.
• References for an identical paintings, with touch names.

Populate it from the proposals and your clarifying addendum. When you sit with your CFO or proprietor, you can actually have a obvious assessment that travels nicely throughout e mail threads and meetings.

Where residential trip fits in a business world

If you control a combined portfolio with the two residential and advertisement houses, possible occasionally wonder whether your pass-to residential painter can sort out a smaller advertisement portray project. The answer lives in constraints, not sq. photos. A five,000-rectangular-foot boutique retail buildout with tight millwork and branding usally experienced painter Beaverton benefits from the finesse of a residential team used to nice chopping and consumer walk-throughs. A five,000-sq.-foot network midsection health club with 28-foot walls and a wood flooring does now not; it rewards a business painter who owns lifts, is aware of how one can give protection to really expert floors, and may hit production costs correctly at peak. Choosing by way of journey profile, now not just via charge, protects schedule and end satisfactory.

Negotiating with out hollowing the scope

You can negotiate responsibly. If a fashionable painter lands relatively above funds, discuss approximately scope differences that don't injury performance. In workplaces, shifting two accessory shades to at least one, deciding upon a scrub-resistant mid-tier line as opposed to a top rate brand wherein site visitors is gentle, or shifting a stair tower to a separate section subsequent zone are straightforward levers. Do not ask them to shorten healing times, pass primer on marginal substrates, or curb movie thickness. That trades bucks now for screw ups later.

Request significance-engineer alternates: a distinct elastomeric with an identical breathability and warranty, a lift apartment strategy that mixes stages to diminish weeks of machine on website online, or a changed sequence that cuts mobilizations. A pro commercial painter will find discounts in logistics more traditionally than in gallons.

Closeout that sticks

A paint activity ends good when closeout is not really a scramble. Before paintings starts offevolved, agree on:

• Submittals: final shade agenda, product information, and SDS on file.
• Mockups: outline where and the way you'll approve hues and sheens in situ.
• Punch approach: one main punch through you and the architect if suited, one correction flow, and a very last reputation walk. Avoid death via a thousand micro-punches.
• O&M packet: assurance letters, touch-up procedures through quarter, and leftover labeled constituents saved in a explained situation.

When industrial painters recognize how you can actually judge luck, they target there. You reduce the gray facet, and the remaining 2 % of the job, which many times takes 20 p.c of the time, goes swifter.

The payoff of a effectively-compared bid

When you do the paintings to line up scopes and compare prices deeply, 3 strong things ensue. First, you spend check in which it topics: on prep, get admission to, and supervision that save you failures. Second, you shield your schedule and tenants, considering the fact that the plan fits actuality. Third, you create a in style that long term bids needs to meet, which raises the first-class of proposals you get hold of subsequent time. The cost to get there is just a few hours of structured website walks, a transparent addendum, and a disciplined contrast. The go back is measured in years of fresh partitions, sealed envelopes, and a quiet inbox.

Commercial painting is one of those trades where event leaves fingerprints. The very best bids examine like a map of your constructing. If you choose the painter who drew the clearest map, your challenge will really feel much less like a raffle and more like what it need to be, a effectively-managed preservation or capital benefit that serves the development and the folk inside it.

MBK Painting INC
11112 NW Crystal Creek Ln, Portland, OR 97229, United States
(503) 773-4957
https://mbkpainting.com/

MBK Painting is a residential and commercial painting company located at 11112 NW Crystal Creek Ln in Portland, Oregon. Matthew Krier, owner of MBK Painting, established the company in 2010 with over 25 years of painting experience dating to 1998. The business holds Oregon CCB License number 253176 and carries full bonding and insurance.

MBK Painting specializes in interior painting, exterior painting, and cabinet refinishing. The company performs commercial painting projects and pressure washing services. Color consultation is available for every project. MBK Painting uses eco-friendly, low-VOC paints and provides free quotes with 24-hour response time. A BBB A+ rating and a 5-star Yelp rating across 63 reviews confirm the company's track record.

MBK Painting serves Portland and the surrounding Washington County area, including Beaverton, Cedar Mill, and Lake Oswego. The service area extends to Cedar Hills, Oak Hills, Tigard, Bonny Slope, and Bethany across the Portland metropolitan region.

MBK Painting is located on NW Crystal Creek Lane in the Bethany neighborhood of unincorporated Washington County.
Located near NW Bethany Boulevard, the company sits on a main corridor through the Bethany community.

Bethany Village Centre shopping center is within walking distance of MBK Painting.
QFC grocery on NW Bethany Blvd is a short drive south.

US-26 (Sunset Highway) provides direct access from central Portland.
The Sunset Transit Center connecting to MAX Light Rail is approximately 4 miles east.

Bethany Creek Park and Rock Creek Trail are nearby for outdoor recreation.
Bonny Slope Park is within 2 miles.

Bethany Library, Cedar Mill Library, Jacob Wismer Elementary School, and Stoller Middle School are all within the surrounding neighborhood.

Residents of Cedar Mill, Bonny Slope, and Oak Hills reach MBK Painting within minutes.
Downtown Portland is approximately 10 miles southeast.

What services does MBK Painting offer?
MBK Painting offers interior painting, exterior painting, cabinet painting, commercial painting, pressure washing, and color consultation in the Portland metro area.

Where is MBK Painting located?
MBK Painting is located at 11112 NW Crystal Creek Ln in Portland, OR 97229, in the Bethany neighborhood of Washington County.

What are the hours of MBK Painting?
The hours of MBK Painting are Monday through Saturday 8:00 AM to 5:00 PM and Sunday 10:00 AM to 4:00 PM.

How much does house painting cost in Portland?
House painting costs in Portland vary by project size and scope. MBK Painting provides free, no-obligation quotes. Call (503) 773-4957.

Is MBK Painting licensed and insured?
Yes, MBK Painting is licensed under Oregon CCB License 253176 and is fully bonded and insured with a BBB A+ rating.

Does MBK Painting do cabinet painting?
Yes, MBK Painting does cabinet painting and refinishing to transform kitchen cabinets using specialized techniques and high-quality paints.

Why choose MBK Painting in Portland?
MBK Painting in Portland is owned by Matthew Krier with 25+ years of experience, holds a 5-star Yelp rating (63 reviews), a BBB A+ rating, and uses eco-friendly low-VOC paints.

Does MBK Painting serve Beaverton and Lake Oswego?
Yes, MBK Painting serves Beaverton, Lake Oswego, Cedar Mill, Cedar Hills, Oak Hills, Tigard, Bonny Slope, and Bethany across the Portland metro area.

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