Commercial Roof Proposal Comparison Worksheet

Check the scope first, since a total only makes sense once you know what work it covers. Confirm that every bid names the same building, roof areas and type of job. A repair quote for one damaged section is a different job from a full roof replacement.

Replacement bids can also differ in what they remove. A tear-off strips the old roof layers down to the deck, the structural surface underneath.

An overlay installs the new roof over the existing one. Note which method each bid describes.

Use the latest dated version of each proposal. California's Contractors State License Board roofing guide advises getting inclusions, exclusions and promises in writing.

The worksheet below has one row for each scope item and one column for each of three bidders. Copy each bidder's exact wording, page and item status into its column. The last three columns track whether the row is ready, your question and the reply.

Download the proposal comparison worksheet (CSV) and open it in a spreadsheet program. The download needs no form or contact details. The file also holds the fictional example below and notes for Los Angeles projects.

Use included, excluded, allowance, unclear or not stated for each bidder's item status. Copy any limits written with it, such as a stated roof area.

Mark a row ready when the written details show each bid's position clearly. Ready means you can compare that item, not that the bids match or one wins.

When an item is unclear, copy each bidder's exact words into its column and mark the row unresolved. Then send each bidder one specific question and wait for a written reply. This fictional example uses made-up bids, not a real job or any roofer's quote.

On page two, Bidder A's proposal says "Deck replacement allowance included." On page three, Bidder B's proposal says "Deck replacement excluded." Bidder C does not mention the deck, so its status is not stated.

An allowance covers a set amount of a task within the bid price. Work beyond that amount may cost extra, so ask for its exact limit.

Ask Bidder A what the allowance covers and how it would price extra deck work. Bidder B should explain how it would add deck work if the crew finds damage. For Bidder C, ask whether the bid includes any deck work.

Record each reply with its source and date, next to the original wording. The row is ready once the wording and replies show each bid's position clearly.

Compare the whole roof assembly each bid names, meaning every layer from the deck up. Record the product names and any specification pages, then check how each bid handles flashing, edges and roof openings. Our flat and low-slope roofing page describes the common commercial systems.

Flashing seals the joints where the roof meets walls, edges and openings such as pipes, vents and drains. These details can explain why two bids for one roof differ.

For commercial roof installation on a new building, record which version of the plans each bid uses.

Your records of earlier roof work can help bidders answer scope questions. A school board insurance trust's roof inspection form has useful headings for building details, prior work and guarantees. Gather those records from your files, and leave roof access to the bidders.

Planning a replacement or a new roof? Call (424) 842-2249 or use the form on this page to request a free estimate.

Start by writing down the city where the building sits. Beside it, record who each bid says will handle the permit and the debris. A Los Angeles County address does not by itself place the job under City of Los Angeles rules.

In the debris row, note who removes and hauls the waste. On a City of Los Angeles job, check that hauler on the city's permitted-hauler list. Note the date you checked, since listings can change.

A listing is not an endorsement. It also does not prove a facility will accept the roof waste.

The city's form for facilities that process construction waste shows that acceptance and records depend on the receiving site. Those facility rules are not automatically duties for the building owner.

Ask which waste records, if any, the bid includes. Our guide to what to ask about debris removal before a commercial reroof covers these questions in more detail.

Ask each bidder for written answers to specific questions, not a general promise. Asking if everything is included invites a vague reply. Name the exact item instead.

Record each answer, its source and its date in the worksheet. Send a follow-up question if an answer is still vague.

• Which walls, edges and roof openings does the flashing work include?
• Who pulls the permit, and for which city or agency?
• Which tasks does the bid exclude or leave to the owner?
• Who arranges roof access and tells tenants about the work?
• Which workmanship and manufacturer warranty documents apply, and where are their terms?

A workmanship warranty covers the installation work. A product warranty comes from the material maker. Record each on its own line, with the document name and where its terms appear.

If a reply changes the work, ask which revised proposal includes the change.