How to Read a Commercial Roofing Proposal

Six items to compare in every proposal

• System and thickness — identify the membrane product and attachment method, such as a specified 60-mil TPO assembly, rather than an undefined new rubber roof.
• Tearoff or recover — is the existing roof coming off, and which layers are included? How will wet insulation or concealed damage be evaluated and priced?
• Insulation — identify type, thickness, proposed thermal performance, and the project's code-compliance approach.
• Details — describe the treatment of edges, drains, penetrations, curbs, and walls. Ask which existing components will remain and which will be replaced.
• Warranty — name the proposed manufacturer warranty type and term, plus any contractor workmanship coverage. Obtain the actual terms and eligibility requirements.
• Exclusions — identify deck repairs, plumbing or electrical work, equipment moves, access restrictions, and other work outside the base price. Clarify who handles each excluded item.

Questions to resolve before signing

• Missing membrane or assembly specifications — ask for a written system description so that prices can be compared on a consistent basis.
• Unpriced concealed conditions — ask for unit rates where practical, any allowances, and the process for documenting, pricing, and approving additional work.
• Unclear permit or code responsibilities — identify who is responsible for permits, required design, inspections, and the insulation compliance approach.
• Vague warranty language — clarify who backs the coverage, what it covers, its exclusions, and how the owner makes a claim.
• Insurance documentation — ask for current evidence of coverage and have project requirements and any necessary endorsements confirmed. A certificate alone does not change the policy.

Making the comparison useful

Build a grid with a column for each bid and rows for system, thickness, tearoff, insulation, details, warranty, exclusions, schedule, and price. Mark missing items as questions rather than assuming that they are included. Have agreed clarifications incorporated into the signed contract.

Then compare site logistics. Building access, staging, occupied-space protection, equipment shutdowns, and disposal can change both the cost and the disruption. A lower price may represent a different plan, so ask the bidder to explain the difference.

An owner's-side scope review can help identify gaps and compare alternatives. The useful outcome is a decision record: what work you selected, what it includes, what remains uncertain, and who is responsible for resolving it.