Drywall Scope of Work: Template and Checklist for Commercial GCs

Drywall is one of the most scope-sensitive trades in commercial construction. The difference between Level 2 and Level 5 finish, between standard gypsum and Type X fire-rated board, or between a missing UL assembly and a failed fire inspection can mean tens of thousands of dollars in change orders. This drywall scope of work template covers the line items, package requirements, and coordination checkpoints that PMs and estimators need to protect the project — and catch the gaps before the RFP goes out.

A complete drywall scope starts with board type, assembly ratings, and finish level — all of which must be defined per room or zone, not across the project as a whole.

Board Type and Thickness Schedule

• Standard gypsum board (Type W): ½" for walls on 16" o.c. framing; ⅝" for walls on 24" o.c. or ceilings. Reference ASTM C1396.
• Type X (fire-rated): ⅝" Type X required in all UL-listed fire-resistance-rated assemblies. Do not substitute Type C without confirming UL assembly compatibility.
• Moisture-resistant (Type MR): Required in all wet areas — restrooms, janitor closets, locker rooms, kitchen soffits. Specify tile backer (e.g., cement board or ½" MR per ASTM C1278) where tile is to be applied directly.
• Mold-resistant (Type M): Specify where mold-resistance beyond standard MR is required (e.g., mechanical rooms, below-grade spaces).
• Impact-resistant / abuse-resistant: Required in corridors, stairwells, gymnasiums, and any high-traffic zone. Specify thickness and manufacturer product line.
• Shaft liner panels: 1" Type X shaft liner (ASTM C36) for elevator and mechanical shaft assemblies. Confirm UL design number for the specific shaft wall assembly.

Levels of Finish

• Finish levels must be specified room-by-room or zone-by-zone per GA-214 standard. Level 1 (tape only, concealed spaces) through Level 5 (skim coat, critical lighting areas) have dramatically different labor and material costs. Not specifying a finish level is one of the most common bid scope gaps in the trade.
• Level 1: Fire-rated assemblies above suspended ceilings, utility spaces.
• Level 3: Standard commercial finish in offices, corridors, common areas with flat or eggshell paint.
• Level 4: Standard for semi-gloss paints; required where board is in shadow or raking light conditions.
• Level 5: Skim coat finish for high-gloss paint, critical executive spaces, and any surface in raking or critical light.

Corner Bead, Trim, and Accessories

• Specify corner bead type: metal L-bead for 90° corners, vinyl bullnose for radius corners, J-bead at exposed edges. Paper-faced metal bead is preferred in humid or high-humidity environments over standard metal.
• Control joints (Trim-Tex or equivalent): required at all board runs exceeding 30 LF without a structural break, at changes in framing direction, and at all door and window jambs.
• Specify acoustic sealant (non-hardening) at all perimeter conditions and around all penetrations in STC-rated assemblies.

Tip for PMs: Require the drywall sub to provide a "board schedule" as a submittal — a room-by-room table showing board type, thickness, and finish level. This prevents misunderstandings and gives you a clear document to verify against at rough-in inspections.

Drywall submittals are more technically demanding than most GCs expect. Fire-rated and acoustically-rated assemblies require certified documentation before installation begins.

Required Submittals

• Product data sheets for all board types, joint compound, and metal accessories
• UL Assembly numbers for all fire-resistance-rated wall and ceiling assemblies — confirm design numbers against the architectural reflected ceiling plan (RCP)
• STC rating documentation for acoustically rated party walls and corridor assemblies
• Manufacturer's installation guidelines for all specialty board types (shaft liner, abuse-resistant)
• MSDS/SDS for joint compound and any spray-applied acoustical products

Access Panels

• Access panels for MEP valves, clean-outs, junction boxes, and fire damper access doors must be included in the drywall scope. Confirm panel sizes with MEP subs before boarding. Access panels are frequently excluded from drywall bids and added as change orders.
• In rated assemblies, access panels must be fire-rated to match the wall assembly. Specify UL-listed access door model by assembly rating.

Best Practices from Leading GCs

• Run a pre-boarding inspection with the drywall foreman, MEP leads, and framing sub before the first sheet goes up. Confirm that all blocking, backing, and rough-in inspections are complete. Boarding over uninspected rough-in is a code violation in most jurisdictions.
• For large open-plan floors, require a mock-up of the finish level in a low-visibility area before full production begins. Level 5 finish failures discovered after painting are extremely costly to remediate.
• Require the sub to identify the UL assembly design number on the plan set before submittal approval. One wrong assembly number can invalidate the entire fire compartmentalization for a floor.

More than most trades, drywall is a "last before paint" trade — coordination failures here are visible and expensive to correct.

Pre-Boarding Requirements

• All MEP rough-in complete and inspected by the authority having jurisdiction (AHJ) before boarding begins. This includes electrical rough-in, plumbing rough-in, HVAC ductwork, and fire protection piping above and within walls.
• All framing blocking for toilet accessories, grab bars, TV/display mounts, overhead equipment, millwork, and casework confirmed with architect and installed by the framing sub.
• Mechanical equipment rooms and electrical rooms: confirm ceiling height and equipment clearances with mechanical and electrical engineers before the ceiling height is fixed by drywall installation.

Ceiling Coordination

• For suspended drywall ceilings, confirm the structural engineer's allowable hanger spacing and load capacity. Drywall ceiling assemblies require main runners and hanger wire at 4' o.c. maximum — verify this matches the RCP.
• HVAC diffuser and grille cutouts must be coordinated with the mechanical sub's final duct layout before boarding. Cutout locations should be field-verified, not taken from the drawing alone.
• Fire stopping at all penetrations through fire-rated drywall assemblies is the responsibility of the trade making the penetration — this must be defined in every sub's scope. Confirm that the drywall sub's scope excludes responsibility for MEP penetration fire stopping unless explicitly included.

Pre-Installation Coordination Checklist

• Architectural drawings confirm finish levels per room
• Framing inspections passed and documented
• MEP rough-in inspections passed (electrical, plumbing, mechanical, fire protection)
• Blocking for all accessories, casework, and equipment installed
• UL assembly design numbers confirmed against drawings
• Access panel sizes confirmed with MEP subs
• Acoustic sealant specified at all STC-rated wall conditions

Tip for Estimators: When reviewing a drywall bid, check whether Level 5 finish is included where the drawings call for it. Many bids default to Level 4 unless Level 5 is explicitly called out in the scope. In spaces with critical lighting conditions or high-gloss paint, this omission will surface as a change order.