Scope Analysis Reports

SpecFinder reads architectural specifications and extracts everything relevant to your trade—materials, quantities, submittal requirements, code compliance triggers, and coordination dependencies with other divisions. It identifies scope items you might miss in manual review, flags potential coordination risks before they become change orders, and organizes the information into actionable reports that help you bid accurately and avoid costly surprises during construction. These sample reports demonstrate how SpecFinder transforms hundreds of pages of technical specifications into clear, trade-specific scope breakdowns.

SCOPE ANALYSIS REPORT

Project: Memorial Regional Hospital – East Wing Renovation

Trade: Division 08 – Doors & Hardware
Spec Sections Analyzed: 08 11 13, 08 71 00, 08 80 00
Analysis Date: November 10, 2025
Generated by: SpecFinder 1.0

PROJECT OVERVIEW

This analysis covers door and hardware scope for the Memorial Regional Hospital East Wing Renovation, a 3-story patient care facility renovation involving 47 door openings across corridors, patient rooms, mechanical spaces, and egress stairwells. The project includes fire-rated assemblies, electrified access control, and ADA-compliant hardware systems.

SCOPE SUMMARY

Your Division 08 scope includes:

47 total door openings (frames, doors, hardware)
18 fire-rated assemblies (20-minute to 90-minute ratings)
12 electrified door assemblies (card reader access control)
6 automatic door operators (main entrance and accessible egress routes)
Complete hardware scheduling and keying coordination
Shop drawings for 8 custom frame assemblies with sidelites

MATERIALS & QUANTITIES

Doors

Standard hollow metal doors (1-3/4″): 29 units

18-gauge steel face, mineral core, factory-primed
Sizes: 3′-0″ x 7′-0″ (23 units), 3′-6″ x 7′-0″ (6 units)

Fire-rated doors (20-minute): 12 units

18-gauge steel, fire-rated mineral core, labeled
Sizes: 3′-0″ x 7′-0″ (10 units), 4′-0″ x 7′-0″ (2 units)

Fire-rated doors (90-minute): 6 units

16-gauge steel, fire-rated composite core, labeled with ceramic blanket
Sizes: 3′-0″ x 8′-0″ (stairwell egress)
FLAG: These require UL 10C positive pressure testing certification

Frames

Standard hollow metal frames (16-gauge): 29 units
Fire-rated frames (14-gauge with intumescent seals): 18 units
Custom frames with sidelites: 8 units
FLAG: Require shop drawings and structural coordination for header support

Hardware

Mortise locksets (Grade 1): 35 sets

Finish: US26D (satin chrome) – 29 sets
Finish: US10B (oil-rubbed bronze) – 6 sets (main entrance)

Electrified mortise locksets with card reader prep: 12 sets

Electric strikes, power transfer hinges, door position switches
COORDINATION REQUIRED: Division 28 (security system integration)

Panic hardware (Grade 1, fire-rated): 14 sets

6 sets with electrified trim (card reader override)
FLAG: Specification prohibits “dogging feature” on stairwell exit doors per IBC 1010.1.9.3

Automatic door operators (low-energy): 6 sets

ADA-compliant with push-button activation and safety sensors
COORDINATION REQUIRED: Division 26 (electrical rough-in and dedicated circuits)

Door closers (Grade 1, adjustable): 41 units

ADA-compliant maximum closing force: 5 lbf
Heavy-duty closers for 90-minute rated doors: 6 units

Hinges:

Standard ball-bearing hinges (4.5″ x 4.5″): 174 units (3 per door)
Heavy-duty hinges for fire-rated doors: 54 units
Power transfer hinges (electrified): 36 units

KEY REQUIREMENTS

Fire Ratings

All fire-rated assemblies require matching labeled components (door, frame, hardware)
90-minute doors require UL 10C positive pressure certification (not just standard fire rating)
Fire-rated panic hardware must be listed for fire door assemblies (verify manufacturer certifications)

Finishes

Main entrance and lobby: US10B (oil-rubbed bronze) – 6 doors
All other locations: US26D (satin chrome) – 41 doors
FLAG: Finish coordination required with owner selections (architect approval required before ordering)

ADA Compliance

All lever hardware must meet ANSI A117.1 Section 404.2.7 (operable with closed fist, max 5 lbf)
Door closers adjusted to maximum 5 lbf opening force per ADA 404.2.9
Automatic operators required on main entrance (2 doors) and accessible egress routes (4 doors)
Thresholds maximum 1/2″ high, beveled per ADA 404.2.5

Electrified Hardware

12 doors require card reader integration with Division 28 access control system
Requires: electric strikes, power transfer hinges, door position switches, request-to-exit (REX) sensors
Wiring and power: Coordinate rough-in with Division 26 (low-voltage conduit runs from security panel)

SUBMITTAL REQUIREMENTS

Shop Drawings

(Required 10 weeks before installation)

Custom frames with sidelites (8 assemblies)
Structural header details and attachment methods
FLAG: Architect review typically takes 21 days – submit early to avoid delays

Product Data

(Required 8 weeks before installation)

Door and frame manufacturer cut sheets
Hardware schedules with finish samples
Fire rating certifications (UL labels)
Automatic operator specifications

Certifications

(Required before installation)

UL 10C positive pressure test reports (90-minute doors)
Fire door assembly listings (matching door/frame/hardware)
ADA compliance documentation (hardware operating force testing)
Electrified hardware compatibility certifications

Samples

(Required for approval before ordering)

Hardware finish samples (US26D and US10B)
Door and frame finish samples (factory primer)

COORDINATION RISKS

🚨 HIGH PRIORITY

1. Electrified Hardware Coordination (Division 08 / 28 / 26)

Issue: Specification states “Division 08 provides all door hardware” but also “coordinate electrified hardware with Division 28”
Risk: Scope gap on who provides electric strikes, power transfer hinges, and wiring rough-in
Action Required: Submit RFI clarifying Division 08 vs. Division 28 responsibilities before bidding
Typical Resolution: Division 08 provides hardware, Division 28 provides control panel/software, Division 26 provides power/conduit

2. Automatic Door Operators (Division 08 / 26)

Issue: Operators require dedicated electrical circuits and may need structural blocking for mounting
Risk: Electrical rough-in not coordinated, or structural support inadequate
Action Required: Coordinate with electrical and structural drawings during submittal phase
Lead Time Impact: Operators have 8-10 week lead time after approval

3. Custom Frames with Sidelites (Division 08 / 03 / 09)

Issue: 8 frames require structural header support and drywall coordination
Risk: Structural framing not provided, or drywall/finish conflicts with frame installation
Action Required: Verify structural support in place before frame delivery; coordinate frame depth with wall thickness

⚠️ MEDIUM PRIORITY

4. Keying System Coordination

Issue: Specification requires “coordinate keying with Owner’s existing master key system”
Risk: Owner delays in providing keying information, or existing core manufacturer unavailable
Action Required: Request keying info from owner immediately upon contract award
Lead Time Impact: Custom keying can add 2-4 weeks to hardware lead time

5. Threshold Heights and Flooring

Issue: ADA requires maximum 1/2″ threshold height, must coordinate with finish floor elevations
Risk: Flooring contractor installs finish floor at wrong elevation, causing ADA violations
Action Required: Confirm finish floor elevations with Division 09 before ordering thresholds

CODE COMPLIANCE NOTES

International Building Code (IBC)

1010.1.9.3: Panic hardware on stairwell doors may not have “dogging feature” (spec compliance confirmed)
1010.1.9: Fire door assemblies require positive-latching hardware (mortise locksets meet requirement)
1010.2.13: Thresholds at egress doors limited to 1/2″ height (verify with flooring elevations)

ADA (ANSI A117.1)

404.2.7: Lever hardware operable with closed fist, 5 lbf maximum (spec compliant)
404.2.9: Door opening force maximum 5 lbf (closer adjustment required during final)
404.3.2: Maneuvering clearances at doors (coordinate with architectural plans for conflicts)

NFPA 80 (Fire Door Assemblies)

All fire-rated assemblies must have field-applied labels (verify labeling requirements with authority having jurisdiction)
Annual fire door inspection required after substantial completion (not in contractor scope, but inform owner)

RECOMMENDED ACTIONS

Before Bidding:

Submit RFI: Clarify Division 08 vs. Division 28 scope for electrified hardware components
Verify structural support: Confirm header framing provided for 8 custom frame assemblies
Request keying info: Contact owner for existing master key system details

After Contract Award:

Submit shop drawings immediately: Custom frames have long lead time (10 weeks fabrication + 3 weeks review)
Coordinate with Division 26: Confirm electrical rough-in locations for 6 automatic operators and 12 electrified doors
Order long-lead items early: 90-minute fire-rated doors and automatic operators (8-10 week lead time)

During Construction:

Verify threshold elevations: Coordinate with flooring contractor before threshold installation
Adjust door closers: Final ADA compliance testing (5 lbf maximum) required before occupancy
Schedule fire door inspection: Arrange third-party inspection after installation (owner responsibility, but flag it)

ESTIMATED SCOPE VALUE

Materials: $87,000 – $95,000
Labor: $28,000 – $32,000
Total Estimated Scope: $115,000 – $127,000

Note: Estimate assumes standard lead times and no electrified hardware scope gaps. Coordination delays or custom keying complications could add 10-15% to cost.

END OF REPORT

SCOPE ANALYSIS REPORT

Project: Central Plaza Office Tower – Tenant Improvement Floors 8-12

Trade: Division 21 – Fire Suppression
Spec Sections Analyzed: 21 13 00, 21 13 13, 21 13 16
Analysis Date: November 10, 2025
Generated by: SpecFinder 1.0

PROJECT OVERVIEW

This analysis covers fire suppression scope for Central Plaza Office Tower Tenant Improvement, a 5-floor office build-out (floors 8-12) requiring complete wet-pipe sprinkler system installation. The project includes new sprinkler risers, seismic bracing, concealed sprinkler heads in T-bar ceilings, and coordination with HVAC ductwork, lighting, and structural elements. The building is fully occupied below and above the work area, requiring phased installation and hot-tie connections to the existing system.

SCOPE SUMMARY

Your Division 21 scope includes:

Complete wet-pipe sprinkler system (5 floors, approximately 85,000 SF total)
2 new sprinkler risers (8″ steel pipe from basement to 12th floor)
Zone control valves and flow switches (one per floor)
Seismic bracing per ASCE 7 (longitudinal and lateral restraints)
Concealed sprinkler heads in acoustical ceilings (white finish, quick-response)
Fire pump coordination (existing pump capacity verification required)
Hydraulic calculations and submittal (full system design with NFPA 13 compliance)

MATERIALS & QUANTITIES

Pipe & Fittings

Main risers (8″ Schedule 40 steel): 240 linear feet

Grooved-end connections throughout
Seismic bracing at maximum 40′ intervals per ASCE 7-16

Branch lines (2″ Schedule 10 steel): 4,800 linear feet

Black steel pipe, threaded connections for heads
Painted per spec (red oxide primer + finish coat)

Drop lines (1″ Schedule 10 steel): 1,200 linear feet

From branch lines to individual heads
Armored flex drops in areas with seismic requirements

Fittings: Grooved elbows, tees, couplings, reducers (estimated 650 units)

Sprinkler Heads

Concealed pendent heads (quick-response, 155°F): 420 units

White finish, recessed escutcheon plates
Standard coverage (130 SF per head)
FLAG: Spec requires “chrome” finish in restrooms and break rooms (32 heads)

Upright heads (for above-ceiling plenum spaces): 85 units

Standard response, 155°F, chrome finish

Control Valves & Devices

Butterfly control valves (OS&Y type): 5 units (one per floor)

Grooved connections, UL/FM approved
Tamper switches and supervisory connections

Flow switches (paddle-type): 5 units

Wired to fire alarm system (coordinate with Division 28)

Pressure gauges: 10 units (upstream/downstream of each control valve)

Test & drain connections: 5 units (one per floor)

Seismic Bracing

Longitudinal bracing assemblies: 68 units

Maximum 40′ spacing on main lines per ASCE 7-16
Attached to structural deck or beams (verify attachment points)

Lateral bracing assemblies: 68 units

Four-way bracing at direction changes and tees
COORDINATION REQUIRED: Structural engineer approval for attachment loads

Fire Pump Coordination

Existing fire pump capacity: 750 GPM @ 125 PSI

ACTION REQUIRED: Verify pump can handle additional 5-floor load
Hydraulic calculations will determine if pump upgrade needed

KEY REQUIREMENTS

NFPA 13 Compliance

Light Hazard Occupancy: Office spaces (0.10 GPM/SF design density)
Design Area: 1,500 SF most remote area
Head Spacing: Maximum 15′ x 15′ coverage (130 SF per head)
Hydraulic Calculations Required: Full system analysis from most remote head to water supply

Seismic Requirements (ASCE 7-16)

Seismic Design Category D (per structural drawings)
Longitudinal bracing: Every 40′ on branch lines 2″ and larger
Lateral bracing: Every 80′ on branch lines, every direction change
Four-way bracing: At cross mains and major tees
Flexible couplings: Required within 24″ of building separation joints

Ceiling Coordination

Acoustical T-bar ceilings: 2′ x 2′ grid throughout
Concealed heads: Require precise coordination with ceiling grid layout
Minimum clearance: 18″ from sprinkler head to top of ceiling tile (per NFPA 13)
FLAG: Some heads may need to be relocated if HVAC diffusers conflict (coordinate during layout)

Hot-Tie Connections

Building remains occupied during construction
Hot-tie procedure required: Connect new risers to existing system under pressure
Owner approval required: Schedule hot-tie work during off-hours (evenings/weekends)
Temporary impairment: Notify building fire marshal 48 hours in advance

SUBMITTAL REQUIREMENTS

Hydraulic Calculations

(Required 12 weeks before installation)

Full system analysis per NFPA 13
Most remote area calculation (1,500 SF design area)
Pump curve verification (existing fire pump capacity)
Water supply test results (coordinate with owner/city for flow test)
FLAG: Architect review typically takes 30 days for hydraulic calcs – submit early

Shop Drawings

(Required 10 weeks before installation)

Sprinkler layout drawings (coordinated with reflected ceiling plans)
Riser diagrams (valve locations, pipe sizing, flow switches)
Seismic bracing details (attachment methods, load calculations)
Coordination drawings (showing conflicts with HVAC, lighting, structure)

Product Data

(Required 8 weeks before installation)

Sprinkler head specifications (manufacturer cut sheets, UL listings)
Pipe and fittings (manufacturer certifications, material specs)
Valves and devices (control valves, flow switches, tamper switches)
Seismic bracing systems (manufacturer load ratings, installation instructions)

Certifications

(Required before final inspection)

Contractor’s Material & Test Certificate (NFPA 13 Appendix C)
Hydrostatic test results (200 PSI for 2 hours, no leaks)
Flush test results (water velocity and clarity per NFPA 13)
Final acceptance test (flow test at inspector’s test connection)

COORDINATION RISKS

🚨 HIGH PRIORITY

1. Fire Pump Capacity Verification (Division 21 / Owner / City)

Issue: Existing fire pump rated at 750 GPM. Adding 5 floors may exceed capacity.
Risk: If hydraulic calcs show insufficient flow, pump upgrade required (not in budget)
Action Required: Obtain water supply test results and verify pump curve BEFORE bidding
Typical Resolution: If pump upgrade needed, submit change order or value-engineer head spacing

2. Seismic Bracing Structural Attachments (Division 21 / 05)

Issue: Seismic bracing requires attachment to structural deck or beams with specific load ratings
Risk: Structural engineer may require additional reinforcement or attachment methods not in original design
Action Required: Submit seismic bracing shop drawings to structural engineer for approval during submittal phase
Lead Time Impact: Structural review can add 2-3 weeks to approval timeline

3. Hot-Tie Connections to Existing System (Division 21 / Owner / Fire Marshal)

Issue: Building remains occupied; hot-tie work requires system shutdown and fire watch
Risk: Owner may restrict work hours or require additional safety measures (increasing labor costs)
Action Required: Confirm hot-tie procedure and schedule restrictions with owner BEFORE bidding
Cost Impact: Weekend/after-hours work can add 20-30% to labor costs

⚠️ MEDIUM PRIORITY

4. HVAC Duct and Sprinkler Head Conflicts (Division 21 / 23)

Issue: Concealed sprinkler heads require precise spacing; HVAC ducts may interfere
Risk: Head relocations required after ceiling layout, causing rework and delays
Action Required: Coordinate sprinkler layout with HVAC shop drawings before rough-in
Schedule Impact: Conflicts discovered late can delay ceiling installation by 1-2 weeks

5. Fire Alarm Integration (Division 21 / 28)

Issue: Flow switches and tamper switches must be wired to building fire alarm panel
Risk: Scope gap on who provides wiring, conduit, and panel programming
Action Required: Clarify Division 21 vs. Division 28 responsibilities for wiring and connections
Typical Resolution: Division 21 provides devices, Division 28 provides wiring and integration

6. Ceiling Grid Layout Coordination (Division 21 / 09)

Issue: Concealed heads must align with 2′ x 2′ ceiling grid; grid layout not finalized
Risk: Heads installed before grid layout finalized, causing misalignment and rework
Action Required: Obtain final reflected ceiling plans before installing drop pipes
Best Practice: Install branch lines first, wait for ceiling grid installation, then install drops

CODE COMPLIANCE NOTES

NFPA 13 (Sprinkler Installation)

7.2.1: Light Hazard occupancy design density 0.10 GPM/SF over 1,500 SF
9.3.5.1: Concealed heads require 18″ clearance above finished ceiling
16.11.5: Seismic protection required per ASCE 7 (Seismic Design Category D confirmed)
25.2: Hydrostatic test at 200 PSI for 2 hours (no pressure loss allowed)

ASCE 7-16 (Seismic Design)

Chapter 13: Nonstructural components require seismic bracing
Table 13.6-1: Sprinkler piping component importance factor Ip = 1.5
13.3.1: Bracing required for piping 2″ diameter and larger
13.6.7.2: Longitudinal bracing every 40′, lateral bracing every 80′