Owner: Friends of the Library Inc.
GC: Cascade Industrial Builders
Architect: Lone Star Design Group (TX)
MEP Engineer: Greenfield Engineering Associates
Structural: Not in scope (no modifications)
Cascade Industrial Builders is pleased to submit this Guaranteed Maximum Price (GMP) Proposal for the tenant improvement of the interior renovation of Sulphur Springs Public Library, located at 611 N. Davis Street, Sulphur Springs, Washington. This proposal is submitted in response to the invitation issued by Friends of the Library Inc. on June 4, 2026, and reflects the project scope described in the 100% Schematic Design documents prepared by Lone Star Design Group, dated June 10, 2026.
This GMP of $2,776,000 encompasses all general conditions, trade work, overhead, profit, insurance, bonding, and design contingency required to deliver a complete public library interior tenant improvement across 28,400 rentable square feet. The GMP is based on 100% SD documents; a final GMP confirmation will be issued upon receipt of 100% Construction Documents, currently anticipated July 7, 2026.
| Division | Scope Description | Amount | $/RSF |
|---|---|---|---|
| 01 | General Requirements — PM, Superintendent, Temp Facilities, Logistics | $218,810 | $7.70 |
| 02 | Demolition, Selective Demo, Hazmat Abatement Allowance | $193,820 | $6.82 |
| 06/09 | LGS Framing, GWB, Insulation, Ceilings (ACT + Exposed), Flooring, Paint | $566,480 | $19.94 |
| 08 | Doors, Frames, Hardware, Aluminum Storefront, Glazing Film | $207,920 | $7.32 |
| 10/12 | Toilet Accessories, Signage, Kitchen Casework, Reception Millwork | $145,900 | $5.14 |
| 21–28 | Fire Suppression, Plumbing, HVAC/Controls, Electrical, Data/LV, AV Rough-in, Access Control | $1,090,460 | $38.40 |
| Direct Construction Subtotal | $2,423,390 | $85.33 | |
| Overhead & Profit (7.5%) | $181,754 | $6.40 | |
| Insurance — Builder's Risk + GL (1.2%) | $29,081 | $1.02 | |
| Payment & Performance Bond (0.85%) | $20,599 | $0.73 | |
| Design Contingency — 5.0% (Level 2 ROM; adjusts on 100% CDs) | $121,170 | $4.27 | |
| GUARANTEED MAXIMUM PRICE | $2,776,000 | $97.75 | |
* GMP excludes: Owner permit fees; OFCI items (AV displays, appliances, furniture); structural modifications; design fees. Permit fee allowance of $18,500 available if Owner requests GC to pull permits.
| Contract Form | AIA A133-2019 Standard Form of Agreement (CM at Risk / GMP) | Phase 1 used identical form |
| GMP Amount | $2,776,000 (adjusts to final GMP upon 100% CDs, targeted July 14, 2026) | ±3% variance expected on CDs |
| Payment Terms | Net 30 from AIA G702/703 Application; monthly draw schedule | Phase 1 precedent: 100% on-time |
| Retainage | 10% through 50% complete; reduces to 5% thereafter per Phase 1 precedent | Subject to Friends of the Library approval |
| Liquidated Damages | $1,200 / calendar day post–December 12, 2026 Substantial Completion date | Excused: Owner delays, Force Majeure |
| Escalation Clause | Material cost adjustments >4% from June 30, 2026 lock date pass through at cost + 5% handling | Required for GMP acceptance |
| Change Order Markup | GC overhead + profit: 10% on subcontracted work; 15% on self-performed work | Standard market rate |
| Insurance Requirements | CGL $2M each occurrence / $4M aggregate; Builder's Risk $3.5M; Workers' Comp statutory WA | Certificates provided on award |
| GMP Savings Sharing | Savings below GMP shared 50/50 Owner / Contractor | Per AIA A133 Article 5.3 |
| Proposal Validity | 90 calendar days from date of submission — expires September 18, 2026 | — |
Cascade Industrial Builders brings three distinct competitive advantages to Sulphur Springs Public Library: proven familiarity with this specific building and its base building systems from Phase 1, a demonstrated track record of on-time and on-budget delivery for Friends of the Library, and the AIC preconstruction intelligence platform that allows us to estimate with greater accuracy, flag risks earlier, and deliver a more transparent and auditable GMP than any competitor.
We are not simply bidding a job — we are continuing a relationship. The Phase 1 team, including Superintendent Marcus Thompson and MEP subcontractor Greenleaf Mechanical Electric, is available and committed to Phase 2. There is zero learning curve on base building coordination. We know where the conflicts are, we know the building engineer, and we know how to manage three floors of occupied public-building renovation in the heart of Sulphur Springs's CBD.
Our preconstruction analysis, supported by the AIC Franklin agent, identified the schedule risk as the single highest-priority concern on this project. We have already taken steps to address it: we have Greenleaf's PM committed to a July 14 mobilization, and we are in active discussions with a second millwork source as a contingency. We tell you this before you ask because we believe transparency is what builds durable relationships.
This proposal is submitted in good faith and represents our best estimate of the cost to deliver the Sulphur Springs Public Library Interior Renovation as described herein. This GMP Proposal, when signed by both parties, shall constitute the basis for contract negotiation and the issuance of an AIA A133 Standard Form Agreement. Cascade Industrial Builders is prepared to mobilize within 14 days of contract award.