Doors, Frames, and Hardware: How to Write a DHF Scope of Work
What to put in a commercial DHF scope of work — hollow metal vs. wood doors, frame profiles, fire ratings, ANSI/BHMA hardware sets, keying schedules, and the access control gaps to catch at buy-out.
Doors, frames, and hardware — often referred to collectively as "DHF" (doors, hardware, and frames) — are among the most code-critical and specification-intensive scopes in commercial construction. Fire-rated doors and frames require UL listing verification. Hardware must comply with ADA, life-safety egress requirements, and the owner's keying system. Conflicts between the DHF schedule and the structural rough openings or drywall thickness result in field modifications that delay the schedule and inflate costs. This guide covers the sub-trade requirements, package deliverables, and coordination checkpoints every PM and estimator needs.
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Doors, Frames, and Hardware Specifications
The line items that govern a DHF buy-out — door type (HM, wood, aluminum, specialty), frame profile and material, hardware sets per ANSI/BHMA F-series, fire ratings, and the access control interface — that must align as a single system, not three line items.
Door scopes must define door type, frame type, and hardware as a coordinated system — not as three separate line items.
Door Types and Specifications
Hollow metal (HM) doors and frames: Standard for commercial interior and exterior applications. Specify door gauge (16-gauge for standard duty; 14-gauge for heavy duty or high-security), face sheet material (cold-rolled steel; galvanized for exterior), and core type (honeycomb, polystyrene, or rock wool mineral core for fire-rated doors). HM doors must comply with ANSI/BHMA A156.8 and SDI 100.
Fire-rated doors and frames: Specify the required fire-resistance rating per the opening protective schedule: 20-minute, 45-minute, 60-minute, or 90-minute. Fire-rated doors must bear a label from an approved testing laboratory (UL, Intertek) confirming the rating. The door, frame, and hardware must all be rated to match — a fire door in a non-rated frame is not a compliant assembly. Require the DHF sub to submit the UL label number for each rated opening on the hardware schedule.
Flush wood doors: For office interiors, suites, and residential applications. Specify face veneer species and match (plain-sliced, quarter-sliced), AWI/WI quality grade (Premium, Custom), and core type (particleboard, structural composite, or fire-rated mineral core). For fire-rated wood doors, specify the UL listing and label type (usually a pressure-sensitive UL label bonded to the door edge).
Aluminum-framed glass doors (storefront): Typically in the glazing scope — confirm whether aluminum entrance doors are included in the DHF scope or the glazing sub's scope. Avoid double-counting or gaps between the two.
Special doors: Overhead coiling doors (specify DASMA type, gauge, insulation, and operation — manual, electric, or high-speed roll-up), overhead sectional doors (DASMA standard 102), sound-attenuating doors (specify STC rating), and blast-resistant doors (specify blast level and standoff distance) must all be explicitly called out by type if included in scope.
Frames
Specify frame material and profile for each opening: knocked-down (KD) frames for drywall construction; welded (WD) frames for masonry; floor-anchored frames for the lobby and high-traffic areas. KD frames are shipped in three pieces and assembled in the field — field welds require a finishing process and are prone to quality issues if not specified.
For drywall frames: specify frame profile for the wall thickness (e.g., 3-5/8" metal stud framed wall with ½" drywall each side requires a 4-5/8" frame stop). Confirm drywall thickness with the drywall scope before ordering frames — a frame ordered for the wrong wall thickness requires the entire frame to be replaced.
Galvanized frames (ASTM A653 G60 minimum) required for all exterior applications and any interior frames subject to moisture (restrooms, locker rooms, kitchens).
Hardware and Locksets
Lever handles vs. knobs: Lever handles are required by ADA at all accessible routes. Door knobs are not accessible and should not be specified in commercial applications except in specific historic or aesthetic contexts.
Locksets: Specify lock function by ANSI/BHMA F-series classification (F04 passage, F75 storeroom, F82 classroom, etc.) and cylinder type (interchangeable core, proprietary core, or SFIC). For projects with a master key system, the locksmith or hardware consultant designs the keying hierarchy — require a keying schedule as a submittal.
Closers: Specify surface-mounted or concealed overhead closer by ANSI door weight and opening force class (typically BHMA Grade 1 for commercial). Automatic door openers (powered closers) required at accessible entrances per ADA.
Panic and exit hardware: Required at all exit doors per IBC Section 1010.1.10. Specify rim, mortise, or vertical rod panic hardware by ANSI/BHMA standard and grade. For fire-rated exit doors, the panic hardware must be UL-listed for the door's fire rating.
Door stops and holders: Specify type (wall-mounted, floor-mounted, overhead) and location for each opening. Overhead door holders integrated with the fire alarm system (electromagnetic hold-opens) must be listed on the hardware schedule and coordinated with the fire alarm sub.
Tip for PMs: The most common DHF scope gap is coordinating the hardware schedule with the access control system. Electric strikes, magnetic locks, and door position switches are supplied by the access control sub but installed in or on the door frame. The access control sub needs the frame submittals to confirm compatibility — require both subs to participate in a pre-submittal coordination meeting before hardware is ordered.
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Common DHF Scope Gaps and Submittal Requirements
DHF has one of the longest lead times in the finish trades. The submittals — DHF schedule, UL listings, keying hierarchy, hardware finishes, and access control interface — that must be released early to avoid field modifications at frame delivery.
DHF has one of the longest order-to-delivery cycles in the finish trades. Begin the submittal process early — 8–12 weeks for standard HM doors; 12–16 weeks for specialty doors.
Required Submittals
Door, frame, and hardware schedule (DHF schedule): a complete room-by-room and opening-by-opening listing of all door types, frame types, hardware sets, fire ratings, and UL label numbers
Shop drawings for custom or non-standard doors and frames
Hardware samples for owner approval (lever style, finish, lockset, etc.)
UL listing documentation for all fire-rated doors, frames, and hardware
Keying schedule: proposed master key hierarchy for owner review and approval
Closer and opener product data confirming ADA opening force compliance
Access control interface requirements: electric strike or mag-lock product data shared with access control sub
Hardware Finishes
Specify hardware finish using BHMA finishes coding (US3 = polished brass; US26D = satin chrome; US32D = satin stainless steel; US10B = oil-rubbed bronze). US32D (630) satin stainless is the most common commercial standard. Confirm hardware finish with the architect before ordering — finish changes after fabrication are expensive or impossible.
Best Practices from Leading GCs
Issue a DHF coordination meeting before any frames are ordered. Attendees: DHF sub, drywall sub, access control sub, and the AHJ if fire-rated openings are in scope. The meeting should review every fire-rated opening, confirm the UL assembly, and assign responsibility for the required fire-rated glazing in doors with vision lites.
Require the DHF sub to field-measure all rough openings before delivering frames. Structural rough openings in masonry, concrete, or CMU walls frequently vary from drawing dimensions — a frame ordered to drawing dimensions only will not fit.
For projects with a proprietary access control system (Lenel, Genetec, Honeywell ProWatch), require the hardware consultant and the access control sub to jointly review the hardware schedule before the DHF order is placed. Incompatible hardware is not a warranty item — it is a GC scope management failure.
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DHF Coordination with Framing, Access Control, and Fire Alarm
Interface items between the DHF sub and the framing/drywall, access control, fire alarm, and finishes trades — defined upfront so frame delivery isn't held by access control product data, and fire-rated openings ship as a complete UL assembly.
DHF coordinates with framing/drywall (frame dimension accuracy), access control (electric hardware), fire alarm (electromagnetic hold-opens), and the finish schedule (paint and hardware installation sequencing).
Rough Opening and Frame Coordination
Coordinate all rough opening dimensions with the framing sub before framing begins. Standard rough openings for HM frames: frame width + ½" each side for masonry and concrete; frame width + ¼" each side for drywall. Confirm these tolerances with the DHF sub before the frame order is placed.
For concrete or masonry walls, expansion anchors or embedded frame anchors must be coordinated with the concrete or masonry pour. Drywall frames use steel stud anchors — confirm anchor type matches the stud gauge.
Fire-Rated Opening Compliance
Every fire-rated opening must have the door, frame, hardware, and any glazing (vision lites) all rated to the same fire-resistance rating. Mixing a 90-minute door with a 60-minute frame is not a compliant assembly — the AHJ will require replacement. Require the DHF sub to provide a compliance matrix showing the UL label for each component in every rated opening.
Vision lites in fire-rated doors must use fire-rated glazing per the UL design. Specify the glazing product by UL listing number — not just "fire-rated glass." The DHF sub typically installs the rated glazing in rated doors before delivery.
Pre-Installation Coordination Checklist
DHF schedule submitted, reviewed, and approved by architect
UL listing numbers confirmed for all fire-rated assemblies
Keying schedule approved by owner
Hardware samples approved
Rough openings confirmed with framing sub before frame order
Access control interface coordination meeting complete
Electromagnetic hold-opens coordinated with fire alarm sub
Hardware finish approved by architect
Tip for Estimators: When reviewing a DHF bid, check whether the following are included: keying, closer installation, door stop installation, electric hardware (electric strikes, mag-locks), and vision lite glazing in fire-rated doors. These items are frequently excluded from a "supply and install doors and hardware" bid and will be add-ons if not defined upfront.
Doors Scope of Work — FAQ
How should the door, frame, and hardware schedule be organized?
Organize the DHF schedule opening-by-opening, not by trade. For each opening, list: opening number (matching the floor plan), door type and material, door size, frame type and profile, fire rating, hardware set number, vision lite dimensions and UL glazing number, and any electric hardware. The hardware set itself is a separate list keyed by set number — F75 storeroom set, F88 storeroom with electric strike, etc. Require the schedule as a submittal before any procurement.
Whose scope is access control hardware — DHF or access control sub?
Electric strikes, mag-locks, electric mortise locks, and door position switches are typically supplied by the access control sub and installed by the DHF sub or the access control sub depending on the opening type and contract structure. The wiring and head-end programming is always the access control sub's scope. State explicitly: who supplies, who installs, who terminates and tests. The most common gap is the door position switch — neither sub assumes it.
What fire rating do I need on each opening?
The opening protective schedule is set by the architect and the AHJ from the IBC: 20-minute for smoke partitions; 45-minute in 1-hour rated corridors; 60-minute in 1-hour rated occupancy separations and shafts; 90-minute in 2-hour fire barriers and exit enclosures; 180-minute in 4-hour walls. The door, frame, hardware, and any vision-lite glazing must all carry a UL label matching the required rating. A 90-minute door in a non-rated frame is not a compliant assembly.
What's the typical lead time on commercial doors and frames?
Standard hollow metal doors and frames: 8–12 weeks from submittal approval. Architectural wood doors with custom veneer match: 12–16 weeks. Specialty doors (sound-rated, bullet-resistant, blast-resistant, large overhead sectionals): 16–20+ weeks. Hardware on the architect's approved list: 6–10 weeks. Release the DHF submittal package the week the subcontract is signed — DHF lead times have driven more close-out delays than any other interior finish.
Do I need a keying schedule submittal?
Yes — on any project with a master key system, a keying schedule submittal is mandatory and must be reviewed and approved by the owner before any cylinders are cut. The schedule defines the master key (MK), grand master (GMK), control key, sub-master groups (SMK), and individual change keys. Get the owner's facilities and security team involved early — keying schedules often change between submittal and installation as new departments and tenant requirements emerge.
What's the most common DHF scope gap at buy-out?
Frame thickness vs. wall thickness mismatch, and electric hardware coordination. Frame orders go in based on architect's drawings; the actual wall thickness after framing and drywall changes; the frame doesn't fit. Field welding or jamb extensions follow. The fix: require the DHF sub to field-verify wall thickness before the frame order is placed, and hold a coordination meeting with the access control sub before the hardware schedule is locked.
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