Commercial Painter Bids: How to Compare Quotes and Scopes

If you arrange homes for a residing, you read quickly that painting is under no circumstances just paint. It is get admission to, sequencing, warranties that need enamel, and a scope that closes gaps before they emerge as switch orders. Whether you run facilities for a healthcare campus, supervise a retail portfolio, or put on the owner’s hat on a brand new workplace build, commercial painter bids can seem identical to start with glance. The satan sits within the important points, and that may be wherein the funds disguise.

I have sat on equally facets of the table, as the estimator figuring hard work and raise leases after hours, and as the owner’s rep studying 3 proposals that all declare to “paint walls two coats, popular prep.” Same words, wildly the various motive. What follows is a pragmatic way to compare costs and scopes so you can prefer the desirable advertisement painter at the properly fee and end with the development you supposed to have.

What a clear scope seems like

A sparkling scope answers extra questions than it raises, in plain language. It outlines precisely what surfaces are incorporated, what substrate condition is assumed, how they can be willing, which products will be used by organization and method, what number of coats, and what it can take to get to those surfaces thoroughly. It must always also make time visible, not just rate: phasing, after-hours paintings, remedy instances that influence re-occupancy, and the punch listing task.

A scope that says “paint all partitions” will never be a scope. “Paint degree four gypsum board walls in corridors one hundred and one to one hundred forty five to a uniform conclude by means of Sherwin-Williams ProMar two hundred Zero VOC Eggshell, one primer, two end coats, shade by proprietor, current wallcovering elimination excluded, minor floor spackling incorporated (dings and nail pops), patching large than 12 inches priced as unit fee add” is the start of a scope. Long, convinced, but there is much less to battle approximately later.

Commercial portray shouldn't be the similar animal as residential repainting. A residential painter working in a three-bed room dwelling house does now not want to coordinate with sprinkler impairments or infection control threat tests. Commercial painters do, and the bids have to show they remember those constraints.

Walk the website online with intent

If you are taking in simple terms one tip, make it this: require a website stroll with every one bidding painter and do it with the same individual from your crew whenever. Emails by no means substitute the texture of a breezeway wind on a forty-foot boom or the noise of a tenant that won't be able to tolerate a sander at 10 a.m. A useful stroll catches the matters that separate a good bid from an confident quantity: chalking EIFS that needs a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor elevate dead in 3 key bays.

Bring a flashlight and a scraper. Scrape a flaking spot to the substrate. If the previous paint lifts like potato peels, complete removal or an encapsulating primer is in play. When bidders see you test, they scope in this case. Ask to peer enlargement joints, parapet caps, and the transition from outdated to new additions. Every transition is a danger level for adhesion or shade mismatch.

I as soon as walked a one hundred eighty,000-square-foot warehouse with 3 estimators. Two priced it at roughly $1.30 in step with square foot. The 1/3 turned into in the direction of $1.ninety. He became the simply one who noticed forklift nicks and oil mist around the loading arena, then budgeted degreasing, ground coverage, and a urethane topcoat in a 12,000-rectangular-foot region. The first two would have come to come back with alternate orders the 1st week. The top quantity turned into the fair quantity.

Align the drawings, the narrative, and reality

Construction bid applications oftentimes come with a finish schedule, paint legend, and specifications that don't suit the surely areas. Maybe the TI replaced for the duration of importance engineering. Maybe a tenant further a function wall after the allow set. You need consistency among the drawings, the spec ebook, and the realities on website online. If the spec calls for eggshell in all corridors but the conclude agenda reveals semi-gloss residential painter at Level 1 for a few hearth-rated doorways, the painter’s wide variety will reflect which report they opt to trust. Clarify it sooner than they rate it.

Ask both bidder to surface conflicts they note. The ones who well known gaps, then worth an allowance or exchange, on the whole control menace better inside the area. The bid that shrugs and “comprises widely wide-spread” customarily expects you to pay for the mismatch later.

Understand who's delivering what

Lift system, dumpsters and hauling, maintenance for machine and ground, covering and removing of switch plates, hardware reinstallation, shutters and signage removing, caulking at diverse materials, crack upkeep, sealant and paint at hollow metallic frames, even small drywall patches and texture blends, all of these reside somewhere. If they are no longer within the painter’s variety, they're still to your budget. The question is regardless of whether they are going to educate up as yet another later.

Exterior initiatives deliver a second layer of logistics. Who pays for site visitors keep an eye on on a hectic retail pad website, or for night time safeguard round lifts? If a industrial painter’s bid does no longer call out allow fees for sidewalk closures or the fireplace watch considered necessary while painting a stair tower, anticipate it isn't really covered.

On interiors, containment and bad air repeatedly matter greater than the paint itself. In healthcare or clean production, ask for the an infection management plan and equipment list, no longer just a sentence that announces “ICRA via painter.” You want to see tack mats, zipper doorways, HEPA air scrubbers with rated CFM, on daily basis cleaning, and waste dealing with tools. There is a real money to doing that paintings correctly. If one bid is much lower, they usually wave away containment, that is not very mark downs, it's chance.

Prep, prep, and more prep

Painters love to speak about items, yet coaching makes the end. Compare the prep descriptions line through line. Light scuff and notice most efficient, 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 partitions ahead of elastomeric, those are not interchangeable. If your block wall effloresces each wet season, a masonry conditioner or breathable process will save you from blisters. If an older university has assorted lead paint layers less than a latex topcoat, the relevant lead-nontoxic paintings practices topic greater than manufacturer names.

Exterior repainting has its personal prep ladder. Pressure washing in PSI ranges so as to not drive water at the back of siding, enabling applicable dry time prior to coating, taking out unfastened caulk and backer rod, re-caulking as a result of the desirable sealant type and joint profile, scraping to sound edges, feather-sanding, spot-priming bare substrate, and sealing hairline cracks, all will have to be spelled out. Vague words like “everyday prep” aas a rule suggest “we can do what fits the variety.”

If the painter can't describe substrate tolerances for the formula they propose, flow on. Reputable commercial painters can give an explanation for why elastomeric over hairline stucco cracks calls for a confident film build, or why DTM on handrails ought to get a rust inhibitive primer under.

Coats, insurance plan, and color

One primer, two end coats has become shorthand. It is simply not a rules. If your present colour goes to a darker color, a satisfactory unmarried most well known and one finish could obtain full hide. If you are going from military to off-white in a lobby with LED washes, two finish coats over a tinted bonding primer will stay away from shadowing. Ask every single bidder to country the quantity of coats and any situations which may alternate it. Look for language like “complete policy cover to uniform colour and sheen, minimum one preferable and two finish coats, up to three conclude coats protected at no further settlement when following the manufacturer’s equipment.” I have written that sentence more than as soon as to keep arguing approximately even if a fourth pass is a unfastened touch-up or a modification.

Color complexity also impacts price. Accent partitions, multi-shade striping in faculties, trademarks, stencils, or corporate emblem standards that require drawdowns and approvals, all add exertions past practical rolling. Metallics and deep bases incessantly desire additional dry time and cautious staging. A bid that treats them like every other paint will either degrade nice or ask for a replace order.

Product approaches and why they matter

Not all paints are created identical. On commercial painting, the approach matters extra than the single product. A enterprise’s formulation is a proven mix: primer, intermediate coat, and finish designed for a substrate and atmosphere. Ask bidders to endorse full strategies, no longer orphan products. For example:

• Interior place of business partitions: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a released scrub score above 2,000 cycles. If you refreshing scuff marks quite often, a higher resin load and more difficult film save you payment over the years.

• Exterior stucco close the coast: alkali-resistant primer with a pH tolerance up to 13, then a breathable elastomeric conclude utilized to a minimal dry film thickness targeted by the corporation, so moisture can escape whilst rain stays out.

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

The painter’s bid needs to cite product strains and sheens, and ideally include technical details sheets. If you spot everyday “contractor grade” paint with out a archives, you might be comparing shadows.

Be careful with upsells. A two-component urethane on an administrative center wall is overkill, but a one-component acrylic on a loading dock bollard is a fake economic climate. Match exposure and use to the right device.

Scheduling, get right of entry to, and occupied spaces

The preferable rate within the global does now not help if the agenda is unworkable. On occupied advertisement tasks, the painter’s plan for get entry to and phasing is a make-or-destroy detail.

If the paintings needs to take place after hours or weekends, the top class might possibly be 10 to 30 p.c. depending on market and period. Longer setup and teardown in quick home windows force quotes. A bid that assumes daylight hours work might seem amazing until eventually the belongings manager reminds you the decision heart runs 7 a.m. to 7 p.m. with out exceptions. Ask bidders to kingdom operating hours, wide variety of crews, and the everyday construction they predict with the aid of domain. When you already know a hall is four,000 square feet and they recommend two nights for first and second coats including dry time, that implies a team length and pace you might sanity check.

Access is in most cases underestimated. Interior prime paintings above stairs or in atriums calls for a particular elevate, and often times the development’s elevator can not address it. If the painter desires to bring in a spider lift or choose points for swing stage on the exterior, the bid needs to prove the ones rates and lead times. If it doesn’t, these funds will arrive later with a hurry price.

On multi-tenant business buildings, are expecting coordination time. Posting notices, coping with mud and smell issues, sequencing suites to retain egress transparent, running around safeguard programs and card readers that are not able to be painted, all require extra consideration. If a painter has expertise on your quarter, they have a tendency to cost that coordination, and it will pay off in fewer headaches.

Safety, compliance, and insurance will not be paperwork

A commercial painter’s safety file is a proxy for how they function under rigidity. Request EMR (ride change expense), OSHA three hundred logs for the beyond three years, and placement-one-of-a-kind safe practices plans. A painter with an EMR round 1.zero is basic; under that is more desirable. If they are going to be running at height or with swing levels, ask for fall safe practices preparation data and facts of in a position man or women designation.

If your construction has lead paint, a painter need to continue the authentic lead-riskless certifications and stick with containment ideas. Hospitals, labs, and colleges aas a rule upload their own protocols, from ICRA to heritage tests. A painter used to residential repaints might not be completely satisfied in these environments, and their low bid will replicate that lack of rigor.

Insurance have to fit the undertaking probability: regularly occurring liability limits, vehicle, umbrella, laborers’ comp, and, on increased initiatives, air pollution liability whilst due to solvent-based totally items. Verify certificates and endorsements, no longer just a one-web page COI.

Warranties that mean something

Every painter offers a guarantee. Few have substance. A one-yr labor and fabric warranty is commonplace for industrial portray. Three to five years is perhaps one can for external systems when the substrate and prep are proper. Read the exclusions. Normal put on and tear is honest to exclude. Failure owing to substrate moisture also is established to exclude, until the painter proven and signed off that moisture levels were applicable. If you pay for moisture trying out on CMU or stucco and the painter has documentation, you have got leverage.

Manufacturer warranties are in the main misunderstood. They recurrently hide product alternative, not exertions, and purely whilst the machine turned into hooked up in keeping with spec. If a painter gives you a 10-year organization warranty, ask for the guaranty kind and what the labor insurance policy looks as if. Also ask regardless of whether the project will probably be inspected by using the company’s rep, and regardless of whether that inspection is protected in the worth. Those inspections are really worth it, distinctly on outdoors envelope work.

Labor assumptions and productivity

When you study adequate bids, you admire labor math backstage. If a painter expects to produce 1,two hundred to 1,500 sq. ft according to painter in keeping with day on rolling walls with minimum obstructions, it is life like in lots of advertisement interiors. Add doorways, millwork, and accessory bands, the quantity drops. On outdoors stucco with elastomeric at 18 mils wet movie, manufacturing quotes slow to come back. A bid that suggests heroic creation can also place confidence in chopping prep. Ask what number of painters should be on website and the envisioned period. Then take a look at regardless of whether their crew measurement and days align along with your occupancy plan.

Unions and triumphing wage impression exertions burden. If your assignment is public paintings, the painter have got to raise fringe blessings and licensed payroll. Compare apples to apples. A non-union bid on non-winning work will customarily are available diminish, however that by myself isn't always a explanation why to elect it. Skill, supervision, and protection way of life pressure outcome extra than salary tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to offer you manage with no sandbagging the base bid. Alternates would come with a top-grade conclude in regularly occurring regions, a extra long lasting coating in restrooms, night work rates, or a exchange from brush-and-roll to spray-and-backroll on block. Unit charges disguise unknowns: payment according to linear foot of caulk elimination and substitute, in step with sq. foot of drywall skim coat beyond dings, consistent with door and frame, in keeping with stair tread, in line with linear foot of railing.

When you compare bids, list alternates aspect by facet and notice which ones rely for your mission. A low base bid with pricey alternates can check greater than a top base that already entails what you want. Unit prices assist get to the bottom of scope holes at some point of development with no a struggle. If two painters have unit rates which are 1/2 and double every other, respectively, ask how they derived them. The solutions will tell you who understood the work.

Comparing industrial and residential painters on crossover jobs

There are instances while a residential painter is the exact fit, even for a small commercial house. A boutique legislations office of two,500 square ft with regularly occurring hours and no strange get right of entry to may additionally benefit from the finesse of a residential team used to tight trim and customer hand-maintaining. Conversely, a residential painter who does now not possess lifts, has no expertise with swing tiers, or lacks the insurance coverage limits for a downtown facade deserve to now not lower their teeth in your 8-story outdoors repaint.

In combined-use structures, you can still ordinarily straddle either worlds. Residential portray journey allows in popular locations where end high quality and touch-up sensitivity count. Commercial ride is necessary in garages, stair towers, and retail shells wherein sturdiness and time table bring extra weight. The bids will reflect the ones strengths. Do not drive a residential painter right into a commercial assignment they're not establish to execute, or vice versa. The least expensive quantity becomes the most costly lesson.

How to normalize bids prior to you pick

Before you go with a painter, bring the bids to a straight forward baseline. Create a brief addendum that clarifies ambiguities and send it to all bidders with a request to revise numbers purely if the clarification transformations scope. Clarify:

• Working hours, phasing, and get admission to constraints.
• Exact surfaces and amounts integrated, with takeoff pages or marked plans.
• Product strategies by area, adding primer, conclude, and sheen.
• Prep requirements and any substrate testing required.
• Responsibility for lifts, upkeep, containment, lets in, and waste.
• Punch list manner, guaranty duration and circumstances.

With that addendum, it is easy to see numbers tighten and excuses vanish. The bids that remain some distance aside ordinarily mirror authentic changes in quality, hard work, or possibility pricing. Then you'll be able to make a selection based mostly on cost, no longer thriller.

Beyond the range: supervision and communication

Two painters can use the same products and nonetheless give one of a kind outcomes due to supervision. Ask who the working foreman or superintendent will be for your task. Meet them. A strong foreman can run two to 4 crews readily, maintain every single day logs, organize punch proactively, and protect your tenant relationships. A susceptible foreman turns a truthful mission into a chaos of ladders and overlooked spots.

Daily conversation reduces transform. A hassle-free rhythm works: a morning verify-in to be certain areas and hours, an give up-of-day walk to word growth, themes, and what's masked or open. Ask painters to endorse their verbal exchange plan in writing, inclusive of how they're going to record prep, rainy movie thickness when required, and colour approvals. If you objective for a repaint with minimum punch, get buy-in that they will light rooms horizontally and vertically for last touch-ups, now not just glance at a wall at midday and contact it marvelous.

Numbers behind the paint: what drives cost

When you see a variety of 20 to 40 % between business painter costs, here are the usual drivers:

• Prep depth. Aggressive prep quotes hard work up entrance and saves mess ups later. Shallow prep makes a bid seem to be first-rate and fails in a 12 months.
• Access. The proper carry and staging upload thousands, infrequently tens of enormous quantities, to a bid. If one bidder misses it, they are now not inexpensive, just incomplete.
• After-hours rates. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies with the aid of market.
• Product resolution. A top rate acrylic or urethane rates more in step with gallon, but the gallon money is usually a smaller fraction of total than human beings believe. Labor dominates. A $10 according to gallon distinction could shift the undertaking by using about a hundred greenbacks, while exertions assumptions swing within the tens of hundreds and hundreds.
• Supervision and overhead. Better-managed establishments expense for subject management, safety, and office work. You pay for that, and also you more commonly get fewer complications.

Knowing those levers enables you examine past the base line and predict in which a bid would transform extras.

A quick anecdote: chasing the bargain

A regional place of job customer as soon as chose a painter who was 18 percent more cost-effective than a better bid on a forty,000-square-foot refresh across three floors. Their range assumed daytime get admission to, notwithstanding we had informed all bidders the flooring may be partially occupied. Week one, the tenant raised the alarm about odors and noise. The painter stopped, repriced for nights, and asked for extra greenbacks to disguise lift leases that they had glossed over for 2 top atriums. The revised number? Four p.c upper than the second-vicinity bid. We misplaced two weeks and goodwill with the tenant. The lesson caught: strength alignment on entry and logistics in the past you award.

Practical pink flags in advertisement painter bids

You do no longer desire to be an trained to spot hardship. A few indicators deserve extra questions:

• The bid contains “paint external” with out naming substrates or rectangular pictures.
• Product specs examine “suit existing,” with out a technique recognized.
• No mention of patching limits or unit charges for additional upkeep.
• A agenda promise that compresses cure instances unrealistically, principally for epoxies and urethanes.
• Insurance certificates that lists low wide-spread legal responsibility limits or lacks endorsements required with the aid of your lender or landlord.

A painter who expects to win on a imprecise scope is taking part in a brief activity. You wish human being willing to write the challenge into existence.

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

Creating a fundamental precis allows you current the choice to stakeholders. Build a one-page worksheet that lists every single bidder throughout columns and right here rows:

• Base bid volume and alternates with totals.
• Surfaces and amounts incorporated: partitions, ceilings, doors/frames, stair towers, external elevations by way of part.
• Product techniques through zone and sheen ranges.
• Prep scope highlights and exclusions.
• Access plan and tools: lifts, levels, containment.
• Working hours and the calendar duration.
• Warranty size and situations, including enterprise involvement.
• Safety metrics and supervision plan.
• References for identical work, with contact names.

Populate it from the proposals and your clarifying addendum. When you sit along with your CFO or owner, it is easy to have a clear comparison that travels good throughout e mail threads and meetings.

Where residential feel matches in a industrial world

If you manage a mixed portfolio with either residential and advertisement properties, you possibly can mostly surprise regardless of whether your go-to residential painter can deal with a smaller business painting assignment. The solution lives in constraints, not sq. pictures. A 5,000-sq.-foot boutique retail buildout with tight millwork and branding almost always merits from the finesse of a residential team used to fine cutting and customer walk-throughs. A five,000-sq.-foot network center gymnasium with 28-foot walls and a timber flooring does now not; it rewards a industrial painter who owns lifts, is aware of easy methods to preserve really expert floors, and can hit construction prices accurately at height. Choosing through feel profile, now not simply via expense, protects schedule and conclude pleasant.

Negotiating with out hollowing the scope

You can negotiate responsibly. If a wellknown painter lands rather above funds, discuss approximately scope adjustments that do not harm overall performance. In offices, transferring two accessory hues to one, selecting a scrub-resistant mid-tier line as opposed to a top rate logo in which visitors is light, or transferring a stair tower to a separate part next quarter are truthful levers. Do no longer ask them to shorten remedy instances, pass primer on marginal substrates, or slash movie thickness. That trades greenbacks now for mess ups later.

Request price-engineer alternates: a assorted elastomeric with same breathability and guarantee, a boost rental method that mixes stages to in the reduction of weeks of accessories on website, or a changed collection that cuts mobilizations. A seasoned business painter will locate reductions in logistics greater generally than in gallons.

Closeout that sticks

A paint task ends smartly while closeout seriously isn't a scramble. Before work starts off, agree on:

• Submittals: closing colour agenda, product documents, and SDS on record.
• Mockups: define the place and the way you're going to approve shades and sheens in situ.
• Punch activity: one principal punch by using you and the architect if appropriate, one correction skip, and a closing attractiveness walk. Avoid dying by 1000 micro-punches.
• O&M packet: assurance letters, contact-up processes by field, and leftover classified supplies saved in a explained vicinity.

When advertisement painters understand how you can still decide good fortune, they objective there. You scale down the grey area, and the remaining 2 % of the task, which routinely takes 20 % of the time, goes sooner.

The payoff of a smartly-as compared bid

When you do the work to line up scopes and examine prices deeply, three solid matters manifest. First, you spend funds the place it issues: on prep, entry, and supervision that ward off failures. Second, you offer protection to your agenda and tenants, on the grounds that the plan suits truth. Third, you create a average that destiny bids have got to meet, which increases the pleasant of proposals you accept next time. The charge to get there may be a couple of hours of dependent site walks, a transparent addendum, and a disciplined comparison. The go back is measured in years of clean partitions, sealed envelopes, and a quiet inbox.

Commercial painting is one of these trades where trip leaves fingerprints. The only bids learn like a map of your building. If you pick out the painter who drew the clearest map, your undertaking will suppose less like a raffle and extra like what it must always be, a effectively-managed protection or capital advantage that serves the construction and the people interior 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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