How pricing works
What is in a bid, and what decides it
We do not post prices, because a roof is not a product. Here is what moves the number, what the bid covers and when you get it.
What decides the price
Many things move the number on a commercial roof. Each one shows up in the written bid.
Roof area, in squares
Slope, drains and how water leaves
What is on the roof now, and how many layers
Deck condition and wet insulation
Access, hoist or crane, and fenced work areas
Drains, curbs, pipes and rooftop units
Warranty level and the manufacturer's requirements
Permit, inspection and your schedule window
What the bid includes, and what it does not
The bid lists the work line by line. If a thing is not on it, it is not in the price.
Includes: tear-off or prep, and disposal
Includes: insulation, membrane or panels, and flashing
Includes: drains, edge metal and cleanup
Includes: permit when we pull it, and the warranty papers
Not included: deck repair past the stated unit price
Not included: structural repair or work on rooftop equipment
Not included: interior repair from old leaks
What happens at the roof walk
An estimator meets you or your maintenance staff at the building. We walk the roof, photograph it, check the drains and flashing and write down what we see. A drone helps on large roofs.
The number
When you get the number, and what it holds
- 01
In writing, after the walk
The bid is a flat price for the work listed, with the bid form your invitation asks for.
- 02
Bad deck and wet insulation
We cannot see them until the old roof is open. The bid states a price per unit for both, so a surprise has a price you agreed to.
- 03
How long the bid holds
Each bid says how many days its price holds, so a board that meets monthly can still decide.
- 04
Changes
Anything not in the bid is a written change order, with its price, before the work is done.
Compare bids
What a clear bid states
Use this list on any bid you collect, ours or someone else's.
| A thin bid | A clear bid | |
|---|---|---|
| The work | A thin bidOne line: "re-roof the building." | A clear bidEach step listed: tear-off, insulation, membrane, flashing, drains, cleanup. |
| The deck | A thin bidSilent, and charged later. | A clear bidA price per unit for bad deck, stated in the bid. |
| The schedule | A thin bidStart dates "to be agreed." | A clear bidWork windows that fit your calendar. |
| The warranty | A thin bidThe word "warranty." | A clear bidYears, what is covered, what is not and who to call. |
Want to see how this works on your roof?
Send the building and we will walk it.