GrudarScan — sample report
A real scan report — anonymized
See what a real report looks like before you buy one: a real, anonymized report from an actual document set, not a mock-up.
About this document set
This sample is written in the contractor voice (a Bid Scope Review), the voice Grudar for GCs will use. Architect reports carry the same findings, written as the questions bidders will ask before you issue.
Narrative
A plain-language summary of what the scan found, so you know where to start reading.
Scope in this document set
What the documents commit the contractor to.
Showing 11 representative items of 41 real scope findings from this scan. A real report lists every one — this sample page is shortened for readability, nothing in your actual report is ever truncated.
Overall scope: interior renovation
Building construction scope is a repair-and-renovation of an existing, approximately 6,227 sq ft building, covering all interior rooms and finishes plus mechanical, electrical, and plumbing installations.
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Building vacated for construction
The building will be empty during construction; the owner removes all furniture before work begins.
Addendum #1
Utilities and testing by owner
Utilities are provided by the owner. Testing during construction is also by the owner; the general contractor is responsible only for coordinating testing.
Addendum #1
No new doors in scope
No new doors are included in the scope, despite some conflicting language in the hardware schedule; all existing doors and hardware are to remain.
Addendum #1 / Addendum #2
Ceiling painting scope
All ceilings, including those in the offices and the closet, are to be painted.
Addendum #1 / Addendum #2
Exterior repaint scope
Exterior painting scope covers anything existing that is already painted — all previously painted surfaces are to be repainted, including the overhead doors (color selected by the owner).
Addendum #2 / Construction Drawings
Masonry patch scope
Brick veneer repair is to be performed by cutting out and replacing brick with like-kind brick and mortar.
Addendum #2
No landscaping / no photo documentation required
No landscaping is included in the scope of work, and professional photo documentation is not required on this project.
Addendum #2
Existing casework and fixtures reused
Existing kitchen casework and plumbing fixtures are to be removed and reinstalled, not replaced.
Addendum #2 / Construction Drawings
ADA upgrade scope
ADA improvements include an accessible van parking space, two accessible entrance sidewalks, and increased accessibility at one designated toilet room.
Construction Drawings
Moisture remediation required
Moisture remediation is required on all existing and new concrete slabs before any new flooring is installed.
Updated Structural / Civil Drawings
Conflicts to resolve before you price
Where the documents disagree — price one of them, and you priced the wrong one.
All 6 conflicts this scan found are shown below.
Specification inconsistency
Addendum #2's answer to RFI #8 calls for a 6" slab-on-grade with #3 rebar at 16" O.C. for the vehicle-bay slab, but the revised structural detail in the same addendum package shows an 8", 4,000 PSI slab over 6" washed stone with a #4 rebar mat at 12" O.C. each way. The two answers contradict each other.
Suggested question: RFI #8 in Addendum 2 says the vehicle-bay slab is 6" with #3 bar at 16" O.C., but the revised slab detail shows 8" with a #4 mat at 12" O.C. each way. Which one do we bid?
Addendum #2, RFI #8 vs. the revised slab detail
Missing information
Addendum #2's answer to RFI #18 directs bidders to the Finish Specifications for the acoustical ceiling tile basis of design, but the referenced sheet is listed as the Roof Plan in the drawing index and shows no finish specs. The referenced basis of design can't be located.
Suggested question: RFI #18 sends us to Finish Specs for the ACT, but that sheet is the Roof Plan and has no finish specs or ACT basis of design. Where is the ACT basis of design actually located?
Addendum #2, RFI #18 vs. the referenced Finish Specifications sheet
Specification inconsistency
Addendum #2 revises the electrical legend so smoke/carbon detectors suffice everywhere except the kitchen, which needs a heat detector — but it's unclear whether the kitchen gets a standalone heat detector plus a smoke/carbon unit, or a single combination device.
Suggested question: The kitchen needs a heat detector per the addendum. Do you want a standalone heat detector in addition to a smoke/carbon unit, or a single combo device?
Electrical legend vs. Addendum #2
Specification inconsistency
The finish plan's floor-type hatch symbols reference six floor types, but there's no room-by-room assignment confirming which rooms get carpet tile, LVT, sealed concrete, or porcelain tile. The LVT basis of design is internally consistent, but room assignments are unclear.
Suggested question: The finish plan hatches reference floor types 1-6. Can you confirm which rooms get carpet tile, LVT, sealed concrete, and porcelain tile?
Finish Specifications & flooring spec section vs. the finish-plan hatch legend
Specification inconsistency
The finish schedule calls for a same-day curing compound as the sealed finish for one floor type, while the Finish Specs call out a specific floor-sealer product and the concrete spec section separately lists an ASTM C309 curing compound. It's unclear whether the curing compound is the final finish or whether a separate sealer follows.
Suggested question: For sealed concrete floors, is the same-day curing compound also the final sealed finish, or do we apply a separate sealer after curing?
Finish schedule vs. Finish Specs & the concrete spec section
Ambiguous requirement
A structural note states the new slab-on-grade is set approximately 2" below the finished floor of adjacent wings, creating a floor-elevation transition at doorways. The detail for handling that transition isn't specified.
Suggested question: The new slab is noted approximately 2" below the finished floor of adjacent wings. How do you want the transition handled at doorways — ramp, threshold, or built-up floor?
Structural slab-on-grade note
Questions to send
Send these before the bid date; each one is a number you would otherwise guess.
All 12 questions this scan produced are shown below — 11 drafted from the documents, plus 1 from the field-verify question.
Project funding source and wage rates
What is the funding source for this project? If the owner is using federal or state grant dollars, Davis-Bacon / prevailing-wage rates and federal procurement rules can apply — confirm before setting labor rates; it moves the number materially.
Vehicle-bay slab rebar conflict
RFI #8 in Addendum 2 says the vehicle-bay slab is 6" with #3 bar at 16" O.C., but the revised detail shows an 8" slab with a #4 mat at 12" O.C. each way. Which one do we bid?
ACT basis of design location
RFI #18 sends us to the Finish Specs for the acoustical ceiling tile, but that sheet has no finish specs or ACT basis of design. Where is it actually located?
Kitchen detector configuration
The kitchen needs a heat detector per the addendum. Do you want a standalone heat detector in addition to a smoke/carbon unit, or a single combo device?
Room-by-room flooring assignment
The finish-plan hatches reference six floor types. Can you confirm which rooms get carpet tile, LVT, sealed concrete, and porcelain tile?
Sealed-concrete finish sequence
For sealed concrete floors, is the same-day curing compound also the final sealed finish, or do we apply a separate sealer after curing?
Slab transition at doorways
The new slab is noted about 2" below the finished floor of adjacent wings. How do you want the transition handled at doorways — ramp, threshold, or built-up floor?
Civil drawings — preliminary or for construction?
The civil sheets are stamped "preliminary — not for recordation, sales, or conveyance" and carry a different project number than the building set. Can you confirm these are the final for-construction documents, and clarify whether the ADA parking, accessible sidewalks, and any drainage work shown are all in the general contractor's bid scope?
Allowances, unit prices, or alternates
The bid form references a scheduled-allowances section that isn't in the table of contents or project manual, and no alternates or unit prices are listed anywhere. Can you confirm there are no allowances, unit prices, or alternates to carry in the base bid?
Required concrete strength for standard slabs
The concrete spec lists two classes both calling for "minimum compressive strength as indicated," but the drawings only give a strength for the vehicle-bay slab and the trench pour-back. Can you provide the required 28-day compressive strength for the standard slabs-on-grade and any footings, so all bidders price the same mix?
Shower accessories at a demoed fixture
One sheet shows an existing shower being demoed, but the addendum says new toilet accessories are only required at one specific toilet room, with all others existing to remain. Since the accessories spec includes shower curtain rods and curtains, can you clarify whether new shower accessories are required at the demoed shower, or if that fixture is being removed entirely?
Existing conditions — field verification needed before pricing
No reliable square footage could be derived from the drawings or records. Confirm on site: interior usable area and gross footprint; floor-to-floor heights; key room dimensions; the electrical service size/amperage at the main panel; and the HVAC tonnage/capacity and distribution.
Site recon — field-verify list
Risks and flags
Conditions that will drive cost or schedule if left unaddressed.
No structured risk items were produced for this set — see the narrative overview.
Shown here exactly as it renders for a real customer: this particular document set produced zero risk-kind findings, and the report says so plainly instead of leaving the section blank with no explanation. An empty section is never silent.
Coverage
A plain accounting of what this scan read, so you know exactly what's covered and what isn't. This section renders on every report — including a clean one — because "nothing was skipped" is a claim only Coverage gets to make.
- No photos were uploaded, so there is no on-site materials/condition read for this project.
This was a documents-only scan — the 33 images found inside the PDFs were document-embedded figures (title-block logos, detail callouts), not real site photos, so they don't count toward the photo total and the Existing Conditions section doesn't appear on this particular report. A documents-only scan still gets every other section in full.
See what it costs
This report came from a standard, single-building bid set.