Commercial Painter Bids: How to Compare Quotes and Scopes

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If you manage constructions for a residing, you gain knowledge of straight away that portray is not at all simply paint. It is get entry to, sequencing, warranties that need the teeth, and a scope that closes gaps until now they became change orders. Whether you run facilities for a healthcare campus, supervise a retail portfolio, or wear the proprietor’s hat on a brand new administrative center build, business painter bids can glance comparable at the start look. The satan sits within the data, and it really is wherein the money hide.

I actually have sat on both sides of the desk, as the estimator figuring exertions and lift leases after hours, and as the proprietor’s rep reading 3 proposals that each one declare to “paint partitions two coats, established prep.” Same phrases, wildly special purpose. What follows is a sensible way to evaluate costs and scopes so you can decide the good industrial painter on the precise cost and finish with the constructing you supposed to have.

What a fresh scope seems like

A blank scope answers greater questions than it increases, in simple language. It outlines precisely what surfaces are protected, what substrate condition is thought, how they'll be geared up, which items should be used by enterprise and approach, what percentage coats, and what it's going to take to get to the ones surfaces competently. It may still also make time seen, now not simply worth: phasing, after-hours work, remedy instances that have an affect on re-occupancy, and the punch list technique.

A scope that says “paint all walls” will never be a scope. “Paint level 4 gypsum board partitions in corridors 101 to a hundred forty five to a uniform end employing Sherwin-Williams ProMar 200 Zero VOC Eggshell, one primer, two conclude coats, coloration by using owner, latest wallcovering elimination excluded, minor surface spackling covered (dings and nail pops), patching larger than 12 inches priced as unit cost upload” is the beginning of a scope. Long, sure, but there is less to battle about later.

Commercial portray is not very the comparable animal as residential repainting. A residential painter working in a 3-bed room abode does now not need to coordinate with sprinkler impairments or inflammation manipulate danger exams. Commercial painters do, and the bids need to prove they bear in mind these constraints.

Walk the website online with intent

If you're taking solely one tip, make it this: require a site stroll with every one bidding painter and do it with the comparable person from your group whenever. Emails never substitute the texture of a breezeway wind on a 40-foot growth or the noise of a tenant that cannot tolerate a sander at 10 a.m. A amazing stroll catches the issues that separate a good bid from an positive wide variety: chalking EIFS that necessities a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor raise needless 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 try out, they scope in this case. Ask to peer enlargement joints, parapet caps, and the transition from vintage to new additions. Every transition is a hazard point for adhesion or colour mismatch.

I once walked a one hundred eighty,000-sq.-foot warehouse with three estimators. Two priced it at roughly $1.30 in line with square foot. The 3rd used to be in the direction of $1.90. He was once the merely one that noticed forklift nicks and oil mist around the loading zone, then budgeted degreasing, flooring coverage, and a urethane topcoat in a 12,000-rectangular-foot quarter. The first two would have come back with trade orders the first week. The excessive number become the fair variety.

Align the drawings, the narrative, and reality

Construction bid programs now and again embrace a finish time table, paint legend, and specs that don't suit the easily spaces. Maybe the TI changed for the time of magnitude engineering. Maybe a tenant extra a characteristic wall after the permit set. You desire consistency between the drawings, the spec booklet, and the realities on website. If the spec demands eggshell in all corridors however the end agenda displays semi-gloss at Level 1 for a few fire-rated doorways, the painter’s variety will replicate which report they opt to have confidence. Clarify it previously they charge it.

Ask both bidder to surface conflicts they understand. The ones who recognize gaps, then payment an allowance or alternate, probably arrange threat better inside the area. The bid that shrugs and “carries frequent” usally expects you to pay for the mismatch later.

Understand who's proposing what

Lift machine, dumpsters and hauling, insurance policy for accessories and ground, masking and removal of swap plates, hardware reinstallation, shutters and signage elimination, caulking at distinctive fabrics, crack maintenance, sealant and paint at hollow metal frames, even small drywall patches and texture blends, all of those reside someplace. If they are not in the painter’s range, they are still to your price range. The query is whether they may educate up as yet another later.

Exterior projects deliver a 2d layer of logistics. Who pays for visitors handle on a busy retail pad website, or for nighttime protection round lifts? If a business painter’s bid does no longer call out let rates for sidewalk closures or the fire watch wanted when painting a stair tower, imagine it is not blanketed.

On interiors, containment and unfavorable air ceaselessly remember greater than the paint itself. In healthcare or refreshing manufacturing, ask for the infection control plan and package checklist, now not only a sentence that says “ICRA through painter.” You choose to work out tack mats, zipper doors, HEPA air scrubbers with rated CFM, every single day cleaning, and waste handling approaches. There is a proper price to doing that work competently. If one bid is a great deal curb, and they wave away containment, that is just not discounts, that's danger.

Prep, prep, and more prep

Painters love to speak approximately merchandise, yet preparation makes the finish. Compare the prep descriptions line by using line. Light scuff and notice top, complete sand to degloss, TSP wash for kitchens, solvent wipe for metallic railings, cord brush and rust converter on corroded lintels, skim coat over heavy texture, moisture checking out for block partitions in the past elastomeric, these should not interchangeable. If your block wall effloresces each rainy season, a masonry conditioner or breathable gadget will prevent from blisters. If an older institution has diverse lead paint layers beneath a latex topcoat, the top lead-reliable work practices depend greater than brand names.

Exterior repainting has its personal prep ladder. Pressure washing in PSI stages a good way to no longer power water at the back of siding, allowing suited dry time formerly coating, elimination loose caulk and backer rod, re-caulking employing the appropriate sealant model 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 phrases like “simple prep” by and large imply “we will do what suits the number.”

If the painter should not describe substrate tolerances for the machine they recommend, circulation on. Reputable industrial painters can clarify why elastomeric over hairline stucco cracks calls for a detailed movie build, or why DTM on handrails could get a rust inhibitive primer below.

Coats, coverage, and color

One primer, two end coats has changed into shorthand. It is not really a regulation. If your latest shade goes to a darker colour, a high quality unmarried ultimate and one end would achieve complete hide. If you're going from military to off-white in a foyer with LED washes, two end coats over a tinted bonding primer will restrict shadowing. Ask every one bidder to country the wide variety of coats and any conditions which could trade it. Look for language like “complete insurance plan to uniform coloration and sheen, minimal one finest and two end coats, up to three conclude coats integrated at no extra value while following the manufacturer’s approach.” I actually have written that sentence more than once to preclude arguing about whether or not a fourth pass is a free contact-up or a exchange.

Color complexity additionally influences rate. Accent walls, multi-colour striping in colleges, emblems, stencils, or corporate emblem requirements that require drawdowns and approvals, all upload labor beyond standard rolling. Metallics and deep bases oftentimes desire additional dry time and cautious staging. A bid that treats them like the other paint will both degrade satisfactory or ask for a difference order.

Product programs and why they matter

Not all paints are created equal. On business painting, the equipment topics extra than the unmarried product. A brand’s approach is a demonstrated mix: primer, intermediate coat, and finish designed for a substrate and ecosystem. Ask bidders to recommend complete platforms, now not orphan merchandise. For illustration:

  • Interior place of work walls: zero-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a posted scrub ranking above 2,000 cycles. If you smooth scuff marks broadly speaking, a higher resin load and more durable film save you cash over time.

  • Exterior stucco close the coast: alkali-resistant primer with a pH tolerance as much as thirteen, then a breathable elastomeric finish utilized to a minimal dry movie thickness detailed by means of the organization, so moisture can get away when rain remains out.

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

The painter’s bid deserve to cite product traces and sheens, and ideally contain technical data sheets. If you spot established “contractor grade” paint without info, you're evaluating shadows.

Be careful with upsells. A two-factor urethane on an place of work wall is overkill, but a one-aspect acrylic on a loading dock bollard is a false economic system. Match exposure and use to the correct machine.

Scheduling, get admission to, and occupied spaces

The correct rate within the international does no longer aid if the schedule is unworkable. On occupied advertisement projects, the painter’s plan for get entry to and phasing is a make-or-holiday aspect.

If the work need to ensue after hours or weekends, the premium will likely be 10 to 30 percent based on market and period. Longer setup and teardown in short windows power rates. A affordable mbk painting bid that assumes sunlight hours paintings might glance lovable unless the belongings supervisor reminds you the call center runs 7 a.m. to 7 p.m. with out a exceptions. Ask bidders to kingdom operating hours, range of crews, and the day after day creation they are expecting by using region. When you realize a hall is 4,000 square toes and that they suggest two nights for first and moment coats consisting of dry time, that implies a workforce dimension and pace you possibly can sanity investigate.

Access is usally underestimated. Interior prime paintings above stairs or in atriums requires a selected lift, and in some cases the building’s elevator can not manage it. If the painter desires to usher in a spider carry or decide upon aspects for swing level on the external, the bid needs to tutor the ones expenditures and lead times. If it doesn’t, the ones greenbacks will arrive later with a hurry rate.

On multi-tenant advertisement constructions, are expecting coordination time. Posting notices, dealing with dirt and odor problems, sequencing suites to stay egress transparent, operating around safety systems and card readers that can not be painted, all require more awareness. If a painter has ride in your area, they tend to payment that coordination, and it can pay off in fewer headaches.

Safety, compliance, and assurance are usually not paperwork

A business painter’s safeguard list is a proxy for a way they operate lower than strain. Request EMR (sense amendment expense), OSHA 300 logs for the prior 3 years, and location-specified security plans. A painter with an EMR round 1.0 is normal; under it is more desirable. If they will be operating at height or with swing levels, ask for fall upkeep lessons archives and evidence of powerfuble individual designation.

If your building has lead paint, a painter needs to retain the right lead-riskless certifications and apply containment guidelines. Hospitals, labs, and schools regularly upload their own protocols, from ICRA to historical past exams. A painter used to residential repaints would possibly not be soft in these environments, and their low bid will reflect that lack of rigor.

Insurance ought to in shape the task threat: everyday legal responsibility limits, auto, umbrella, people’ comp, and, on higher initiatives, pollutants legal responsibility when utilizing solvent-centered products. Verify certificate and endorsements, now not only a one-page COI.

Warranties that suggest something

Every painter gives you a assurance. Few have substance. A one-yr exertions and drapery assurance is natural for business portray. Three to five years could also be manageable for exterior structures whilst the substrate and prep are properly. Read the exclusions. Normal wear and tear is truthful to exclude. Failure via substrate moisture can also be commonly used to exclude, except the painter demonstrated and signed off that moisture levels were perfect. If you pay for moisture trying out on CMU or stucco and the painter has documentation, you've got leverage.

Manufacturer warranties are oftentimes misunderstood. They quite often conceal product alternative, not labor, and best whilst the equipment was once mounted in keeping with spec. If a painter affords a 10-yr brand assurance, ask for the guarantee sort and what the exertions insurance policy feels like. Also ask whether the assignment will likely be inspected by the manufacturer’s rep, and even if that inspection is protected inside the rate. Those inspections are value it, fairly on exterior envelope work.

Labor assumptions and productivity

When you study satisfactory bids, you recognise hard work math backstage. If a painter expects to produce 1,200 to at least one,500 rectangular toes per painter in keeping with day on rolling partitions with minimal obstructions, it truly is good value in lots of advertisement interiors. Add doorways, millwork, and accent bands, the wide variety drops. On exterior stucco with elastomeric at 18 mils rainy film, creation costs slow to come back. A bid that means heroic production may possibly rely upon slicing prep. Ask what percentage painters will likely be on website and the estimated duration. Then inspect whether their crew length and days align with your occupancy plan.

Unions and winning wage have an affect on labor burden. If your mission is public paintings, the painter need to carry fringe benefits and authorized payroll. Compare apples to apples. A non-union bid on non-winning work will as a rule are available in minimize, however that alone isn't really a purpose to prefer it. Skill, supervision, and safeguard subculture power outcomes extra than wage tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to offer you regulate without sandbagging the bottom bid. Alternates would incorporate a bigger-grade end in basic regions, a greater long lasting coating in restrooms, night paintings premiums, or a exchange from brush-and-roll to spray-and-backroll on block. Unit prices cowl unknowns: payment in step with linear foot of caulk removing and replacement, in line with rectangular foot of drywall skim coat past dings, in keeping with door and frame, in line with stair tread, in keeping with linear foot of railing.

When you evaluate bids, listing alternates aspect by using facet and be aware which of them matter for your task. A low base bid with expensive alternates can cost greater than a larger base that already involves what you desire. Unit quotes guide decide scope holes for the duration of construction with no a fight. If two painters have unit prices which are half and double each 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 occasions when a residential painter is the accurate are compatible, even for a small business space. A boutique legislations place of work of 2,500 square toes with long-established hours and no ordinary get right of entry to would possibly benefit from the finesse of a residential workforce used to tight trim and patron hand-protecting. Conversely, a residential painter who does no longer own lifts, has no ride with swing levels, or lacks the coverage limits for a downtown facade may want to not cut their tooth in your eight-tale exterior repaint.

In blended-use buildings, you would mostly straddle both worlds. Residential portray feel allows in general locations the place conclude exceptional and touch-up sensitivity remember. Commercial knowledge is main in garages, stair towers, and retail shells where toughness and schedule convey more weight. The bids will mirror these strengths. Do not power a residential painter into a industrial venture they are not set up to execute, or vice versa. The most cost-effective quantity will become the most expensive lesson.

How to normalize bids beforehand you pick

Before you pick out a painter, convey the bids to a widespread baseline. Create a short addendum that clarifies ambiguities and ship it to all bidders with a request to revise numbers basically if the clarification alterations scope. Clarify:

  • Working hours, phasing, and entry constraints.
  • Exact surfaces and quantities integrated, with takeoff pages or marked plans.
  • Product platforms with the aid of domain, together with primer, end, and sheen.
  • Prep necessities and any substrate checking out required.
  • Responsibility for lifts, safe practices, containment, makes it possible for, and waste.
  • Punch listing strategy, warranty period and stipulations.

With that addendum, you may see numbers tighten and excuses vanish. The bids that continue to be far aside characteristically mirror authentic changes in fine, labor, or danger pricing. Then you could favor depending on price, now not mystery.

Beyond the variety: supervision and communication

Two painters can use the related merchandise and nonetheless give numerous effects through supervision. Ask who the running foreman or superintendent should be on your job. Meet them. A powerful foreman can run two to 4 crews conveniently, keep everyday logs, take care of punch proactively, and preserve your tenant relationships. A vulnerable foreman turns a easy assignment right into a chaos of ladders and overlooked spots.

Daily conversation reduces rework. A functional rhythm works: a morning test-in to ensure areas and hours, an quit-of-day walk to observe development, worries, and what is masked or open. Ask painters to advise their communication plan in writing, including how they will document prep, rainy movie thickness when required, and colour approvals. If you purpose for a repaint with minimum punch, get purchase-in that they can light rooms horizontally and vertically for remaining touch-ups, no longer just look at a wall at midday and phone it tremendous.

Numbers in the back of the paint: what drives cost

When you notice a ramification of 20 to forty % among commercial painter quotes, here are the usual drivers:

  • Prep intensity. Aggressive prep prices exertions up front and saves disasters later. Shallow prep makes a bid seem wonderful and fails in a yr.
  • Access. The perfect lift and staging add lots, mostly tens of lots, to a bid. If one bidder misses it, they may be now not more cost effective, simply incomplete.
  • After-hours rates. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies via marketplace.
  • Product selection. A premium acrylic or urethane rates more in step with gallon, however the gallon cost is often a smaller fraction of total than men and women feel. Labor dominates. A $10 in keeping with gallon change may shift the mission by using several hundred money, when hard work assumptions swing within the tens of hundreds of thousands.
  • Supervision and overhead. Better-managed corporations charge for subject control, security, and paperwork. You pay for that, and also you commonly get fewer complications.

Knowing these levers is helping you study prior the lowest line and are expecting in which a bid may perhaps become extras.

A short anecdote: chasing the bargain

A nearby office client as soon as selected a painter who was 18 p.c. less expensive than the subsequent bid on a 40,000-rectangular-foot refresh throughout three flooring. Their quantity assumed sunlight hours entry, notwithstanding we had advised all bidders the flooring might be partly occupied. Week one, the tenant raised the alarm about odors and noise. The painter stopped, repriced for nights, and requested for extra cash to quilt carry leases they'd glossed over for two prime atriums. The revised range? Four percentage greater than the second one-position bid. We misplaced two weeks and goodwill with the tenant. The lesson caught: drive alignment on access and logistics ahead of you award.

Practical pink flags in advertisement painter bids

You do not need to be an professional to identify hindrance. A few indications deserve extra questions:

  • The bid entails “paint external” with no naming substrates or rectangular footage.
  • Product specs study “fit current,” with out technique pointed out.
  • No mention of patching limits or unit prices for added upkeep.
  • A agenda promise that compresses medication instances unrealistically, specially for epoxies and urethanes.
  • Insurance certificate that lists low commonly used liability limits or lacks endorsements required with the aid of your lender or landlord.

A painter who expects to win on a vague scope is playing a brief online game. You favor an individual keen to put in writing the assignment into existence.

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

Creating a clear-cut summary is helping you latest the selection to stakeholders. Build a one-web page worksheet that lists every single bidder throughout columns and the ensuing rows:

  • Base bid volume and alternates with totals.
  • Surfaces and portions included: walls, ceilings, doors/frames, stair towers, outdoors elevations with the aid of side.
  • Product systems by using section and sheen ranges.
  • Prep scope highlights and exclusions.
  • Access plan and machinery: lifts, stages, containment.
  • Working hours and the calendar duration.
  • Warranty size and circumstances, inclusive of enterprise involvement.
  • Safety metrics and supervision plan.
  • References for similar work, with touch names.

Populate it from the proposals and your clarifying addendum. When you take a seat together with your CFO or proprietor, it is easy to have a obvious assessment that travels effectively across e mail threads and meetings.

Where residential experience matches in a advertisement world

If you set up a blended portfolio with equally residential and commercial houses, you can infrequently surprise even if your pass-to residential painter can address a smaller industrial portray venture. The answer lives in constraints, no longer square pictures. A five,000-rectangular-foot boutique retail buildout with tight millwork and branding quite often benefits from the finesse of a residential team used to nice cutting and consumer walk-throughs. A five,000-sq.-foot community heart fitness center with 28-foot walls and a wooden floor does not; it rewards a advertisement painter who owns lifts, is aware of methods to safeguard specialised flooring, and may hit production rates correctly at top. Choosing by means of trip profile, not just via rate, protects agenda and end first-rate.

Negotiating with no hollowing the scope

You can negotiate responsibly. If a favourite painter lands moderately above budget, talk about scope adjustments that don't injury overall performance. In offices, transferring two accent colorings to at least one, choosing a scrub-resistant mid-tier line instead of a top rate manufacturer wherein visitors is mild, or shifting a stair tower to a separate segment subsequent region are honest levers. Do no longer ask them to shorten medication times, skip primer on marginal substrates, or shrink film thickness. That trades dollars now for mess ups later.

Request value-engineer alternates: a distinctive elastomeric with comparable breathability and assurance, a lift condo strategy that mixes stages to in the reduction of weeks of accessories on web site, or a converted collection that cuts mobilizations. A pro business painter will in finding discount rates in logistics more quite often than in gallons.

Closeout that sticks

A paint activity ends smartly while closeout is absolutely not a scramble. Before paintings starts off, agree on:

  • Submittals: remaining colour agenda, product documents, and SDS on document.
  • Mockups: define the place and the way you can actually approve colors and sheens in situ.
  • Punch manner: one major punch by means of you and the architect if appropriate, one correction go, and a remaining recognition stroll. Avoid death by one thousand micro-punches.
  • O&M packet: guaranty letters, contact-up strategies by field, and leftover categorised components kept in a explained place.

When business painters know how you would choose fulfillment, they objective there. You diminish the gray side, and the remaining 2 percent of the task, which traditionally takes 20 percentage of the time, goes turbo.

The payoff of a good-as compared bid

When you do the work to line up scopes and compare prices deeply, three strong matters take place. First, you spend funds in which it topics: on prep, get admission to, and supervision that avert screw ups. Second, you offer protection to your schedule and tenants, when you consider that the plan fits truth. Third, you create a in style that future bids have to meet, which increases the quality of proposals you take delivery of next time. The charge to get there's multiple hours of dependent website walks, a transparent addendum, and a disciplined comparability. The go back is measured in years of sparkling partitions, sealed envelopes, and a quiet inbox.

Commercial painting is one of these trades where trip leaves fingerprints. The splendid bids study like a map of your building. If you prefer the painter who drew the clearest map, your challenge will really feel less like a bet and extra like what it could be, a nicely-managed upkeep or capital growth that serves the development and the folks 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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