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Fire Protection / Sprinkler: what bids leave out
Fire sprinkler work is usually design-build, so each bidder may be pricing a slightly different system. Exclusions are where they really part ways: underground fire service, backflow, the hydrant flow test, fire alarm wiring, firestopping and ceiling patching. Compare who designs it, what it connects to, and what it leaves out.
Level your fire sprinkler bids with this checklist →
Standard scope checklist
Send this to every bidder and ask them to mark each line Included, Excluded or give an Add $. Silence is not inclusion.
| # | Scope item |
|---|---|
| 1 | Design: shop drawings and hydraulic calculations by the sprinkler contractor (or engineer) |
| 2 | Hydrant flow test / water supply data |
| 3 | Plan review and fire sprinkler permit fees |
| 4 | Underground fire service to the building (or point of connection) |
| 5 | Fire service tap and meter / detector check (utility requirements) |
| 6 | Backflow preventer: furnished, installed and tested |
| 7 | Riser, alarm valve, flow and tamper switches |
| 8 | Fire department connection (FDC) |
| 9 | System type per area: wet, dry, preaction |
| 10 | Head type and finish: concealed, semi-recessed, upright |
| 11 | Head locations centered in ceiling tile (if required) |
| 12 | Standpipes (if required) |
| 13 | Fire pump (if required) and its electrical service |
| 14 | Seismic bracing where required |
| 15 | Freeze protection: heat trace, dry systems, insulation |
| 16 | Relocation of existing heads on TIs |
| 17 | System drain-down and refill on existing systems |
| 18 | Fire alarm monitoring wiring of flow / tamper switches |
| 19 | Coring and firestopping of sprinkler penetrations |
| 20 | Ceiling removal and replacement or patching |
| 21 | Hydrostatic testing, flushing and acceptance test with the fire marshal |
| 22 | Spare head cabinet and signage |
| 23 | After-hours work / fire watch in occupied buildings |
| 24 | Sales tax, bond and prevailing wage |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Underground fire service |
| Many sprinkler bids start at the riser inside the building. The underground line and tap belong to a site utility contractor, so make sure someone carries it. | TBD |
| Backflow preventer |
| The water utility usually requires a backflow assembly on the fire line. Decide who furnishes, installs and certifies it. | TBD |
| Flow test & design |
| The system design depends on water supply data. If the real flow test comes in low, the design and price can change. | TBD |
| Fire alarm wiring |
| Flow and tamper switches have to be wired to and monitored by the fire alarm system. That sits with the fire alarm or electrical contractor. | TBD |
| Ceilings & patching |
| On TIs, heads get moved through existing ceilings. Someone has to remove and replace tile or patch drywall. | TBD |
| Firestopping & coring |
| Sprinkler pipe through rated walls needs listed firestop. It's a frequent gap across all MEP trades. | TBD |
| Fire pump |
| If the water supply can't meet demand, a fire pump may be needed, with its own room, power and testing. It's a major scope item. | TBD |
| Freeze protection |
| Pipe in unheated spaces, canopies or loading docks needs a dry system or protection. A wet-only bid may not work there. | TBD |
| Head type & finish |
| Concealed heads cost more than standard ones. Check head type in finished areas against the spec. | TBD |
| Fire watch & after-hours |
| When systems are shut down in an occupied building, a fire watch may be required. Ask who provides and pays for it. | TBD |
“Typical cost to cover” is TBD. We will publish ranges only once we have real, sourced data. Until then, use your own estimate or a confirmed add price from a bidder.
Questions to ask bidders
- Who prepares the shop drawings and hydraulic calculations, and are permit and plan review fees included?
- What water supply data did you design to? Is a hydrant flow test included?
- Where does your scope begin: at the street, at the building, or at the riser flange?
- Is the backflow preventer included? Furnished, installed and tested?
- Who wires the flow and tamper switches to the fire alarm?
- What head types did you price in finished areas?
- Are ceiling removal, replacement and patching included?
- Is firestopping of your penetrations included?
- Are drain-down, refill and any fire watch on the existing system included?
Bid-ready fire sprinkler contractors
Contractors who agree to price against the standard checklist above, with exclusions spelled out line by line. Listings are not live yet.
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Bids on the BidGaps checklist
Featured listing
Your company · City, ST
Bids on the BidGaps checklist