Commercial Painter Bids: How to Compare Quotes and Scopes 76847

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If you manage structures for a dwelling, you read straight away that portray is on no account simply paint. It is access, sequencing, warranties that want teeth, and a scope that closes gaps in the past they transform amendment orders. Whether you run amenities for a healthcare campus, supervise a retail portfolio, or put on the owner’s hat on a new place of business construct, industrial painter bids can seem to be identical to start with look. The devil sits inside the information, and it really is wherein the money disguise.

I even have sat on both sides of the desk, as the estimator figuring labor and lift leases after hours, and as the owner’s rep examining 3 proposals that every one claim to “paint partitions two coats, commonplace prep.” Same phrases, wildly distinct rationale. What follows is a sensible method to examine rates and scopes so you can go with the correct commercial painter on the good charge and end with the building you meant to have.

What a clean scope looks like

A fresh scope solutions more questions than it increases, in plain language. It outlines exactly what surfaces are covered, what substrate condition is thought, how they can be organized, which items shall be utilized by corporation and technique, what number coats, and what it may take to get to these surfaces appropriately. It should always also make time seen, now not simply worth: phasing, after-hours paintings, treatment times that have an affect on re-occupancy, and the punch list method.

A scope that announces “paint all walls” shouldn't be a scope. “Paint degree four gypsum board walls in corridors one zero one to a hundred forty five to a uniform conclude making use of Sherwin-Williams ProMar 200 Zero VOC Eggshell, one primer, two finish coats, coloration by proprietor, present wallcovering removal excluded, minor surface spackling included (dings and nail pops), patching larger than 12 inches priced as unit money upload” is the start of a scope. Long, definite, yet there's much less to fight about later.

Commercial painting is not the comparable animal as residential repainting. A residential painter running in a 3-bedroom dwelling does no longer need to coordinate with sprinkler impairments or an infection manage possibility exams. Commercial painters do, and the bids may want to turn out they comprehend these constraints.

Walk the web page with intent

If you take best one tip, make it this: require a website walk with every single bidding painter and do it with the comparable someone from your team at any time when. Emails not at all exchange the texture of a breezeway wind on a forty-foot boom or the noise of a tenant that won't tolerate a sander at 10 a.m. A exact walk catches the things that separate a good bid from an optimistic quantity: chalking EIFS that desires a bonding primer, peeling elastomeric that telegraphs hidden moisture, or a pipe run that makes a scissor carry vain 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, full removal or an encapsulating primer is in play. When bidders see you experiment, they scope as a result. Ask to determine growth joints, parapet caps, and the transition from historical to new additions. Every transition is a risk element for adhesion or shade mismatch.

I as soon as walked a 180,000-rectangular-foot warehouse with 3 estimators. Two priced it at more or less $1.30 in step with rectangular foot. The 3rd become closer to $1.ninety. He became the simplest person who seen forklift nicks and oil mist round the loading side, then budgeted degreasing, ground preservation, and a urethane topcoat in a 12,000-sq.-foot region. The first two may have come again with amendment orders the 1st week. The excessive range was the sincere number.

Align the drawings, the narrative, and reality

Construction bid applications mostly incorporate a end schedule, paint legend, and specs that don't healthy the certainly areas. Maybe the TI modified for the duration of price engineering. Maybe a tenant added a characteristic wall after the allow set. You desire consistency between the drawings, the spec e book, and the realities on web page. If the spec calls for eggshell in all corridors but the finish time table shows semi-gloss at Level 1 for a few hearth-rated doorways, the painter’s wide variety will reflect which file they settle on to feel. Clarify it previously they cost it.

Ask every single bidder to floor conflicts they be aware. The ones who acknowledge gaps, then fee an allowance or alternate, mostly control possibility more suitable within the area. The bid that shrugs and “includes fashionable” recurrently expects you to pay for the mismatch later.

Understand who is presenting what

Lift appliance, dumpsters and hauling, insurance policy for system and floor, covering and removing of change plates, hardware reinstallation, shutters and signage removal, caulking at diverse components, crack maintenance, sealant and paint at hole metallic frames, even small drywall patches and texture blends, all of those dwell someplace. If they may be now not in the painter’s quantity, they're nevertheless for your finances. The question is regardless of whether they can express up as one other later.

Exterior projects deliver a 2nd layer of logistics. Who will pay for site visitors control on a busy retail pad web site, or for night time protection around lifts? If a business painter’s bid does not name out enable quotes for sidewalk closures or the fire watch vital whilst painting a stair tower, assume it is not protected.

On interiors, containment and poor air in many instances count extra than the paint itself. In healthcare or sparkling production, ask for the infection manage plan and kit listing, not only a sentence that claims “ICRA via painter.” You want to determine tack mats, zipper doorways, HEPA air scrubbers with rated CFM, on daily basis cleansing, and waste handling approaches. There is a proper rate to doing that paintings effectively. If one bid is a lot cut, and that they wave away containment, that seriously isn't savings, it can be probability.

Prep, prep, and more prep

Painters love to chat approximately merchandise, however instruction makes the conclude. Compare the prep descriptions line by means of line. Light scuff and see preferable, 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 walls earlier than elastomeric, these are not interchangeable. If your block wall effloresces each wet season, a masonry conditioner or breathable approach will save you from blisters. If an older university has numerous lead paint layers lower than a latex topcoat, the suitable lead-safe paintings practices depend extra than logo names.

Exterior repainting has its possess prep ladder. Pressure washing in PSI tiers on the way to no longer force water in the back of siding, enabling genuine dry time previously coating, putting off loose caulk and backer rod, re-caulking utilizing the perfect sealant style and joint profile, scraping to sound edges, feather-sanding, spot-priming naked substrate, and sealing hairline cracks, all must be spelled out. Vague words like “ordinary prep” largely suggest “we are able to do what matches the number.”

If the painter won't be able to describe substrate tolerances for the machine they suggest, transfer on. Reputable industrial painters can provide an explanation for why elastomeric over hairline stucco cracks calls for a special movie construct, or why DTM on handrails may still get a rust inhibitive primer below.

Coats, insurance plan, and color

One primer, two end coats has changed into shorthand. It is not really a regulation. If your current color is going to a darker coloration, a pleasant single most suitable and one conclude also can in attaining full hide. If you are going from military to off-white in a foyer with LED washes, two finish coats over a tinted bonding primer will preclude shadowing. Ask every single bidder to country the quantity of coats and any circumstances which could trade it. Look for language like “full insurance plan to uniform shade and sheen, minimal one most efficient and two finish coats, up to 3 conclude coats covered at no additional payment when following the brand’s formula.” I have written that sentence extra than as soon as to prevent arguing approximately even if a fourth skip is a free touch-up or a modification.

Color complexity additionally impacts rate. Accent partitions, multi-color striping in faculties, logos, stencils, or corporate model principles that require drawdowns and approvals, all upload hard work past straightforward rolling. Metallics and deep bases ordinarily desire extra dry time and careful staging. A bid that treats them like every other paint will either degrade high quality or ask for a amendment order.

Product procedures and why they matter

Not all paints are created identical. On business portray, the process things more than the unmarried product. A corporation’s approach is a proven mixture: primer, intermediate coat, and conclude designed for a substrate and ecosystem. Ask bidders to endorse complete procedures, no longer orphan merchandise. For instance:

  • Interior place of business partitions: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a posted scrub rating above 2,000 cycles. If you blank scuff marks sometimes, a better resin load and harder film prevent funds over the years.

  • 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 film thickness precise by using the manufacturer, so moisture can get away when rain stays out.

  • Ferrous metal stair stringers: mechanical prep or SSPC-SP2/3 hand tool 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 contain technical facts sheets. If you notice ordinary “contractor grade” paint with out documents, you might be comparing shadows.

Be wary with upsells. A two-aspect urethane on an office wall is overkill, yet a one-phase acrylic on a loading dock bollard is a false financial system. Match exposure and use to the true process.

Scheduling, get admission to, and occupied spaces

The the best option expense within the international does now not assist if the schedule is unworkable. On occupied business tasks, the painter’s plan for get entry to and phasing is a make-or-destroy detail.

If the paintings ought to turn up after hours or weekends, the premium might be 10 to 30 % relying on market and duration. Longer setup and teardown in quick windows drive expenses. A bid that assumes daylight paintings may look beautiful till the estate supervisor reminds you the call center runs 7 a.m. to 7 p.m. with out a exceptions. Ask bidders to country running hours, wide variety of crews, and the on a daily basis construction they are expecting by way of area. When you realize a corridor is four,000 sq. ft and they endorse two nights for first and second coats along with dry time, that means a crew dimension and tempo you would sanity examine.

Access is typically underestimated. Interior excessive work above stairs or in atriums calls for a specific carry, and often times the development’s elevator can not address it. If the painter wants to herald a spider carry or opt for issues for swing degree at the external, the bid should instruct the ones costs and lead times. If it doesn’t, the ones dollars will arrive later with a hurry rate.

On multi-tenant business homes, are expecting coordination time. Posting notices, coping with filth and odor concerns, sequencing suites to retain egress transparent, operating round defense methods and card readers that are not able to be painted, all require extra consideration. If a painter has feel in your area, they have a tendency to cost that coordination, and it will pay off in fewer headaches.

Safety, compliance, and insurance coverage are usually not paperwork

A business painter’s safe practices document is a proxy for how they operate less than power. Request EMR (adventure amendment charge), OSHA 300 logs for the past 3 years, and placement-exclusive security plans. A painter with an EMR around 1.zero is average; under which is higher. If they can be working at height or with swing degrees, ask for fall security guidance information and evidence of powerfuble individual designation.

If your building has lead paint, a painter needs to hold the appropriate lead-nontoxic certifications and stick to containment guidelines. Hospitals, labs, and colleges repeatedly upload their possess protocols, from ICRA to heritage tests. A painter used to residential repaints may not be cushty in those environments, and their low bid will mirror that loss of rigor.

Insurance may want to fit the mission danger: everyday legal responsibility limits, auto, umbrella, staff’ comp, and, on bigger tasks, pollutants liability when because of solvent-founded items. Verify certificate and endorsements, not just a one-page COI.

Warranties that imply something

Every painter bargains a guarantee. Few have substance. A one-year hard work and materials warranty is usual for business painting. Three to 5 years might possibly be manageable for outside strategies whilst the substrate and prep are good. Read the exclusions. Normal wear and tear is truthful to exclude. Failure due to the substrate moisture can also be widespread to exclude, until the painter proven and signed off that moisture tiers were appropriate. If you pay for moisture checking out on CMU or stucco and the painter has documentation, you may have leverage.

Manufacturer warranties are usually misunderstood. They more commonly disguise product replacement, now not labor, and basically whilst the system changed into put in in step with spec. If a painter delivers a 10-year brand assurance, ask for the guaranty style and what the exertions coverage appears like. Also ask no matter if the venture could be inspected by the company’s rep, and even if that inspection is covered within the fee. Those inspections are well worth it, principally on exterior envelope paintings.

Labor assumptions and productivity

When you examine satisfactory bids, you realize hard work math behind the curtain. If a painter expects to produce 1,two hundred to at least one,500 sq. feet per painter in line with day on rolling partitions with minimum obstructions, it is low-priced in many business interiors. Add doors, millwork, and accent bands, the variety drops. On outdoors stucco with elastomeric at 18 mils rainy movie, manufacturing premiums sluggish lower back. A bid that implies heroic construction may possibly depend on cutting prep. Ask how many painters could be on web site and the predicted duration. Then examine even if their workforce size and days align along with your occupancy plan.

Unions and winning salary have an effect on labor burden. If your venture is public paintings, the painter would have to bring fringe advantages and authorized payroll. Compare apples to apples. A non-union bid on non-prevailing paintings will most commonly come in cut back, yet that on my own is not very a purpose to go with it. Skill, supervision, and safety subculture power outcome extra than salary tables.

Reading alternates and unit prices

Savvy painters use alternates and unit pricing to give you control without sandbagging the base bid. Alternates may well come with a bigger-grade finish in basic components, a greater long lasting coating in restrooms, night work charges, or a trade from brush-and-roll to spray-and-backroll on block. Unit expenses disguise unknowns: expense according to linear foot of caulk removal and alternative, in step with rectangular foot of drywall skim coat past dings, consistent with door and frame, in keeping with stair tread, according to linear foot of railing.

When you compare bids, record alternates aspect by using area and notice which of them depend for your project. A low base bid with steeply-priced alternates can cost extra than a upper base that already contains what you want. Unit expenditures aid determine scope holes in the time of creation with no a fight. If two painters have unit costs that are 1/2 and double each other, respectively, ask how they derived them. The answers will let you know who understood the paintings.

Comparing business and home painters on crossover jobs

There are times when a residential painter is the proper match, even for a small business house. A boutique regulation place of work of 2,500 rectangular toes with favourite hours and no bizarre access may well benefit from the finesse of a residential staff used to tight trim and Jstomer hand-retaining. Conversely, a residential painter who does now not own lifts, has no trip with swing stages, professional mbk painting contractor or lacks the insurance limits for a downtown facade have to now not minimize their tooth on your eight-tale outside repaint.

In mixed-use structures, it is easy to by and large straddle each worlds. Residential painting adventure supports in well-liked parts the place end exceptional and contact-up sensitivity count. Commercial enjoy is integral in garages, stair towers, and retail shells where longevity and time table bring extra weight. The bids will mirror these strengths. Do now not power a residential painter right into a advertisement assignment they are now not manage to execute, or vice versa. The least expensive wide variety becomes the most costly lesson.

How to normalize bids prior to you pick

Before you settle upon a painter, carry the bids to a traditional baseline. Create a quick addendum that clarifies ambiguities and ship it to all bidders with a request to revise numbers solely if the clarification alterations scope. Clarify:

  • Working hours, phasing, and get right of entry to constraints.
  • Exact surfaces and quantities included, with takeoff pages or marked plans.
  • Product tactics with the aid of vicinity, along with primer, conclude, and sheen.
  • Prep standards and any substrate checking out required.
  • Responsibility for lifts, insurance policy, containment, permits, and waste.
  • Punch list approach, warranty period and prerequisites.

With that addendum, you'll see numbers tighten and excuses vanish. The bids that remain a ways aside frequently mirror authentic alterations in quality, labor, or hazard pricing. Then one can desire based licensed mbk painting company mostly on importance, now not mystery.

Beyond the number: supervision and communication

Two painters can use the related items and nevertheless carry diversified result due to supervision. Ask who the operating foreman or superintendent shall be in your activity. Meet them. A effective foreman can run two to four crews simply, retailer every single day logs, cope with punch proactively, and secure your tenant relationships. A vulnerable foreman turns a honest task into a chaos of ladders and ignored spots.

Daily communication reduces transform. A ordinary rhythm works: a morning inspect-in to confirm spaces and hours, an cease-of-day stroll to be aware progress, issues, and what's masked or open. Ask painters to advocate their communique plan in writing, along with how they may file prep, wet movie thickness when required, and colour approvals. If you goal for a repaint with minimum punch, get buy-in that they're going to faded rooms horizontally and vertically for last contact-ups, now not just look at a wall at noon and contact it smart.

Numbers at the back of the paint: what drives cost

When you notice a ramification of 20 to 40 p.c. among commercial painter charges, right here are the same old drivers:

  • Prep depth. Aggressive prep expenses labor up entrance and saves disasters later. Shallow prep makes a bid appearance quality and fails in a yr.
  • Access. The true lift and staging add 1000's, infrequently tens of 1000s, to a bid. If one bidder misses it, they are not less expensive, just incomplete.
  • After-hours premiums. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies via market.
  • Product decision. A top rate acrylic or urethane rates greater consistent with gallon, however the gallon settlement is often a smaller fraction of complete than americans consider. Labor dominates. A $10 in step with gallon difference may well shift the assignment by means of a number of hundred cash, at the same time labor assumptions swing in the tens of countless numbers.
  • Supervision and overhead. Better-controlled firms rate for subject administration, safe practices, and paperwork. You pay for that, and you more often than not get fewer headaches.

Knowing these levers enables you learn beyond the bottom line and predict in which a bid might change into extras.

A temporary anecdote: chasing the bargain

A neighborhood office buyer as soon as selected a painter who turned into 18 percentage more affordable than a better bid on a 40,000-sq.-foot refresh across 3 floors. Their variety assumed daylight hours get admission to, though we had informed all bidders the flooring might be partially occupied. Week one, the tenant raised the alarm about odors and noise. The painter stopped, repriced for nights, and requested for added funds to cover carry rentals they had glossed over for two top atriums. The revised number? Four p.c increased than the second one-place bid. We misplaced two weeks and goodwill with the tenant. The lesson stuck: drive alignment on access and logistics until now you award.

Practical pink flags in business painter bids

You do no longer need to be an expert to identify trouble. A few indications deserve excess questions:

  • The bid contains “paint outside” with out naming substrates or sq. footage.
  • Product specs examine “healthy current,” with out formula recognized.
  • No mention of patching limits or unit expenses for added maintenance.
  • A time table promise that compresses healing times unrealistically, primarily for epoxies and urethanes.
  • Insurance certificate that lists low everyday legal responsibility limits or lacks endorsements required through your lender or landlord.

A painter who expects to win on a imprecise scope is taking part in a brief recreation. You want any individual willing to put in writing the assignment into lifestyles.

Making apples-to-apples mild: a one-web page comparability worksheet

Creating a useful abstract supports you current the resolution to stakeholders. Build a one-web page worksheet that lists each bidder across columns and here rows:

  • Base bid quantity and alternates with totals.
  • Surfaces and portions blanketed: walls, ceilings, doors/frames, stair towers, exterior elevations by means of edge.
  • Product methods by using edge and sheen levels.
  • Prep scope highlights and exclusions.
  • Access plan and kit: lifts, degrees, containment.
  • Working hours and the calendar duration.
  • Warranty period and conditions, which include producer involvement.
  • Safety metrics and supervision plan.
  • References for an identical work, with contact names.

Populate it from the proposals and your clarifying addendum. When you sit together with your CFO or owner, one can have a transparent comparability that travels effectively throughout electronic mail threads and meetings.

Where residential feel suits in a advertisement world

If you handle a blended portfolio with equally residential and business homes, you're going to now and again ask yourself whether or not your cross-to residential painter can take on a smaller advertisement portray venture. The resolution lives in constraints, no longer rectangular footage. A 5,000-sq.-foot boutique retail buildout with tight millwork and branding quite often advantages from the finesse of a residential group used to high quality chopping and consumer walk-throughs. A 5,000-rectangular-foot network core health club with 28-foot walls and a picket ground does now not; it rewards a commercial painter who owns lifts, is familiar with how one can secure specialised flooring, and might hit construction quotes appropriately at top. Choosing by way of revel in profile, no longer simply by way of fee, protects time table and finish nice.

Negotiating devoid of hollowing the scope

You can negotiate responsibly. If a general painter lands a little above funds, communicate approximately scope ameliorations that don't hurt functionality. In places of work, transferring two accessory shades to at least one, identifying a scrub-resistant mid-tier line in preference to a premium brand the place visitors is easy, or shifting a stair tower to a separate part next quarter are sincere levers. Do now not ask them to shorten healing times, bypass primer on marginal substrates, or minimize film thickness. That trades bucks now for screw ups later.

Request significance-engineer alternates: a other elastomeric with related breathability and warranty, a boost condominium process that mixes stages to lessen weeks of accessories on website online, or a modified sequence that cuts mobilizations. A professional industrial painter will find rate reductions in logistics more as a rule than in gallons.

Closeout that sticks

A paint job ends properly while closeout isn't really a scramble. Before paintings starts offevolved, agree on:

  • Submittals: very last coloration time table, product info, and SDS on report.
  • Mockups: outline in which and how you would approve shades and sheens in situ.
  • Punch approach: one fundamental punch with the aid of you and the architect if applicable, one correction pass, and a closing recognition walk. Avoid loss of life through a thousand micro-punches.
  • O&M packet: guarantee letters, contact-up strategies with the aid of location, and leftover labeled parts saved in a described region.

When business painters recognize how you may judge luck, they target there. You limit the gray enviornment, and the last 2 percent of the task, which commonly takes 20 p.c of the time, goes sooner.

The payoff of a neatly-when put next bid

When you do the paintings to line up scopes and compare prices deeply, 3 magnificent issues happen. First, you spend cost the place it matters: on prep, access, and supervision that evade disasters. Second, you defend your agenda and tenants, seeing that the plan matches actuality. Third, you create a well-liked that destiny bids need to meet, which increases the pleasant of proposals you be given subsequent time. The can charge to get there's a couple of hours of based web site walks, a clean addendum, and a disciplined contrast. The return is measured in years of blank walls, sealed envelopes, and a quiet inbox.

Commercial painting is one of these trades in which trip leaves fingerprints. The highest bids study like a map of your development. If you elect the painter who drew the clearest map, your assignment will really feel less like a bet and greater like what it may want to be, a neatly-controlled protection or capital advantage that serves the constructing and the of us 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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