To compare roofing bids fairly, make sure every contractor is pricing the same scope, the same materials and the same warranty. Most big price gaps between bids come from different assumptions, not different efficiency.
Bid-leveling checklist
See also:HOA & condo roofing →| Item | What to confirm in every bid |
|---|---|
| Scope | Tear-off vs. overlay; areas included and excluded |
| System | Manufacturer, product, thickness, attachment method |
| Insulation | Type, thickness, tapered or flat |
| Deck repair | Unit price per sheet or square foot, and an allowance |
| Flashings & metal | New vs. reused; gauge and finish |
| Permits & engineering | Included or extra |
| Warranty | Manufacturer type and term; contractor workmanship term |
| Insurance | Current liability and workers’ comp certificates |
| Schedule | Start, duration, working hours, phasing |
| Payment | Deposit and draw schedule tied to milestones |
Watch for
- Low allowances that turn into change orders
- Vague product descriptions ("or equal")
- Warranties described without a term or type
- Missing license or insurance documents
We submit complete specifications with every bid so your board can level it against the others.
Start with one scope
The single best way to get comparable bids is to give every contractor the same written scope: areas, system, insulation, drainage changes, deck repair method and warranty required. If contractors write their own scopes, you are comparing different projects.
Allowances and unit prices
Unknowns, like how much deck must be replaced, should be priced with a unit price and an allowance. A bid with a very low allowance looks cheaper but can grow through change orders. Compare unit prices, not just totals.
Warranty comparison
| Question | Why it matters |
|---|---|
| Manufacturer warranty type? | Material-only vs. no-dollar-limit coverage are very different |
| Term? | Longer terms often require specific materials and inspections |
| Workmanship warranty term? | Covers installation by the contractor |
| Maintenance requirements? | Missed maintenance can void coverage |
Verify, don’t assume
- License status on DBPR
- Current insurance certificates naming the association
- References from similar buildings
- Safety program and supervision
Frequently asked questions
How many roofing bids should a condo board get?
Florida law requires competitive bids for any contract that exceeds 5 percent of the association’s total annual budget, including reserves (s. 718.3026, F.S.). The statute sets no minimum number of bids, so also check your governing documents.
Should the lowest bid win?
Only after leveling scope, materials, allowances and warranty. Florida law does not require the association to accept the lowest bid.
Can SafeTech bid from our specification?
Yes, and we will flag anything we think is missing.
Do you provide insurance certificates?
Yes, naming the association as required.
About the author
Roshy Rajan has worked in Broward County real estate and construction since 2006. He founded SafeTech Roofing and Windows (SafeTech Builders Inc.) after a hurricane left a friend with roof and window damage and the referrals kept coming. Florida Certified General Contractor CGC1537934 · Certified Roofing Contractor CCC1336954 · BBB Accredited.
