Commercial Painter Bids: How to Compare Quotes and Scopes

If you set up buildings for a dwelling, you analyze briefly that portray is under no circumstances simply paint. It Get more info is get right of entry to, sequencing, warranties that desire the teeth, and a scope that closes gaps sooner than they turn out to be trade orders. Whether you run amenities for a healthcare campus, supervise a retail portfolio, or put on the proprietor’s hat on a brand new place of job construct, commercial painter bids can seem related at first glance. The satan sits inside the facts, and that's wherein the cash conceal.

I even have sat on the two aspects of the desk, as the estimator figuring exertions and raise leases after hours, and as the proprietor’s rep examining three proposals that each one claim to “paint partitions two coats, favourite prep.” Same words, wildly diversified cause. What follows is a realistic method to compare fees and scopes so you can choose the top advertisement painter at the top price and conclude with the construction you supposed to have.

What a refreshing scope seems like

A fresh scope solutions greater questions than it raises, in undeniable language. It outlines exactly what surfaces are incorporated, what substrate condition is assumed, how they are going to be equipped, which items might be utilized by enterprise and components, what number coats, and what it will take to get to the ones surfaces thoroughly. It ought to also make time visual, no longer just cost: phasing, after-hours paintings, cure occasions that affect re-occupancy, and the punch checklist process.

A scope that announces “paint all partitions” isn't really a scope. “Paint stage four gypsum board partitions in corridors one zero one to 145 to a uniform end simply by Sherwin-Williams ProMar 2 hundred Zero VOC Eggshell, one primer, two end coats, shade by way of proprietor, existing wallcovering elimination excluded, minor floor spackling protected (dings and nail pops), patching larger than 12 inches priced as unit price add” is the start of a scope. Long, convinced, yet there's less to struggle approximately later.

Commercial painting will not be the comparable animal as residential repainting. A residential painter running in a three-bed room dwelling does no longer need to coordinate with sprinkler impairments or irritation control danger tests. Commercial painters do, and the bids must turn out they take into account these constraints.

Walk the site with intent

If you're taking simply one tip, make it this: require a domain walk with each one bidding painter and do it with the identical particular person from your group on every occasion. Emails never exchange the texture of a breezeway wind on a 40-foot increase or the noise of a tenant that should not tolerate a sander at 10 a.m. A very good walk catches the matters that separate a good bid from an confident number: chalking EIFS that demands a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor lift vain in three key bays.

Bring a flashlight and a scraper. Scrape a flaking spot to the substrate. If the past paint lifts like potato peels, complete removal or an encapsulating primer is in play. When bidders see you experiment, they scope thus. Ask to determine enlargement joints, parapet caps, and the transition from ancient to new additions. Every transition is a chance point for adhesion or coloration mismatch.

I as soon as walked a a hundred and eighty,000-square-foot warehouse with 3 estimators. Two priced it at more or less $1.30 in step with sq. foot. The 1/3 used to be toward $1.ninety. He become the most effective person who spotted forklift nicks and oil mist around the loading edge, then budgeted degreasing, flooring insurance plan, and a urethane topcoat in a 12,000-square-foot zone. The first two may have come again with trade orders the primary week. The high quantity changed into the honest variety.

Align the drawings, the narrative, and reality

Construction bid applications every now and then embrace a conclude agenda, paint legend, and specs that don't event the definitely areas. Maybe the TI converted all through value engineering. Maybe a tenant brought a function wall after the permit set. You want consistency between the drawings, the spec booklet, and the realities on web site. If the spec demands eggshell in all corridors but the conclude agenda suggests semi-gloss at Level 1 for a few hearth-rated doors, the painter’s number will mirror which file they choose to have faith. Clarify it formerly they expense it.

Ask each and every bidder to surface conflicts they discover. The ones who well known gaps, then fee an allowance or alternate, probably manage threat higher within the field. The bid that shrugs and “contains well-liked” ordinarilly expects you to pay for the mismatch later.

Understand who is delivering what

Lift machinery, dumpsters and hauling, policy cover for package and floors, masking and elimination of change plates, hardware reinstallation, shutters and signage removal, caulking at dissimilar constituents, crack upkeep, sealant and paint at hole metallic frames, even small drywall patches and texture blends, all of these reside someplace. If they're not in the painter’s wide variety, they're still for your finances. The query is no matter if they'll teach up as an extra later.

Exterior projects carry a 2d layer of logistics. Who can pay for site visitors control on a hectic retail pad web page, or for nighttime safety round lifts? If a commercial painter’s bid does not name out enable quotes for sidewalk closures or the fireplace watch essential whilst portray a stair tower, suppose it seriously isn't integrated.

On interiors, containment and terrible air normally count number extra than the paint itself. In healthcare or sparkling manufacturing, ask for the irritation handle plan and equipment list, now not just a sentence that asserts “ICRA by way of painter.” You choose to determine tack mats, zipper doorways, HEPA air scrubbers with rated CFM, day to day cleaning, and waste managing processes. There is a real price to doing that work safely. If one bid is a whole lot lessen, and that they wave away containment, that seriously isn't discount rates, it's far risk.

Prep, prep, and greater prep

Painters love to talk about products, however preparation makes the conclude. Compare the prep descriptions line by way of line. Light scuff and notice preferable, complete sand to degloss, TSP wash for kitchens, solvent wipe for steel railings, twine brush and rust converter on corroded lintels, skim coat over heavy texture, moisture testing for block walls earlier than elastomeric, those are not interchangeable. If your block wall effloresces every wet season, a masonry conditioner or breathable components will save you from blisters. If an older institution has varied lead paint layers underneath a latex topcoat, the proper lead-protected work practices rely more than company names.

Exterior repainting has its own prep ladder. Pressure washing in PSI tiers in order to not pressure water behind siding, permitting excellent dry time formerly coating, eliminating free caulk and backer rod, re-caulking utilizing the excellent sealant form and joint profile, scraping to sound edges, feather-sanding, spot-priming naked substrate, and sealing hairline cracks, all needs to be spelled out. Vague words like “usual prep” basically mean “we will do what suits the quantity.”

If the painter won't be able to describe substrate tolerances for the machine they suggest, go on. Reputable commercial painters can give an explanation for why elastomeric over hairline stucco cracks requires a precise film construct, or why DTM on handrails ought to get a rust inhibitive primer below.

Coats, insurance plan, and color

One primer, two finish coats has was shorthand. It isn't really a legislations. If your existing colour is going to a darker colour, a quality unmarried high and one end may also obtain full cover. If you're going from military to off-white in a foyer with LED washes, two finish coats over a tinted bonding primer will restrict shadowing. Ask every bidder to state the wide variety of coats and any prerequisites which could trade it. Look for language like “complete policy cover to uniform coloration and sheen, minimal one most suitable and two finish coats, up to 3 end coats incorporated at no added value while following the manufacturer’s components.” I even have written that sentence greater than as soon as to hinder arguing about even if a fourth skip is a unfastened touch-up or a swap.

Color complexity also influences expense. Accent walls, multi-colour striping in colleges, trademarks, stencils, or corporate brand concepts that require drawdowns and approvals, all upload labor beyond user-friendly rolling. Metallics and deep bases quite often desire extra dry time and cautious staging. A bid that treats them like every other paint will both degrade good quality or ask for a switch order.

Product approaches and why they matter

Not all paints are created same. On advertisement portray, the equipment things extra than the single product. A brand’s machine is a verified aggregate: primer, intermediate coat, and conclude designed for a substrate and setting. Ask bidders to suggest full procedures, no longer orphan products. For example:

• Interior place of work partitions: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a printed scrub rating above 2,000 cycles. If you clear scuff marks almost always, a upper resin load and more difficult film save you cash over time.

• Exterior stucco close to the coast: alkali-resistant primer with a pH tolerance as much as thirteen, then a breathable elastomeric end carried out to a minimal dry film thickness exact by using the corporation, so moisture can escape while rain remains out.

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

The painter’s bid should cite product traces and sheens, and preferably encompass technical details sheets. If you see familiar “contractor grade” paint without a info, you are comparing shadows.

Be wary with upsells. A two-ingredient urethane on an office wall is overkill, but a one-part acrylic on a loading dock bollard is a false economic climate. Match publicity and use to the proper formula.

Scheduling, get admission to, and occupied spaces

The choicest fee in the international does not support if the schedule is unworkable. On occupied commercial tasks, the painter’s plan for access and phasing is a make-or-holiday detail.

If the work should manifest after hours or weekends, the top rate may also be 10 to 30 p.c depending on industry and duration. Longer setup and teardown in short windows pressure bills. A bid that assumes daylight hours work could seem gorgeous until the assets manager reminds you the decision heart runs 7 a.m. to 7 p.m. and not using a exceptions. Ask bidders to nation operating hours, quantity of crews, and the day by day creation they expect with the aid of sector. When you know a corridor is 4,000 sq. ft and that they suggest two nights for first and 2nd coats consisting of dry time, that means a team dimension and speed you may sanity fee.

Access is mainly underestimated. Interior prime paintings above stairs or in atriums calls for a specific elevate, and at times the building’s elevator won't be able to control it. If the painter wishes to bring in a spider elevate or decide on aspects for swing stage at the outdoors, the bid need to tutor these bills and lead times. If it doesn’t, the ones greenbacks will arrive later with a rush rate.

On multi-tenant industrial homes, anticipate coordination time. Posting notices, handling mud and odor issues, sequencing suites to avoid egress clean, operating round safety approaches and card readers that can not be painted, all require added interest. If a painter has expertise to your area, they have a tendency to rate that coordination, and it will pay off in fewer headaches.

Safety, compliance, and coverage should not paperwork

A industrial painter’s defense rfile is a proxy for how they operate less than rigidity. Request EMR (journey change cost), OSHA 300 logs for the beyond three years, and placement-explicit safe practices plans. A painter with an EMR around 1.0 is average; below it's stronger. If they're going to be running at peak or with swing phases, ask for fall defense guidance statistics and proof of ready man or women designation.

If your construction has lead paint, a painter have got to hang the exact lead-trustworthy certifications and comply with containment laws. Hospitals, labs, and faculties commonly add their very own protocols, from ICRA to historical past checks. A painter used to residential repaints may not be cosy in those environments, and their low bid will mirror that lack of rigor.

Insurance need to fit the venture risk: customary liability limits, vehicle, umbrella, worker's’ comp, and, on large initiatives, pollutants liability when the usage of solvent-established merchandise. Verify certificate and endorsements, no longer just a one-web page COI.

Warranties that mean something

Every painter affords a assurance. Few have substance. A one-yr hard work and subject matter warranty is typical for advertisement portray. Three to five years could also be likely for exterior approaches whilst the substrate and prep are right. Read the exclusions. Normal wear and tear is truthful to exclude. Failure as a result of substrate moisture is also overall to exclude, until the painter demonstrated and signed off that moisture levels have been acceptable. If you pay for moisture testing on CMU or stucco and the painter has documentation, you may have leverage.

Manufacturer warranties are most often misunderstood. They mostly cowl product replacement, not labor, and solely whilst the procedure was once mounted in step with spec. If a painter delivers a 10-12 months enterprise warranty, ask for the guaranty kind and what the exertions policy appears like. Also ask whether the mission may be inspected by using the enterprise’s rep, and regardless of whether that inspection is incorporated inside the charge. Those inspections are price it, specifically on outside envelope paintings.

Labor assumptions and productivity

When you learn enough bids, you determine labor math backstage. If a painter expects to produce 1,2 hundred to one,500 sq. ft according to painter in keeping with day on rolling walls with minimum obstructions, it is lifelike in lots of industrial interiors. Add doors, millwork, and accent bands, the number drops. On outside stucco with elastomeric at 18 mils moist film, construction prices sluggish lower back. A bid that implies heroic production can even have faith in chopping prep. Ask what number painters shall be on web page and the estimated period. Then inspect even if their staff length and days align together with your occupancy plan.

Unions and winning salary have an effect on exertions burden. If your task is public paintings, the painter would have to carry fringe advantages and authorized payroll. Compare apples to apples. A non-union bid on non-winning work will most likely are available lessen, but that on my own seriously is not a motive to pick it. Skill, supervision, and safeguard tradition pressure outcome more than wage tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to present you control without sandbagging the bottom bid. Alternates would consist of a higher-grade finish in straightforward spaces, a greater durable coating in restrooms, nighttime paintings premiums, or a change from brush-and-roll to spray-and-backroll on block. Unit charges hide unknowns: value according to linear foot of caulk elimination and replacement, in keeping with square foot of drywall skim coat past dings, in keeping with door and frame, in keeping with stair tread, in keeping with linear foot of railing.

When you evaluate bids, listing alternates part by way of part and word which ones count in your venture. A low base bid with luxurious alternates can charge greater than a larger base that already contains what you want. Unit expenses assist remedy scope holes in the course of production devoid of a fight. If two painters have unit costs which are half and double every single different, respectively, ask how they derived them. The solutions will tell you who understood the paintings.

Comparing industrial and home painters on crossover jobs

There are times when a residential painter is the appropriate match, even for a small commercial area. A boutique law workplace of 2,500 sq. ft with known hours and no atypical get right of entry to can also enjoy the finesse of a residential staff used to tight trim and purchaser hand-preserving. Conversely, a residential painter who does no longer own lifts, has no journey with swing ranges, or lacks the insurance plan limits for a downtown facade should always now not lower their tooth for your 8-tale outside repaint.

In combined-use buildings, one could as a rule straddle both worlds. Residential portray adventure supports in frequent areas wherein conclude high quality and contact-up sensitivity be counted. Commercial revel in is foremost in garages, stair towers, and retail shells in which toughness and schedule lift more weight. The bids will mirror the ones strengths. Do now not force a residential painter into a advertisement project they may be now not installation to execute, or vice versa. The most cost-effective variety will become the most costly lesson.

How to normalize bids before you pick

Before you make a selection a painter, convey the bids to a conventional baseline. Create a brief addendum that clarifies ambiguities and ship it to all bidders with a request to revise numbers simplest if the rationalization adjustments scope. Clarify:

• Working hours, phasing, and entry constraints.
• Exact surfaces and quantities blanketed, with takeoff pages or marked plans.
• Product platforms through part, such as primer, finish, and sheen.
• Prep criteria and any substrate testing required.
• Responsibility for lifts, safe practices, containment, lets in, and waste.
• Punch listing process, warranty duration and situations.

With that addendum, you will see numbers tighten and excuses vanish. The bids that remain a ways aside commonly mirror actual transformations in caliber, labor, or probability pricing. Then you may select based totally on worth, now not secret.

Beyond the wide variety: supervision and communication

Two painters can use the related products and nonetheless give the various outcomes as a consequence of supervision. Ask who the operating foreman or superintendent shall be in your process. Meet them. A good foreman can run two to 4 crews well, prevent day-after-day logs, set up punch proactively, and offer protection to your tenant relationships. A weak foreman turns a uncomplicated challenge right into a chaos of ladders and ignored spots.

Daily communication reduces remodel. A sensible rhythm works: a morning cost-in to ascertain locations and hours, an end-of-day stroll to note development, complications, and what is masked or open. Ask painters to endorse their conversation plan in writing, including how they are going to file prep, moist movie thickness while required, and coloration approvals. If you intention for a repaint with minimum punch, get buy-in that they can light rooms horizontally and vertically for ultimate contact-ups, not simply look at a wall at midday and get in touch with it top.

Numbers at the back of the paint: what drives cost

When you spot a ramification of 20 to forty % between advertisement painter charges, here are the same old drivers:

• Prep depth. Aggressive prep costs exertions up front and saves mess ups later. Shallow prep makes a bid appear first-rate and fails in a 12 months.
• Access. The appropriate carry and staging upload 1000s, mostly tens of lots, to a bid. If one bidder misses it, they are not more cost effective, just incomplete.
• After-hours charges. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies by means of marketplace.
• Product desire. A top rate acrylic or urethane rates greater consistent with gallon, but the gallon expense is mostly a smaller fraction of entire than human beings imagine. Labor dominates. A $10 according to gallon big difference may shift the task through just a few hundred bucks, whilst labor assumptions swing inside the tens of hundreds of thousands.
• Supervision and overhead. Better-managed organisations price for area control, safety, and documents. You pay for that, and you assuredly get fewer complications.

Knowing these levers supports you read previous the bottom line and expect wherein a bid might turn out to be extras.

A transient anecdote: chasing the bargain

A neighborhood place of business purchaser once selected a painter who changed into 18 p.c more affordable than the following bid on a 40,000-rectangular-foot refresh throughout three flooring. Their wide variety assumed daylight hours get entry to, even though we had informed all bidders the flooring would be partly occupied. Week one, the tenant raised the alarm about odors and noise. The painter stopped, repriced for nights, and asked for extra cash to disguise elevate leases they'd glossed over for two prime atriums. The revised variety? Four % larger than the second-region bid. We lost two weeks and goodwill with the tenant. The lesson stuck: power alignment on entry and logistics earlier you award.

Practical purple flags in business painter bids

You do no longer need to be an trained to spot difficulty. A few symptoms deserve added questions:

• The bid includes “paint outside” devoid of naming substrates or square footage.
• Product specs examine “suit present,” with no approach diagnosed.
• No mention of patching limits or unit quotes for added upkeep.
• A agenda promise that compresses healing instances unrealistically, highly for epoxies and urethanes.
• Insurance certificates that lists low established liability limits or lacks endorsements required via your lender or landlord.

A painter who expects to win on a obscure scope is playing a quick recreation. You desire individual inclined to write the task into existence.

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

Creating a user-friendly abstract supports you existing the selection to stakeholders. Build a one-page worksheet that lists each and every bidder throughout columns and right here rows:

• Base bid volume and alternates with totals.
• Surfaces and portions included: partitions, ceilings, doors/frames, stair towers, exterior elevations through edge.
• Product strategies by using discipline and sheen degrees.
• Prep scope highlights and exclusions.
• Access plan and gadget: lifts, stages, containment.
• Working hours and the calendar period.
• Warranty duration and prerequisites, inclusive of corporation involvement.
• Safety metrics and supervision plan.
• References for comparable work, with contact names.

Populate it from the proposals and your clarifying addendum. When you sit along with your CFO or proprietor, you'll be able to have a clear assessment that travels well throughout electronic mail threads and conferences.

Where residential feel matches in a advertisement world

If you cope with a combined portfolio with either residential and business residences, you can mostly surprise even if your pass-to residential painter can address a smaller business painting project. The answer lives in constraints, now not sq. footage. A 5,000-sq.-foot boutique retail buildout with tight millwork and branding broadly speaking merits from the finesse of a residential team used to superb cutting and Jstomer stroll-throughs. A 5,000-sq.-foot community core gym with 28-foot partitions and a wood floor does no longer; it rewards a advertisement painter who owns lifts, is familiar with how you can guard really good floors, and will hit creation quotes thoroughly at height. Choosing with the aid of journey profile, not simply by means of fee, protects schedule and finish excellent.

Negotiating with out hollowing the scope

You can negotiate responsibly. If a preferred painter lands a bit of above finances, speak about scope ameliorations that do not hurt functionality. In workplaces, transferring two accent colorations to one, determining a scrub-resistant mid-tier line in place of a top rate brand where visitors is mild, or moving a stair tower to a separate section subsequent zone are sincere levers. Do no longer ask them to shorten cure instances, bypass primer on marginal substrates, or minimize film thickness. That trades bucks now for mess ups later.

Request significance-engineer alternates: a completely different elastomeric with same breathability and guaranty, a boost apartment process that combines levels to diminish weeks of accessories on site, or a modified sequence that cuts mobilizations. A professional business painter will uncover mark downs in logistics extra in the main than in gallons.

Closeout that sticks

A paint process ends smartly when closeout will not be a scramble. Before work starts off, agree on:

• Submittals: ultimate coloration agenda, product archives, and SDS on report.
• Mockups: define where and the way you'll be able to approve shades and sheens in situ.
• Punch technique: one essential punch with the aid of you and the architect if desirable, one correction flow, and a final reputation walk. Avoid death by using a thousand micro-punches.
• O&M packet: guaranty letters, touch-up processes by space, and leftover labeled ingredients kept in a described vicinity.

When advertisement painters realize how you can still pass judgement on fulfillment, they purpose there. You curb the gray arena, and the ultimate 2 percentage of the process, which in most cases takes 20 p.c of the time, goes quicker.

The payoff of a properly-as compared bid

When you do the work to line up scopes and evaluate charges deeply, 3 properly issues appear. First, you spend payment the place it matters: on prep, entry, and supervision that evade screw ups. Second, you defend your schedule and tenants, in view that the plan suits actuality. Third, you create a elementary that future bids would have to meet, which increases the excellent of proposals you receive subsequent time. The rate to get there's a number of hours of dependent website walks, a clean addendum, and a disciplined contrast. The go back is measured in years of sparkling walls, sealed envelopes, and a quiet inbox.

Commercial portray is one of those trades wherein adventure leaves fingerprints. The correct bids study like a map of your development. If you decide the painter who drew the clearest map, your task will sense much less like of venture and more like what it deserve to be, a good-managed renovation or capital growth that serves the construction and the men and women internal 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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