Commercial Painter Bids: How to Compare Quotes and Scopes 67771

If you arrange homes for a residing, you be informed shortly that painting is on no account just paint. It is entry, sequencing, warranties that want teeth, and a scope that closes gaps formerly they emerge as switch orders. Whether you run amenities for a healthcare campus, supervise a retail portfolio, or wear the proprietor’s hat on a brand new place of work build, commercial painter bids can glance similar originally glance. The satan sits inside the small print, and it truly is the place the bucks hide.

I have sat on equally aspects of the desk, because the estimator figuring hard work and lift leases after hours, and because the owner’s rep studying 3 proposals that all declare to “paint walls two coats, commonplace prep.” Same words, wildly one-of-a-kind cause. What follows is a pragmatic way to evaluate charges and scopes so you can decide upon the desirable advertisement painter at the appropriate expense and conclude with the construction you meant to have.

What a smooth scope seems like

A clean scope solutions more questions than it increases, in plain language. It outlines exactly what surfaces are incorporated, what substrate circumstance is assumed, how they can be organized, which items will probably be used by brand and device, what number of coats, and what it will take to get to these surfaces thoroughly. It deserve to additionally make time visual, now not simply worth: phasing, after-hours paintings, remedy occasions that have an effect on re-occupancy, and the punch record manner.

A scope that says “paint all walls” is simply not a scope. “Paint stage four gypsum board partitions in corridors a hundred and one to a hundred forty five to mbk painting contractor estimates a uniform conclude utilising Sherwin-Williams ProMar two hundred Zero VOC Eggshell, one primer, two conclude coats, shade by way of owner, current wallcovering removing excluded, minor floor spackling included (dings and nail pops), patching large than 12 inches priced as unit charge upload” is the start of a scope. Long, convinced, but there is much less to fight approximately later.

Commercial portray is not the similar animal as residential repainting. A residential painter operating in a three-bedroom dwelling house does not want to coordinate with sprinkler impairments or irritation regulate probability tests. Commercial painters do, and the bids have to show they have an understanding of these constraints.

Walk the site with intent

If you are taking only one tip, make it this: require a site walk with each one bidding painter and do it with the equal grownup out of your staff each time. Emails under no circumstances change the texture of a breezeway wind on a forty-foot growth or the noise of a tenant that is commercial mbk painting company not going to tolerate a sander at 10 a.m. A respectable stroll catches the issues 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 raise dead 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 elimination or an encapsulating primer is in play. When bidders see you try out, they scope therefore. Ask to look growth joints, parapet caps, and the transition from historic to new additions. Every transition is a threat factor for adhesion or color mismatch.

I as soon as walked a one hundred eighty,000-square-foot warehouse with three estimators. Two priced it at roughly $1.30 in step with rectangular foot. The 1/3 become closer to $1.90. He was the in simple terms person who saw forklift nicks and oil mist around the loading part, then budgeted degreasing, ground safe practices, and a urethane topcoat in a 12,000-rectangular-foot quarter. The first two could have come to come back with amendment orders the primary week. The excessive wide variety was once the trustworthy wide variety.

Align the drawings, the narrative, and reality

Construction bid applications regularly comprise a end agenda, paint legend, and specifications that don't fit the actually spaces. Maybe the TI converted for the duration of cost engineering. Maybe a tenant introduced a characteristic wall after the let set. You need consistency between the drawings, the spec book, and the realities on web site. If the spec calls for eggshell in all corridors however the finish time table shows semi-gloss at Level 1 for some fire-rated doors, the painter’s variety will replicate which rfile they make a decision to imagine. Clarify it formerly they rate it.

Ask each one bidder to surface conflicts they note. The ones who acknowledge gaps, then price an allowance or change, assuredly manage threat greater in the area. The bid that shrugs and “involves time-honored” often expects you to pay for the mismatch later.

Understand who is proposing what

Lift accessories, dumpsters and hauling, renovation for gear and floors, covering and removal of switch plates, hardware reinstallation, shutters and signage removal, caulking at multiple ingredients, crack maintenance, sealant and paint at hole steel frames, even small drywall patches and texture blends, all of those live someplace. If they're now not within the painter’s quantity, they are nevertheless on your funds. The question is even if they're going to tutor up as a different later.

Exterior tasks deliver a moment layer of logistics. Who will pay for visitors manipulate on a hectic retail pad web page, or for night time security around lifts? If a business painter’s bid does not call out permit expenditures for sidewalk closures or the fire watch crucial when portray a stair tower, think it isn't really incorporated.

On interiors, containment and negative air in general subject greater than the paint itself. In healthcare or clear manufacturing, ask for the inflammation keep an eye on plan and appliance listing, not just a sentence that claims “ICRA by using painter.” You favor to see tack mats, zipper doorways, HEPA air scrubbers with rated CFM, day after day cleansing, and waste coping with processes. There is a actual price to doing that paintings safely. If one bid is so much cut down, they usually wave away containment, that is simply not rate reductions, it can be danger.

Prep, prep, and extra prep

Painters love to speak approximately products, but preparation makes the conclude. Compare the prep descriptions line by using line. Light scuff and see major, 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 trying out for block partitions until now elastomeric, those don't seem to be interchangeable. If your block wall effloresces each and every wet season, a masonry conditioner or breathable system will prevent from blisters. If an older university has a couple of lead paint layers below a latex topcoat, the genuine lead-safe paintings practices depend greater than brand names.

Exterior repainting has its very own prep ladder. Pressure washing in PSI degrees so that you can no longer force water behind siding, enabling authentic dry time before coating, getting rid of loose caulk and backer rod, re-caulking employing the appropriate sealant classification and joint profile, scraping to sound edges, feather-sanding, spot-priming naked substrate, and sealing hairline cracks, all need to be spelled out. Vague terms like “regularly occurring prep” customarily mean “we will be able to do what suits the quantity.”

If the painter won't describe substrate tolerances for the equipment they advocate, go on. Reputable business painters can give an explanation for why elastomeric over hairline stucco cracks calls for a distinct movie build, or why DTM on handrails must always get a rust inhibitive primer beneath.

Coats, coverage, and color

One primer, two finish coats has change into shorthand. It is not really a legislation. If your latest color is going to a darker colour, a great single top and one conclude may additionally obtain complete disguise. If you are going from army to off-white in a foyer with LED washes, two end coats over a tinted bonding primer will steer clear of shadowing. Ask every one bidder to state the number of coats and any situations that would difference it. Look for language like “full assurance to uniform colour and sheen, minimum one most advantageous and two conclude coats, up to 3 conclude coats incorporated at no additional money while following the company’s machine.” I actually have written that sentence more than once to stay away from arguing approximately whether a fourth bypass is a free touch-up or a alternate.

Color complexity additionally influences settlement. Accent walls, multi-shade striping in faculties, trademarks, stencils, or corporate emblem standards that require drawdowns and approvals, all add hard work beyond hassle-free rolling. Metallics and deep bases most commonly desire greater dry time and careful staging. A bid that treats them like the other paint will either degrade high-quality or ask for a change order.

Product strategies and why they matter

Not all paints are created same. On advertisement painting, the procedure topics more than the unmarried product. A producer’s formulation is a tested combination: primer, intermediate coat, and end designed for a substrate and environment. Ask bidders to advise complete structures, no longer orphan items. For instance:

Interior administrative center walls: 0-VOC acrylic primer over new drywall, then a scrub-resistant acrylic eggshell with a published scrub ranking above 2,000 cycles. If you clear scuff marks steadily, a higher resin load and more difficult film prevent cash over the years.
Exterior stucco close to the coast: alkali-resistant primer with a pH tolerance up to thirteen, then a breathable elastomeric conclude implemented to a minimum dry movie thickness precise by way of the company, so moisture can break out while rain stays out.
Ferrous metallic stair stringers: mechanical prep or SSPC-SP2/three hand tool cleansing, rust-inhibitive epoxy primer, then an acrylic urethane finish for abrasion resistance.

The painter’s bid ought to cite product lines and sheens, and ideally embody technical tips sheets. If you notice frequent “contractor grade” paint and not using a files, you might be evaluating shadows.

Be wary with upsells. A two-element urethane on an office wall is overkill, but a one-half acrylic on a loading dock bollard is a fake financial system. Match publicity and use to the exact procedure.

Scheduling, get right of entry to, and occupied spaces

The most excellent price in the global does now not assist if the time table is unworkable. On occupied commercial initiatives, the painter’s plan for entry and phasing is a make-or-break element.

If the paintings will have to show up after hours or weekends, the premium will probably be 10 to 30 percent relying on marketplace and duration. Longer setup and teardown in quick windows force fees. A bid that assumes sunlight hours paintings would seem to be amazing until eventually the belongings supervisor reminds you the call middle runs 7 a.m. to 7 p.m. without exceptions. Ask bidders to country running hours, quantity of crews, and the each day creation they anticipate with the aid of region. When you realize a hall is four,000 sq. toes and so they advise two nights for first and 2d coats which include dry time, that means a staff length and velocity possible sanity assess.

Access is probably underestimated. Interior excessive paintings above stairs or in atriums requires a particular carry, and on occasion the construction’s elevator can not manage it. If the painter wishes to bring in a spider carry or pick factors for swing level at the outdoors, the bid must always prove the ones rates and lead instances. If it doesn’t, these funds will arrive later with a hurry expense.

On multi-tenant commercial buildings, be expecting coordination time. Posting notices, handling dirt and smell concerns, sequencing suites to maintain egress clean, operating round protection strategies and card readers that will not be painted, all require additional recognition. If a painter has knowledge to your area, they tend to payment that coordination, and it will pay off in fewer headaches.

Safety, compliance, and insurance coverage are not paperwork

A commercial painter’s protection report is a proxy for how they operate underneath strain. Request EMR (ride amendment charge), OSHA three hundred logs for the beyond three years, and location-specific security plans. A painter with an EMR around 1.zero is regular; less than which is enhanced. If they are going to be operating at peak or with swing degrees, ask for fall policy cover training facts and proof of competent person designation.

If your construction has lead paint, a painter will have to preserve the top lead-dependable certifications and stick to containment law. Hospitals, labs, and schools oftentimes add their very own protocols, from ICRA to background assessments. A painter used to residential repaints might not be completely satisfied in the ones environments, and their low bid will replicate that loss of rigor.

Insurance needs to match the project threat: frequent liability limits, vehicle, umbrella, people’ comp, and, on bigger initiatives, toxins liability while applying solvent-depending products. Verify certificate and endorsements, not just a one-page COI.

Warranties that imply something

Every painter deals a warranty. Few have substance. A one-yr labor and materials guaranty is universal for commercial portray. Three to 5 years could be you'll for outside methods whilst the substrate and prep are precise. Read the exclusions. Normal wear and tear is honest to exclude. Failure as a result of substrate moisture is likewise general to exclude, unless the painter tested and signed off that moisture phases have been applicable. If you pay for moisture trying out on CMU or stucco and the painter has documentation, you've got you have got leverage.

Manufacturer warranties are generally misunderstood. They almost always duvet product replacement, now not labor, and most effective while the system used to be established in line with spec. If a painter presents a 10-12 months producer warranty, ask for the warranty sort and what the hard work insurance feels like. Also ask whether or not the assignment can be inspected through the enterprise’s rep, and no matter if that inspection is included within the price. Those inspections are worthy it, notably on outside envelope work.

Labor assumptions and productivity

When you learn adequate bids, you fully grasp labor math behind the curtain. If a painter expects to produce 1,two hundred to at least one,500 sq. feet in line with painter consistent with day on rolling walls with minimum obstructions, it really is within your means in many business interiors. Add doors, millwork, and accent bands, the number drops. On external stucco with elastomeric at 18 mils moist movie, production charges slow again. A bid that implies heroic creation may perhaps depend on chopping prep. Ask how many painters can be on website online and the anticipated length. Then cost whether or not their workforce size and days align together with your occupancy plan.

Unions and winning salary have effects on labor burden. If your venture is public paintings, the painter should deliver fringe reward and licensed payroll. Compare apples to apples. A non-union bid on non-prevailing paintings will ordinarily come in lower, yet that on my own is not very a motive to decide upon it. Skill, supervision, and safety lifestyle force results 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 could contain a top-grade finish in customary places, a greater long lasting coating in restrooms, nighttime work charges, or a modification from brush-and-roll to spray-and-backroll on block. Unit expenditures duvet unknowns: price per linear foot of caulk elimination and substitute, according to rectangular foot of drywall skim coat past dings, in keeping with door and frame, in line with stair tread, consistent with linear foot of railing.

When you evaluate bids, record alternates facet with the aid of side and be aware which ones subject to your mission. A low base bid with high-priced alternates can expense greater than a bigger base that already comprises what you want. Unit fees aid determine scope holes for the duration of creation devoid of a fight. If two painters have unit expenses which are half of and double each and every other, respectively, ask how they derived them. The solutions will inform you who understood the paintings.

Comparing advertisement and home painters on crossover jobs

There are occasions while a residential painter is the top suit, even for a small business area. A boutique legislation workplace of 2,500 square toes with fashioned hours and no bizarre get right of entry to could enjoy the finesse of a residential crew used to tight trim and purchaser hand-keeping. Conversely, a residential painter who does now not personal lifts, has no expertise with swing phases, or lacks the assurance limits for a downtown facade need to not lower their the teeth to your eight-story exterior repaint.

In combined-use constructions, you can routinely straddle the two worlds. Residential portray trip allows in general components in which end exceptional and contact-up sensitivity matter. Commercial sense is foremost in garages, stair towers, and retail shells wherein durability and schedule hold more weight. The bids will replicate these strengths. Do now not power a residential painter right into a commercial challenge they are no longer deploy to execute, or vice versa. The cheapest range turns into the most costly lesson.

How to normalize bids until now you pick

Before you decide on a painter, carry the bids to a undemanding baseline. Create a short addendum that clarifies ambiguities and ship it to all bidders mbk painting reviews with a request to revise numbers most effective if the explanation modifications scope. Clarify:

Working hours, phasing, and access constraints.
Exact surfaces and quantities covered, with takeoff pages or marked plans.
Product programs with the aid of zone, along with primer, finish, and sheen.
Prep ideas and any substrate trying out required.
Responsibility for lifts, preservation, containment, allows for, and waste.
Punch list technique, guaranty size and stipulations.

With that addendum, one could see numbers tighten and excuses vanish. The bids that remain a ways apart aas a rule mirror true differences in high quality, hard work, or menace pricing. Then which you could prefer based mostly on price, no longer thriller.

Beyond the range: supervision and communication

Two painters can use the similar merchandise and nevertheless give one-of-a-kind effects thanks to supervision. Ask who the running foreman or superintendent should be to your process. Meet them. A amazing foreman can run two to 4 crews correctly, preserve every day logs, set up punch proactively, and shield your tenant relationships. A weak foreman turns a common venture into a chaos of ladders and ignored spots.

Daily conversation reduces rework. A plain rhythm works: a morning investigate-in to determine components and hours, an conclusion-of-day walk to be aware development, matters, and what's masked or open. Ask painters to advocate their communique plan in writing, which include how they will doc prep, wet movie thickness whilst required, and color approvals. If you goal for a repaint with minimal punch, get purchase-in that they are going to light rooms horizontally and vertically for ultimate contact-ups, no longer just look at a wall at midday and get in touch with it reliable.

Numbers at the back of the paint: what drives cost

When you spot a ramification of 20 to forty p.c between business painter quotes, right here are the same old drivers:

Prep intensity. Aggressive prep quotes exertions up front and saves mess ups later. Shallow prep makes a bid appear advantageous and fails in a 12 months.
Access. The desirable lift and staging add millions, often tens of thousands, to a bid. If one bidder misses it, they may be no longer more cost effective, just incomplete.
After-hours premiums. Nights and weekends stretch setup, cleanup, and supervision. The multiplier varies by way of market.
Product decision. A premium acrylic or urethane quotes more per gallon, but the gallon charge is often a smaller fraction of complete than other people imagine. Labor dominates. A $10 according to gallon big difference may perhaps shift the venture by way of a few hundred funds, when hard work assumptions swing within the tens of hundreds.
Supervision and overhead. Better-controlled companies cost for container management, security, and office work. You pay for that, and also you more often than not get fewer complications.

Knowing these levers is helping you learn earlier the underside line and expect the place a bid may possibly change into extras.

A short anecdote: chasing the bargain

A neighborhood place of work Jstomer as soon as chose a painter who was 18 p.c. inexpensive than a higher bid on a forty,000-square-foot refresh throughout 3 flooring. Their number assumed sunlight hours entry, though we had instructed all bidders the flooring might be partially occupied. Week one, the tenant raised the alarm approximately odors and noise. The painter stopped, repriced for nights, and requested for extra greenbacks to quilt carry leases that they had glossed over for 2 high atriums. The revised wide variety? Four % upper than the second one-area bid. We misplaced two weeks and goodwill with the tenant. The lesson caught: pressure alignment on entry and logistics previously you award.

Practical crimson flags in business painter bids

You do not want to be an professional to identify complication. A few signs and symptoms deserve excess questions:

The bid consists of “paint external” devoid of naming substrates or sq. footage.
Product specifications examine “fit existing,” and not using a process identified.
No point out of patching limits or unit quotes for added upkeep.
A schedule promise that compresses cure times unrealistically, relatively for epoxies and urethanes.
Insurance certificate that lists low preferred legal responsibility limits or lacks endorsements required by your lender or landlord.

A painter who expects to win on a indistinct scope is enjoying a quick sport. You want anybody prepared to write down the undertaking into existence.

Making apples-to-apples gentle: a one-page evaluation worksheet

Creating a straightforward summary allows you provide the selection to stakeholders. Build a one-page worksheet that lists every bidder throughout columns and here rows:

Base bid volume and alternates with totals.
Surfaces and portions blanketed: walls, ceilings, doorways/frames, stair towers, exterior elevations through edge.
Product tactics by means of area and sheen levels.
Prep scope highlights and exclusions.
Access plan and gadget: lifts, stages, containment.
Working hours and the calendar duration.
Warranty length and circumstances, along with brand 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, you'll be able to have a obvious comparison that travels good throughout e mail threads and meetings.

Where residential expertise fits in a advertisement world

If you manipulate a mixed portfolio with both residential and advertisement homes, you would from time to time wonder no matter if your pass-to residential painter can take on a smaller industrial painting undertaking. The resolution lives in constraints, not rectangular pictures. A five,000-rectangular-foot boutique retail buildout with tight millwork and branding most likely blessings from the finesse of a residential crew used to first-rate cutting and Jstomer stroll-throughs. A five,000-sq.-foot network core gymnasium with 28-foot partitions and a wooden surface does not; it rewards a industrial painter who owns lifts, knows find out how to maintain really good floors, and can hit construction rates correctly at top. Choosing with the aid of expertise profile, not simply through fee, protects time table and conclude quality.

Negotiating devoid of hollowing the scope

You can negotiate responsibly. If a fashionable painter lands relatively above price range, communicate about scope differences that do not damage functionality. In places of work, shifting two accent colours to one, opting for a scrub-resistant mid-tier line in place of a top rate brand where site visitors is gentle, or shifting a stair tower to a separate phase next sector are straightforward levers. Do now not ask them to shorten remedy occasions, skip primer on marginal substrates, or scale down movie thickness. That trades dollars now for failures later.

Request value-engineer alternates: a the various elastomeric with identical breathability and guarantee, a boost condo strategy that mixes phases to shrink weeks of machine on website, or a transformed collection that cuts mobilizations. A pro business painter will find mark downs in logistics more basically than in gallons.

Closeout that sticks

A paint process ends smartly whilst closeout will not be a scramble. Before work begins, agree on:

Submittals: very last coloration time table, product documents, and SDS on report.
Mockups: outline where and the way you can actually approve colorations and sheens in situ.
Punch technique: one essential punch by you and the architect if suitable, one correction bypass, and a remaining recognition stroll. Avoid death with the aid of one thousand micro-punches.
O&M packet: guaranty letters, contact-up strategies by using house, and leftover categorised substances kept in a outlined location.

When industrial painters understand how you'll judge achievement, they goal there. You shrink the gray area, and the closing 2 p.c of the task, which in many instances takes 20 p.c. of the time, goes faster.

The payoff of a properly-as compared bid

When you do the paintings to line up scopes and compare charges deeply, 3 good matters show up. First, you spend payment the place it things: on prep, get admission to, and supervision that save you failures. Second, you look after your agenda and tenants, given that the plan suits actuality. Third, you create a familiar that future bids needs to meet, which raises the nice of proposals you obtain subsequent time. The charge to get there is about a hours of based web site walks, a transparent addendum, and a disciplined evaluation. The go back is measured in years of blank walls, sealed envelopes, and a quiet inbox.

Commercial portray is one of those trades the place expertise leaves fingerprints. The nice bids examine like a map of your development. If you choose the painter who drew the clearest map, your assignment will sense much less like a chance and extra like what it should still be, a effectively-controlled maintenance or capital advantage that serves the development and the of us inside of 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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