Control Joints You Never Bid a Lineal Foot Price For
The elevations came without control joints, you bid the layout you assumed, and the architect drew the real one at submittal.
Almost no other trade takes a hard bid on a layout the designer is contractually required to produce and hasn't produced yet. Your quantity has nothing to do with the wall area you measured off the elevations. It comes from whatever joint layout satisfies the panel limits when someone eventually draws it, and that can double between bid day and submittal. With no unit price in the bid, there's nothing to price the difference from.
The size of it
On a heavily articulated facade, that adds up to thousands of lineal feet of joint, accessory, and labor delivered with no compensating change order.
ASTM C1063 puts the obligation on the designer of record to graphically depict one-piece control joint locations on the elevations, and on most sets it simply isn't drawn. The standard caps a plaster panel at 144 square feet, 18 feet maximum dimension, and a 2.5 to 1 length to width ratio, so once someone finally lays it out the footage ends up wherever the geometry puts it. SMA's guide spec says moving a joint shouldn't cost extra while added footage is a legitimate change order, which only helps if your bid included a per lineal foot control joint price to write that change order against. Most stucco bids include no such number, so you install the added accessory, the cut, the tie-in, and the slower plaster pass, and you never bill any of it.
Three moves, in order
Step 04: Estimating system
The estimate maps one to one onto the job cost codes, so variance means something the day it appears.
What else costs EIFS and stucco contractors money
The same mechanism in other trades
What EIFS and stucco owners ask
Can I charge a change order for control joints the architect added at submittal?
The elevations came without control joints, you bid the layout you assumed, and the architect drew the real one at submittal.
What does it cost?
On a heavily articulated facade, that adds up to thousands of lineal feet of joint, accessory, and labor delivered with no compensating change order.
What do I do first?
Put a per lineal foot control joint unit price on every stucco proposal, with the assumed joint footage stated on the face of the bid.
What are EIFS and stucco contractors supposed to be making?
EIFS and stucco has 23% gross margin, 15% overhead and 8% net profit after taxes at $1M to $5M. The all-trade average is 7%, so this trade is 1 point above it. The CFOS target is 11.5%.
Which part of the system fixes it?
The step is number 04, estimating system. The estimate maps one to one onto the job cost codes, so variance means something the day it appears. It comes from chapter 4 of CONTROL: C.F.O.S. Construction Financial Operating System.
Everything on this page is something you can install yourself, and CONTROL is the order to do it in. If you would rather buy the finished result, SPM The Construction CFO does this work for EIFS and stucco contractors as a service. It is a separate firm, Sulphur Prairie Management, LLC, led by the same author.
Wrote CONTROL, the 8 step system behind these figures. More about the author.