Construction Proposal Template

G

GRANITE RIDGECommercial Construction

CSLB LIC. #1042667 · B-GENERAL
Bonded & Insured · Est. 2004

Construction Proposal & Bid

Suite 400
Office Build-Out

Full tenant improvement of 6,200 SF Class-A office space — Meridian Tower, 1200 Harbor Boulevard, Oakland, CA 94607.

Prepared For

Hawthorne Capital
Partners, LLC

Bid Date

June 24, 2026

Duration

14 Weeks

Total Lump-Sum Bid

$487,350

01 Cover Letter

TO
Daniel Hawthorne, Managing Partner
Hawthorne Capital Partners, LLC
1200 Harbor Blvd, Suite 900, Oakland CA

FROM
Marcus Delgado, President
Granite Ridge Construction, Inc.
Bid Ref. GRC-2614 · June 24, 2026

Dear Mr. Hawthorne,

Thank you for inviting Granite Ridge Construction to bid on the tenant improvement of Suite 400 at Meridian Tower. We have completed a full walkthrough of the existing shell space with your architect of record, Vossberg & Lane, and have reviewed the 60% construction documents dated June 9, 2026. This proposal reflects a complete, turnkey build-out delivered to a warm-shell-plus condition, ready for furniture and occupancy.

Granite Ridge has self-performed more than 140 commercial interior projects across the East Bay since 2004, including four prior build-outs within Meridian Tower itself. We understand the building's loading-dock scheduling, the property manager's after-hours protocols, and the Oakland permitting timeline — knowledge that removes weeks of guesswork from a project like this.

The lump-sum price of $487,350 includes all labor, materials, equipment, supervision, permits, and a 7% contingency for the scope defined in Section 3. It holds firm for 30 days from the bid date. We are prepared to mobilize within ten business days of a signed agreement and to deliver substantial completion in 14 weeks, ahead of your target October 1 occupancy.

We would welcome the opportunity to walk you through any line item in person. Every number in this document is one we stand behind.

Marcus Delgado

President & Qualifying Officer · Granite Ridge Construction, Inc.

02 Scope of Work

The following scope covers complete demolition of the existing partial build-out and construction of a new open-plan office with private offices, conference rooms, a break room, and supporting infrastructure across the full 6,200 SF floor plate.

PH-01 Demolition & Site Prep Demo · Abatement

• Selective demolition of existing metal-stud partitions, ceilings, and abandoned MEP whips throughout the suite.
• Asbestos clearance: floor survey complete — no ACM present per Phase II report (BayEnviro, 5/2026).
• Protect building core, elevator lobby, and adjacent occupied suites with temporary dust partitions and floor protection.
• Haul-off and recycling of demolition debris; minimum 65% diversion per Oakland C&D ordinance.

PH-02 Framing & Drywall Carpentry · Insulation

• New 3-5/8" metal-stud partitions: 9 private offices, 2 conference rooms, break room, IT/server room, and two restroom upgrades.
• Demising walls built to deck with sound-batt insulation (STC-50) at all conference and office partitions.
• Level-4 finish drywall throughout; moisture-resistant board at all wet walls.
• Door rough framing for 18 interior openings; backing for casework, wall-mounted displays, and grab bars.

PH-03 Mechanical · Electrical · Plumbing HVAC · Electrical · Plumbing · Fire

• HVAC: reconfigure existing VAV boxes, add 4 new boxes, balance all zones; new DDC controls tied to base-building EMS.
• Electrical: new 200A sub-panel, LED lighting throughout, 62 duplex receptacles, dedicated server-room circuits, occupancy sensors.
• Plumbing: break-room sink, dishwasher rough-in, and ADA upgrades to two existing restrooms.
• Fire/Life-Safety: sprinkler head relocation for new ceiling grid; fire-alarm device additions and re-test with AHJ.

PH-04 Finishes & Closeout Floor · Paint · Ceiling · Casework

• Carpet tile in open office and private offices; LVT in break room and circulation; polished concrete at reception.
• Suspended acoustical ceiling grid (2×2 tegular) with new lay-in LED fixtures; exposed-structure ceiling at reception.
• Paint all walls (eggshell), doors and frames; accent walls per finish schedule.
• Break-room and reception casework, solid-surface counters, and final cleaning, punch, and as-built closeout.

03 Materials & Specifications

All materials are specified to match the architect's finish schedule and Hawthorne Capital's building standard. Equivalent substitutions require written approval and will be documented by change order.

Flooring — Open Office SPEC A-1

Interface "Human Nature" carpet tile, 25cm modular, glue-down; 10-year commercial wear warranty. Color: Granite Path.

Flooring — Circulation SPEC A-2

Mannington Spacia LVT, 5mm wear layer, with cove base at break room and corridors. Color: Weathered Oak.

Partitions SPEC B-1

ClarkDietrich 3-5/8" 20-ga metal studs at 16" o.c.; 5/8" Type-X gyp board both faces, taped to Level 4.

Ceiling Grid SPEC B-3

Armstrong Ultima 2×2 tegular tile in 15/16" Prelude grid; NRC 0.70, CAC 35; white finish.

Lighting SPEC E-2

Cree ZR Series 2×2 LED troffers, 3500K, 0–10V dimming; occupancy + daylight sensors per Title 24.

HVAC Controls SPEC M-4

Honeywell Spyder DDC controllers integrated to base-building Tridium EMS; per-zone thermostatic control.

Doors & Hardware SPEC C-1

Solid-core plain-sliced maple, 3'0"×8'0"; Schlage L-Series mortise locks, satin chrome; closers at all egress.

Casework SPEC C-5

AWI custom-grade plastic-laminate cabinetry; Wilsonart solid-surface countertops at reception and break room.

Allowances Carried

Item	Basis	Allowance
Appliances — break-room refrigerator, dishwasher, microwave	Owner-selected, GC-installed	$6,500
Signage — suite ID, room ID, ADA	Per code package	$4,200
Window treatments — roller shades, perimeter	1% openness, manual	$11,800
Reception feature wall — wood slat	Material + labor	$9,000

Allowance amounts are carried in the cost breakdown (Section 4). Overages or savings against allowances are reconciled at closeout.

04 Cost Breakdown

Lump-sum pricing by phase and CSI division. All figures in USD and inclusive of labor, material, and equipment unless noted.

Div.	Line Item	Labor	Material	Total
02-41	Selective demolition & debris haul-off	$18,400	$3,100	$21,500
09-21	Metal-stud framing & drywall	$52,800	$29,600	$82,400
07-84	Sound & thermal insulation, firestopping	$9,200	$7,300	$16,500
23-00	HVAC reconfiguration, VAV & controls	$38,500	$31,200	$69,700
26-00	Electrical — power, lighting, low-voltage rough	$41,200	$34,800	$76,000
22-00	Plumbing — break room & ADA restroom upgrades	$14,600	$9,400	$24,000
21-13	Fire sprinkler relocation & alarm devices	$12,800	$6,700	$19,500
09-65	Flooring — carpet tile, LVT, polished concrete	$16,900	$28,300	$45,200
09-51	Acoustical ceilings & grid	$11,400	$13,900	$25,300
09-91	Painting & wall finishes	$13,200	$5,800	$19,000
08-11	Doors, frames & hardware (18 openings)	$9,600	$22,400	$32,000
12-00	Casework, countertops & allowances	$8,800	$22,700	$31,500
	Direct cost of work	$247,400	$215,100	$462,500

General Conditions, Fee & Contingency

Item	Basis	Amount
General conditions & supervision	14 weeks · superintendent, dumpsters, temp facilities	Incl.
Permits & plan-check fees	City of Oakland TI permit	$8,900
Builder's risk & bonding	1.1% of contract	$5,360
Contingency	7% of direct cost	$10,590
Subtotal — indirect		$24,850

Total Lump-Sum BidDirect work + indirect, valid 30 days from bid date

$487,350

Excludes furniture, fixtures & equipment (FF&E), data/AV cabling and devices, owner-vendor security systems, and applicable use tax on owner-furnished items. See exclusions in Section 6.

05 Project Schedule

A 14-week schedule from mobilization to substantial completion, assuming permit issuance within the first two weeks and timely owner decisions on allowance items.

Phase	W1	W2	W3	W4	W5	W6	W7	W8	W9	W10	W11	W12	W13	W14
Mobilize & PermitsPH-00
DemolitionPH-01
Framing & DrywallPH-02
MEP Rough-InPH-03
Inspections & Close WallsPH-03b
Ceilings & FinishesPH-04
Casework & FlooringPH-04b
Punch & CloseoutPH-05

Key Milestones

Target Date	Milestone	Owner Action Required
Jul 8	Permit issued, mobilization	Signed contract + deposit
Jul 29	Framing complete, MEP rough start	Final allowance selections due
Aug 19	City rough-in inspections passed	—
Sep 16	Finishes & casework complete	Pre-punch walkthrough
Sep 30	Substantial completion & turnover	Final payment on punch sign-off

06 Terms & Conditions

Progress Payment Schedule

Draw	Trigger	% of Contract	Amount
Mobilization deposit	On signed contract, before start	10%	$48,735
Draw 1	Demolition & framing complete	25%	$121,838
Draw 2	MEP rough-in inspected & approved	25%	$121,838
Draw 3	Finishes & ceilings complete	25%	$121,837
Final / retention	Substantial completion & punch sign-off	15%	$73,102

Progress invoices are due net-10. A 5% retention is held on each draw and released 35 days after recordation of the Notice of Completion, subject to lien releases.

Warranty

Granite Ridge warrants all labor and materials against defects for one (1) year from substantial completion. Manufacturer warranties on equipment, roofing membranes, and flooring are assigned to the owner and may extend further. Warranty service is provided at no charge within the coverage period.

Change Orders

Any change to the scope, materials, or schedule is documented on a written change order signed by both parties before work proceeds. Pricing follows cost-plus at 15% overhead & profit on self-performed work and 10% on subcontracted work. No verbal authorizations are honored.

Schedule & Delays

The 14-week schedule assumes timely permit issuance, owner decisions within 3 business days, and unobstructed site access during building hours. Excusable delays (owner-directed changes, force majeure, undisclosed conditions) extend the schedule day-for-day without penalty.

Insurance & Bonding

Granite Ridge carries $2M general liability, $1M auto, and statutory workers' compensation. A 100% performance & payment bond is available on request at 1.1% of contract value. Certificates naming the owner and property as additional insured are issued at mobilization.

Exclusions & Clarifications

• Furniture, fixtures & equipment (FF&E), workstations, and appliances beyond the stated allowance.
• Data, telecom, and AV cabling, devices, racks, and termination (owner's low-voltage vendor).
• Security access control, cameras, and monitoring systems.
• Hazardous-material abatement beyond the cleared scope; unforeseen conditions behind existing finishes.
• Structural modifications, exterior/curtain-wall work, and base-building system upgrades.
• Overtime or weekend premium time unless directed by owner via change order.

07 Credentials

Twenty-two years building the East Bay's commercial interiors — licensed, bonded, and fully insured, with an experience-modification rate well below industry average.

22

Years in Business

140+

Commercial Projects

0.78

Safety EMR

Licenses, Bonding & Insurance

Reference No.	Credential	Issuer / Limit
CSLB #1042667	Class B — General Building Contractor	California Contractors State License Board
CSLB C-10	Electrical Contractor classification	California CSLB
BOND #SU-88410	Contractor license & performance bond	Travelers Surety · $25,000 / project bonds available
GL-2210447	Commercial general liability	The Hartford · $2,000,000 aggregate
WC-558031	Workers' compensation	State Fund · statutory, EMR 0.78
DIR #1000019442	Registered public-works contractor	CA Dept. of Industrial Relations

Comparable Recent Projects

Project	Scope	Value	Year
Meridian Tower, Suite 1100 — Oakland	9,400 SF law-firm TI	$712,000	2025
Lakeside Medical Plaza — Oakland	5,800 SF clinic build-out	$540,000	2024
Brightwork Coworking — Berkeley	12,000 SF adaptive reuse	$1,150,000	2024
Harbor Point Fintech — Emeryville	7,100 SF Class-A office TI	$615,000	2023

References and certificates of insurance available on request. Site visits to completed projects can be arranged for the Hawthorne Capital team.

08 Acceptance

By signing below, the parties agree to the scope, schedule, and lump-sum price of $487,350 set out in this proposal (Bid Ref. GRC-2614, dated June 24, 2026) and incorporate it by reference into a forthcoming AIA A101 owner–contractor agreement. This proposal is valid for 30 days from the bid date.

The mobilization deposit of $48,735 (10%) is due upon execution and secures the project start date. Granite Ridge will mobilize within ten business days of receiving the signed agreement and deposit.

Accepted for Owner

Signature

Daniel Hawthorne · Managing Partner

Date

For Granite Ridge Construction

Signature

Marcus Delgado · President

Date

Granite Ridge Construction, Inc. 2210 Wood Street, Oakland, CA 94607 · (510) 555-0148 · estimating@graniteridgebuild.com

CSLB #1042667
Bonded & Insured