Side-by-side comparison
| Item | Proposal A | Proposal B | Proposal C |
|---|---|---|---|
| Assessment visit before quoting | |||
| Rooms and surfaces listed by name | |||
| Cleaning method for walls, ceilings, cabinets | |||
| Soft materials: remove, clean or replace | |||
| Cooling units, filters and any unit-only ducts | |||
| Whole-space treatment method, if any | |||
| Re-entry time and neighbor precautions | |||
| Fragrance used or not | |||
| Recommended timing for primer and paint | |||
| How results are checked, and when | |||
| What happens if odor returns | |||
| Written invoice listing rooms and work | |||
| Proof of liability insurance provided |
Questions to send every bidder
- How will you tell whether odor comes from residue in the unit or from smoke drifting in from elsewhere?
- Which materials do you recommend replacing instead of cleaning, and why?
- Do technicians hold IICRC or similar training in odor control, and can you share details?
- How do you protect occupied neighboring units and the hallway during any treatment?
- How do you handle pre-1978 painted surfaces if any sanding or scraping is involved?
- Can you schedule around building rules, elevator reservations and quiet hours?
- If several units turn over this year, can work be planned in a consistent way across them?
Red flags in a proposal
- Treatment only, with no surface cleaning described.
- Heavy reliance on fragrance or masking products.
- No mention of when paint should go on.
- No re-entry guidance for ozone or other gas treatments.
- Vague scope such as treat entire unit without listing surfaces.
- Pressure to decide on the spot.
- Promises that odor will never return regardless of the building's smoke drift.
Common questions
Should every unit get the same scope?
Use a standard scope as a starting point, then adjust for how long the resident smoked, the unit's size and its materials. A studio after years of heavy smoking may need more than a large unit after light exposure.
Is it reasonable to ask for a test unit first?
Many managers start with one unit, judge the result with the heat or cooling running, and only then schedule the rest. It is a fair way to compare providers on real results.
Why not compare on price alone?
Two bids can describe very different jobs. One may include cleaning and sealing, another only a treatment. A unit that has to be redone after move-in costs more in lost time and resident goodwill than the difference between bids.
General information for Capitol Hill, not a quote or professional advice. In an emergency, call 911.