Drywall Scope of Work Checklist: Finishes, Texture, and Cleanup (CSI 09 29 00)

Drywall (Gypsum Board) creates the visible canvas of the home. If the framing is the skeleton, the drywall is the skin. No matter how expensive the paint is, it cannot hide a bad tape joint or a visible screw pop.

For General Contractors, the main friction point in drywall isn’t the hanging; it’s the Finish. “Smooth” means one thing to a budget hanger and something very different to a high-end client.

To ensure you aren’t stuck sanding walls yourself, use this Drywall Scope of Work Checklist (aligned with CSI Division 09).

The Standard Inclusions (The “Must Haves”)

Your Invitation to Bid must separate the labor phases, as they are often billed separately:

• Hanging: Supply and install of 1/2” or 5/8” Gypsum board. (Specify “Lightweight” if preferred).
• Wet Areas: Install of Moisture Resistant (Green/Purple board) in bathrooms and laundry rooms.
• Corner Bead: Installation of metal or paper-faced bead on all outside corners (Specify: Square vs. Bullnose).
• Taping & Mudding: Three coats of compound on all seams and fastener heads.
• Sanding: Final sanding to prepare for paint.
• Protection: Masking off windows and tubs before mudding begins.

The “Scope Gaps” (Where You Lose Money)

1. Level of Finish (The GA vs. Level 5)

• The Trap: The bid says “Standard Finish.” The client wants “Smooth Walls.” You get a texture (orange peel) because that hides imperfections.
• The Fix: Define the Level per GA-214-2015 standards:
  • Level 3: For heavy texture.
  • Level 4: Standard for flat paint.
  • Level 5: Skim coat (for high-gloss paint or harsh lighting conditions).

2. Scrap Removal (The Heavy Lifting)

Drywall waste is heavy and dusty.

• The Trap: The hangers leave 500 lbs of scrap gypsum on the subfloor. They say, “We don’t haul trash.” The cleaners charge you double to move it.
• The Fix: Require “Daily scrap removal to GC provided dumpster” or “Haul off debris entirely.”

3. The “Point-Up” (The Return Trip)

Imperfections are invisible until the primer goes on.

• The Trap: The Painter primes the wall, revealing scratches and bubbles. The Drywaller says, “I’m done, I’m at another job.”
• The Fix: Include a mandatory “Post-Prime Point-Up” visit. The Drywaller must return after the painter primes to fix defects at no extra cost.

4. Buried Electrical Boxes

• The Trap: The hangers speed through and accidentally cover up an outlet box. The Electrician has to cut holes to find it.
• The Fix: Include a clause: “Contractor is responsible for costs to locate and repair any buried electrical or mechanical boxes.”

The Dust Control and Ventilation Protocol

Drywall finishing is arguably the messiest phase of construction. Fine gypsum dust has a way of infiltrating every crack in a building, including the HVAC system. If your furnace is running during sanding without proper filtration, you could be looking at a $1,000 professional duct cleaning bill—or a voided warranty on the HVAC equipment.

Your scope should specify:

1. Vents and Returns: Who is responsible for sealing off HVAC registers and returns with plastic?
2. Vacuum Sanding: For high-end renovations, require the use of HEPA-filtered vacuum sanders to capture 90% of the dust at the source.
3. Climate Control: Drywall compound requires specific temperature and humidity ranges to cure properly. Define who provides the temporary heat or dehumidification.

Without these protections, you’ll spend more on cleaning and equipment repair than you saved on the drywall bid.

Interface Points (Coordination)

• vs. Painter: Who caulks the corners? Usually, the painter caulks the internal angles (wall-to-ceiling), but the Drywaller must tape them first.
• vs. Flooring: The Drywaller must leave a gap (usually 1/2 inch) at the bottom of the wall so the sheet doesn’t wick up moisture from the floor.
• vs. Insulation: The Drywaller cannot hang until the insulation inspection is passed. They are responsible for checking that insulation didn’t fall down before they cover it up.

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Benchmarking Drywall Bids with Bid Bench

Drywall pricing varies by square foot depending on ceiling height and complexity.

Bid Bench helps you analyze the numbers:

1. High Ceiling Detection: Our AI notices if the plans call for 10ft or 12ft ceilings and checks if the bid includes the “High Work” surcharge.
2. Material vs. Labor: It separates the board cost from the finish labor, allowing you to see if a bidder is overcharging on materials.
3. Finish Level Scan: It highlights whether the bidder specified “Level 4” or “Level 5,” ensuring you are comparing equal quality standards.

Get a finish you can be proud of.
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