How to Run a Roofing Bid

Write the scope before you request bids

• Tear-off to deck, or recover — stated, not left to each bidder
• Underlayment type and weight
• Shingle or membrane product and class, including wind and impact rating where relevant
• Ventilation: what exists, what is being added, intake as well as exhaust
• Rotted sheathing and fascia: a per-sheet and per-linear-foot rate, in the bid
• Flashing, valleys, pipe boots and skylights — replaced or reused, stated explicitly
• Gutters: removed and rehung, or replaced
• Permit, debris disposal, daily clean-up and final inspection included
• Which buildings, in what order, across which fiscal years

Verify every bidder

• Licence number and classification at cslb.ca.gov — confirm the classification covers the work, not merely that a licence exists
• Workers' compensation certificate, current, naming the association as certificate holder
• General liability limits appropriate to the size of the community
• Whether the licensed entity is the one that will be on site, and who the subcontractors are
• References from other Sacramento-area community associations, contacted directly

The questions that expose a low bid

• What happens when you find rotted sheathing, and at what rate?
• Is the permit in your price, and in whose name is it pulled?
• Is this a manufacturer system warranty including labour, or material only, and for how long?
• Who is physically doing the work, and are they employees or subcontractors?
• What is watertight at the end of each day, and what happens if it rains overnight?

Deposits are capped by law

On a California home improvement contract, the down payment may not exceed $1,000 or 10% of the contract price, whichever is less — Business and Professions Code §7159.5. A contractor asking a community for a large upfront payment is telling you something about their working capital.

Progress payments against completed phases are normal and appropriate. Large prepayments are not.

Common questions