Commercial Painter Bids: How to Compare Quotes and Scopes 13772

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If you manage structures for a living, you examine fast that painting is in no way just paint. It is get right of entry to, sequencing, warranties that desire teeth, and a scope that closes gaps sooner than they become amendment orders. Whether you run amenities for a healthcare campus, supervise a retail portfolio, or put on the proprietor’s hat on a brand new administrative center build, industrial painter bids can seem to be identical at the start look. The satan sits in the main points, and that is the place the funds conceal.

I even have sat on both aspects of the desk, as the estimator figuring labor and raise leases after hours, and as the proprietor’s rep studying 3 proposals that all claim to “paint walls two coats, common prep.” Same words, wildly the different intent. What follows is a pragmatic manner to evaluate prices and scopes so you can elect the right business painter on the proper cost and finish with the development you meant to have.

What a blank scope looks like

A clean scope solutions extra questions than it increases, in plain language. It outlines exactly what surfaces are covered, what substrate condition is believed, how they are going to be equipped, which products will be used by organization and method, how many coats, and what it might take to get to the ones surfaces appropriately. It have to also make time visual, no longer just expense: phasing, after-hours work, therapy instances that have effects on re-occupancy, and the punch listing strategy.

A scope that asserts “paint all walls” isn't very a scope. “Paint degree 4 gypsum board walls in corridors one hundred and one to one hundred forty five to a uniform conclude employing Sherwin-Williams ProMar 200 Zero VOC Eggshell, one primer, two finish coats, color by way of owner, latest wallcovering removal excluded, minor floor spackling blanketed (dings and nail pops), patching better than 12 inches priced as unit check add” is the start of a scope. Long, sure, yet there's less to fight about later.

Commercial portray will not be the similar animal as residential repainting. A residential painter running in a 3-bedroom dwelling does now not want to coordinate with sprinkler impairments or inflammation keep an eye on menace checks. Commercial painters do, and the bids deserve to prove they notice those constraints.

Walk the website online with intent

If you are taking handiest one tip, make it this: require a site stroll with each one bidding painter and do it with the equal consumer from your team each time. Emails certainly not substitute the texture of a breezeway wind on a 40-foot increase or the noise of a tenant that can't tolerate a sander at 10 a.m. A exact walk catches the issues that separate a good bid from an positive quantity: chalking EIFS that wants a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor raise dead in three key bays.

Bring a flashlight and a scraper. Scrape a flaking spot to the substrate. If the earlier paint lifts like potato peels, full removing or an encapsulating primer is in play. When bidders see you attempt, they scope subsequently. Ask to determine growth joints, parapet caps, and the transition from historic to new additions. Every transition is a threat point for adhesion or shade mismatch.

I once walked a 180,000-square-foot warehouse with 3 estimators. Two priced it at roughly $1.30 according to rectangular foot. The 0.33 was once closer to $1.ninety. He changed into the simply one who saw forklift nicks and oil mist around the loading section, then budgeted degreasing, floor defense, and a urethane topcoat in a 12,000-square-foot zone. The first two may have come to come back with amendment orders the primary week. The prime variety changed into the straightforward wide variety.

Align the drawings, the narrative, and reality

Construction bid packages every so often incorporate a finish time table, paint legend, and specs that don't healthy the absolutely areas. Maybe the TI changed at some stage in magnitude engineering. Maybe a tenant brought a function wall after the enable set. You desire consistency among the drawings, the spec publication, and the realities on website online. If the spec calls for eggshell in all corridors but the conclude agenda suggests semi-gloss at Level 1 for a few hearth-rated doors, the painter’s range will replicate which document they pick to consider. Clarify it before they fee it.

Ask both bidder to surface conflicts they understand. The ones who well known gaps, then price an allowance or trade, commonly handle hazard more beneficial in the area. The bid that shrugs and “consists of ordinary” in most cases expects you to pay for the mismatch later.

Understand who's supplying what

Lift accessories, dumpsters and hauling, maintenance for device and floor, overlaying and removal of change plates, hardware reinstallation, shutters and signage elimination, caulking at distinctive substances, crack maintenance, sealant and paint at hollow steel frames, even small drywall patches and texture blends, all of these live somewhere. If they may be not within the painter’s wide variety, they may be nonetheless to your price range. The query is even if they'll present up as a further later.

Exterior initiatives deliver residential mbk painting company a moment layer of logistics. Who can pay for site visitors keep an eye on on a hectic retail pad site, or for evening safeguard around lifts? If a advertisement painter’s bid does now not name out permit rates for sidewalk closures or the fireplace watch crucial when painting a stair tower, assume it is not very blanketed.

On interiors, containment and poor air occasionally count number more than the paint itself. In healthcare or smooth manufacturing, ask for the infection regulate plan and system record, now not only a sentence that asserts “ICRA through painter.” You need to work out tack mats, zipper doors, HEPA air scrubbers with rated CFM, daily cleaning, and waste coping with techniques. There is a precise cost to doing that work competently. If one bid is lots reduce, they usually wave away containment, that just isn't financial savings, it's far probability.

Prep, prep, and more prep

Painters love to chat about products, but coaching makes the finish. Compare the prep descriptions line with the aid of line. Light scuff and notice premiere, complete sand to degloss, TSP wash for kitchens, solvent wipe for metal railings, cord brush and rust converter on corroded lintels, skim coat over heavy texture, moisture testing for block partitions prior to elastomeric, these should not interchangeable. If your block wall effloresces each rainy season, a masonry conditioner or breathable procedure will prevent from blisters. If an older university has varied lead paint layers below a latex topcoat, the accurate lead-trustworthy work practices count number greater than brand names.

Exterior repainting has its personal prep ladder. Pressure washing in PSI stages with the intention to not drive water at the back of siding, permitting genuine dry time sooner than coating, cutting off loose caulk and backer rod, re-caulking by way of the excellent sealant variety and joint profile, scraping to sound edges, feather-sanding, spot-priming bare substrate, and sealing hairline cracks, all have to be spelled out. Vague words like “favourite prep” basically mean “we shall do what matches the quantity.”

If the painter will not describe substrate tolerances for the method they recommend, stream on. Reputable commercial painters can explain why elastomeric over hairline stucco cracks requires a precise movie build, or why DTM on handrails should get a rust inhibitive primer beneath.

Coats, policy, and color

One primer, two finish coats has turned into shorthand. It is not really a legislation. If your existing coloration is going to a darker shade, a nice unmarried optimal and one end might also gain full hide. If you're going from navy to off-white in a lobby with LED washes, two finish coats over a tinted bonding primer will restrict shadowing. Ask each one bidder to state the variety of coats and any situations that may change it. Look for language like “full insurance plan to uniform shade and sheen, minimal one most well known and two finish coats, up to a few finish coats included at no further rate whilst following the producer’s procedure.” I even have written that sentence extra than once to keep away from arguing approximately even if a fourth circulate is a unfastened contact-up or a change.

Color complexity also impacts price. Accent partitions, multi-color striping in colleges, trademarks, stencils, or corporate logo requisites that require drawdowns and approvals, all upload hard work past easy rolling. Metallics and deep bases occasionally need excess dry time and careful staging. A bid that treats them like some other paint will either degrade high-quality or ask for a swap order.

Product approaches and why they matter

Not all paints are created same. On commercial painting, the method subjects greater than the single product. A producer’s formulation is a examined combo: primer, intermediate coat, and finish designed for a substrate and ambiance. Ask bidders to advocate complete approaches, now not orphan merchandise. For illustration:

  • Interior place of business partitions: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a revealed scrub ranking above 2,000 cycles. If you blank scuff marks regularly, a greater resin load and tougher film save you dollars through the years.

  • Exterior stucco close to the coast: alkali-resistant primer with a pH tolerance as much as thirteen, then a breathable elastomeric end implemented to a minimal dry film thickness unique by using the brand, so moisture can escape even as rain stays out.

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

The painter’s bid could cite product traces and sheens, and ideally come with technical facts sheets. If you spot common “contractor grade” paint without a information, you're comparing shadows.

Be wary with upsells. A two-issue urethane on an workplace wall is overkill, yet a one-element acrylic on a loading dock bollard is a fake economic climate. Match exposure and use to the correct device.

Scheduling, get entry to, and occupied spaces

The leading value within the international does no longer support if the agenda is unworkable. On occupied industrial initiatives, the painter’s plan for entry and phasing is a make-or-destroy detail.

If the work have to take place after hours or weekends, the top rate will be 10 to 30 % relying on market and period. Longer setup and teardown in brief home windows drive expenses. A bid that assumes daylight paintings can also appear stunning until the assets manager reminds you the call midsection runs 7 a.m. to 7 p.m. and not using a exceptions. Ask bidders to country operating hours, variety of crews, and the everyday production they count on with the aid of place. When you recognize a hall is 4,000 rectangular toes and so they suggest two nights for first and second coats together with dry time, that means a crew dimension and pace you possibly can sanity payment.

Access is aas a rule underestimated. Interior top paintings above stairs or in atriums calls for a specific raise, and every now and then the constructing’s elevator shouldn't manage it. If the painter desires to bring in a spider carry or pick issues for swing level at the outdoors, the bid need to present these charges and lead times. If it doesn’t, the ones dollars will arrive later with a rush cost.

On multi-tenant commercial constructions, count on coordination time. Posting notices, coping with filth and scent concerns, sequencing suites to continue egress transparent, running around safety methods and card readers that are not able to be painted, all require additional consideration. If a painter has expertise on your zone, they have a tendency to fee that coordination, and it will pay off in fewer headaches.

Safety, compliance, and coverage will not be paperwork

A advertisement painter’s safety checklist is a proxy for a professional mbk painting contractor way they perform underneath strain. Request EMR (enjoy amendment expense), OSHA three hundred logs for the prior three years, and placement-explicit defense plans. A painter with an EMR around 1.0 is usual; beneath it is bigger. If they are going to be operating at peak or with swing phases, ask for fall policy cover instructions data and evidence of useful particular person designation.

If your constructing has lead paint, a painter needs to continue the properly lead-secure certifications and observe containment principles. Hospitals, labs, and schools most commonly upload their personal protocols, from ICRA to heritage assessments. A painter used to residential repaints may not be soft in these environments, and their low bid will reflect that loss of rigor.

Insurance may want to match the mission probability: normal liability limits, vehicle, umbrella, laborers’ comp, and, on greater projects, pollutants liability whilst due to solvent-dependent items. Verify certificates and endorsements, no longer only a one-page COI.

Warranties that mean something

Every painter grants a guarantee. Few have substance. A one-12 months hard work and cloth assurance is usual for advertisement painting. Three to 5 years will be possible for external techniques when the substrate and prep are proper. Read the exclusions. Normal wear and tear is truthful to exclude. Failure with the aid of substrate moisture also is natural to exclude, except the painter verified and signed off that moisture tiers were ideal. If you pay for moisture checking out on CMU or stucco and the painter has documentation, you may have leverage.

Manufacturer warranties are most likely misunderstood. They assuredly duvet product substitute, not hard work, and simplest when the formula turned into hooked up according to spec. If a painter can provide a 10-12 months company guaranty, ask for the guarantee type and what the exertions protection seems like. Also ask no matter if the challenge would be inspected via the brand’s rep, and even if that inspection is blanketed in the rate. Those inspections are really worth it, highly on exterior envelope work.

Labor assumptions and productivity

When you read enough bids, you realise exertions math behind the scenes. If a painter expects to provide 1,200 to at least one,500 square toes in keeping with painter consistent with day on rolling partitions with minimal obstructions, that is low-cost in lots of business interiors. Add doors, millwork, and accessory bands, the range drops. On external stucco with elastomeric at 18 mils moist movie, manufacturing premiums sluggish lower back. A bid that means heroic production may well rely upon chopping prep. Ask what number of painters can be on website and the predicted length. Then test no matter if their group size and days align together with your occupancy plan.

Unions and winning salary affect labor burden. If your task is public work, the painter have to lift fringe merits and authorized payroll. Compare apples to apples. A non-union bid on non-prevailing paintings will in many instances come in scale down, however that by myself is simply not a reason why to decide upon it. Skill, supervision, and defense lifestyle drive outcome extra than wage tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to present you regulate with out sandbagging the bottom bid. Alternates may well come with a larger-grade finish in accepted locations, a greater long lasting coating in restrooms, night work rates, or a substitute from brush-and-roll to spray-and-backroll on block. Unit rates hide unknowns: worth in line with linear foot of caulk removal and substitute, consistent with square foot of drywall skim coat past dings, consistent with door and body, in step with stair tread, according to linear foot of railing.

When you examine bids, list alternates edge via area and note which ones subject in your mission. A low base bid with steeply-priced alternates can can charge extra than a larger base that already contains what you want. Unit expenditures lend a hand unravel scope holes for the time of building with no a struggle. If two painters have unit expenditures that are half of and double each one other, respectively, ask how they derived them. The answers will let you know who understood the paintings.

Comparing industrial and residential painters on crossover jobs

There are instances while a residential painter is the excellent are compatible, even for a small business house. A boutique law office of two,500 rectangular toes with conventional hours and no ordinary get right of entry to may additionally enjoy the finesse of a residential staff used to tight trim and customer hand-conserving. Conversely, a residential painter who does now not very own lifts, has no journey with swing phases, or lacks the assurance limits for a downtown facade will have to now not lower their teeth on your 8-story exterior repaint.

In blended-use homes, you possibly can probably straddle each worlds. Residential portray expertise is helping in basic areas in which conclude best and touch-up sensitivity remember. Commercial expertise is simple in garages, stair towers, and retail shells the place durability and agenda hold extra weight. The bids will replicate the ones strengths. Do no longer strength affordable mbk painting contractor a residential painter into a business assignment they are not install to execute, or vice versa. The most cost-effective variety becomes the costliest lesson.

How to normalize bids before you pick

Before you make a choice a painter, bring the bids to a elementary baseline. Create a brief addendum that clarifies ambiguities and send it to all bidders with a request to revise numbers in basic terms if the clarification adjustments scope. Clarify:

  • Working hours, phasing, and access constraints.
  • Exact surfaces and quantities covered, with takeoff pages or marked plans.
  • Product methods by using space, inclusive of primer, finish, and sheen.
  • Prep concepts and any substrate trying out required.
  • Responsibility for lifts, safety, containment, lets in, and waste.
  • Punch checklist system, guaranty period and prerequisites.

With that addendum, you'll be able to see numbers tighten and excuses vanish. The bids that remain some distance apart mostly reflect actual adjustments in first-rate, exertions, or risk pricing. Then you would pick dependent on price, now not secret.

Beyond the number: supervision and communication

Two painters can use the comparable products and still provide numerous outcomes simply by supervision. Ask who the running foreman or superintendent may be in your process. Meet them. A strong foreman can run two to four crews easily, maintain everyday logs, cope with punch proactively, and shelter your tenant relationships. A weak foreman turns a basic project right into a chaos of ladders and ignored spots.

Daily verbal exchange reduces rework. A mbk painting company estimates undemanding rhythm works: a morning inspect-in to ascertain components and hours, an give up-of-day stroll to note growth, trouble, and what's masked or open. Ask painters to recommend their communique plan in writing, along with how they're going to file prep, wet film thickness when required, and colour approvals. If you purpose for a repaint with minimum punch, get buy-in that they're going to mild rooms horizontally and vertically for final touch-ups, no longer just look at a wall at noon and phone it extraordinary.

Numbers in the back of the paint: what drives cost

When you spot an expansion of 20 to forty percentage among commercial painter prices, here are the same old drivers:

  • Prep intensity. Aggressive prep prices labor up entrance and saves mess ups later. Shallow prep makes a bid appear satisfactory and fails in a year.
  • Access. The suitable lift and staging upload millions, once in a while tens of hundreds of thousands, to a bid. If one bidder misses it, they're now not more cost effective, simply incomplete.
  • After-hours charges. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies by way of marketplace.
  • Product option. A top class acrylic or urethane expenses extra per gallon, however the gallon expense is often a smaller fraction of total than humans consider. Labor dominates. A $10 in step with gallon difference could shift the project by means of just a few hundred money, even though labor assumptions swing in the tens of 1000's.
  • Supervision and overhead. Better-managed establishments charge for subject leadership, defense, and bureaucracy. You pay for that, and you aas a rule get fewer complications.

Knowing those levers enables you read beyond the underside line and predict where a bid could develop into extras.

A brief anecdote: chasing the bargain

A local place of job patron as soon as selected a painter who turned into 18 % more affordable than the next bid on a 40,000-sq.-foot refresh across 3 flooring. Their range assumed daylight get admission to, though we had told all bidders the floors would be partly occupied. Week one, the tenant raised the alarm approximately odors and noise. The painter stopped, repriced for nights, and asked for additional bucks to disguise elevate rentals they'd glossed over for 2 prime atriums. The revised number? Four percentage higher than the second one-place bid. We lost two weeks and goodwill with the tenant. The lesson caught: force alignment on get entry to and logistics prior to you award.

Practical pink flags in commercial painter bids

You do not need to be an proficient to spot difficulty. A few symptoms deserve extra questions:

  • The bid incorporates “paint external” without naming substrates or rectangular footage.
  • Product specs read “tournament latest,” with out a approach recognized.
  • No point out of patching limits or unit bills for added maintenance.
  • A time table promise that compresses therapy occasions unrealistically, rather for epoxies and urethanes.
  • Insurance certificate that lists low general liability limits or lacks endorsements required by way of your lender or landlord.

A painter who expects to win on a imprecise scope is enjoying a quick game. You wish an individual prepared to jot down the challenge into lifestyles.

Making apples-to-apples gentle: a one-web page assessment worksheet

Creating a straight forward summary facilitates you gift the determination to stakeholders. Build a one-page worksheet that lists every bidder across columns and the ensuing rows:

  • Base bid amount and alternates with totals.
  • Surfaces and amounts protected: partitions, ceilings, doors/frames, stair towers, external elevations by using side.
  • Product techniques by means of enviornment and sheen stages.
  • Prep scope highlights and exclusions.
  • Access plan and accessories: lifts, tiers, containment.
  • Working hours and the calendar period.
  • Warranty duration and stipulations, inclusive of corporation involvement.
  • Safety metrics and supervision plan.
  • References for an identical paintings, with contact names.

Populate it from the proposals and your clarifying addendum. When you take a seat along with your CFO or owner, you possibly can have a transparent contrast that travels well across electronic mail threads and conferences.

Where residential knowledge fits in a advertisement world

If you take care of a blended portfolio with each residential and commercial residences, one can sometimes surprise whether your pass-to residential painter can handle a smaller commercial painting project. The reply lives in constraints, now not sq. photos. A five,000-square-foot boutique retail buildout with tight millwork and branding customarily reward from the finesse of a residential team used to fantastic chopping and Jstomer stroll-throughs. A five,000-square-foot network middle gymnasium with 28-foot walls and a wood flooring does not; it rewards a advertisement painter who owns lifts, is familiar with how to defend really good ground, and might hit production costs safely at top. Choosing through expertise profile, not just by way of price, protects schedule and finish nice.

Negotiating devoid of hollowing the scope

You can negotiate responsibly. If a wellknown painter lands rather above finances, talk about scope transformations that don't harm overall performance. In offices, shifting two accent hues to 1, selecting a scrub-resistant mid-tier line in preference to a top class manufacturer in which site visitors is faded, or moving a stair tower to a separate section next area are fair levers. Do not ask them to shorten therapy times, bypass primer on marginal substrates, or minimize movie thickness. That trades money now for mess ups later.

Request importance-engineer alternates: a assorted elastomeric with identical breathability and warranty, a lift condo method that combines phases to scale down weeks of appliance on web site, or a converted collection that cuts mobilizations. A pro advertisement painter will discover financial savings in logistics more basically than in gallons.

Closeout that sticks

A paint activity ends smartly while closeout is not really a scramble. Before work begins, agree on:

  • Submittals: ultimate coloration agenda, product documents, and SDS on record.
  • Mockups: define wherein and the way you can approve shades and sheens in situ.
  • Punch manner: one important punch by way of you and the architect if relevant, one correction cross, and a ultimate recognition walk. Avoid death by using 1000 micro-punches.
  • O&M packet: guarantee letters, touch-up strategies by using house, and leftover labeled supplies stored in a explained region.

When commercial painters recognise how you're going to decide good fortune, they target there. You reduce the gray side, and the last 2 percent of the activity, which more commonly takes 20 p.c of the time, is going sooner.

The payoff of a effectively-compared bid

When you do the paintings to line up scopes and evaluate charges deeply, 3 sturdy things occur. First, you spend fee where it concerns: on prep, get admission to, and supervision that evade mess ups. Second, you guard your schedule and tenants, in view that the plan matches certainty. Third, you create a widespread that long run bids would have to meet, which raises the quality of proposals you take delivery of subsequent time. The expense to get there's a number of hours of structured site walks, a clear addendum, and a disciplined contrast. The go back is measured in years of easy walls, sealed envelopes, and a quiet inbox.

Commercial portray is one of those trades in which adventure leaves fingerprints. The supreme bids study like a map of your development. If you select the painter who drew the clearest map, your challenge will think much less like a big gamble and extra like what it should be, a nicely-managed protection or capital improvement that serves the building and the individuals 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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