Roofing: what bids leave out
Two roofing bids can name the same membrane and still cover different roofs. The differences hide in deck repair, insulation, sheet metal, curbs and the warranty. One bid carries a manufacturer's warranty and tapered insulation. Another carries the contractor's warranty and flat insulation, with deck repair at time and material. Compare the system, not just the square price.
Level your roofing bids with this checklist →
Standard scope checklist
Send this to every bidder and ask them to mark each line Included, Excluded or give an Add $. Silence is not inclusion.
| # | Scope item |
|---|---|
| 1 | Roof system: membrane type, thickness, attachment method |
| 2 | Tear-off of existing roofing: number of layers, disposal |
| 3 | Deck inspection and replacement (unit price per square foot) |
| 4 | Insulation: type, thickness, R-value, tapered vs. flat |
| 5 | Cover board |
| 6 | Crickets and saddles for drainage |
| 7 | Edge metal, coping and gravel stop |
| 8 | Gutters, downspouts and scuppers |
| 9 | Flashing at walls, curbs and penetrations |
| 10 | Roof drains: new, replacement or clamping rings |
| 11 | New curbs and support for equipment |
| 12 | Disconnecting and resetting rooftop equipment |
| 13 | Wood blocking and nailers |
| 14 | Walkway pads |
| 15 | Roof hatch, ladder and fall protection / guardrails |
| 16 | Temporary protection and dry-in |
| 17 | Manufacturer's warranty (term, NDL, wind rating) vs. contractor's warranty |
| 18 | Manufacturer inspection |
| 19 | Permits |
| 20 | Lift, crane and hoisting |
| 21 | Moisture survey / core cuts on re-roofs |
| 22 | Asbestos testing of existing roofing (re-roofs) |
| 23 | Sales tax, bond and prevailing wage |
Common exclusions and how they are worded
| Exclusion | Typical wording | Why it matters | Typical cost to cover |
|---|---|---|---|
| Deck repair |
| No one knows the deck's condition until the old roof is off. Get a unit price from every bidder and carry an allowance so bids compare fairly. | TBD |
| Tapered insulation & crickets |
| Tapered insulation and crickets move water to the drains. A flat-insulation bid will look cheaper and may pond. | TBD |
| Sheet metal |
| Edge metal, coping and gutters are often bid separately. Leaving them out can make a big difference on a small roof. | TBD |
| Warranty |
| A manufacturer's warranty is a different product from a short contractor workmanship warranty. Compare warranty term and type, not just price. | TBD |
| Rooftop equipment |
| Units often have to be lifted or disconnected for the roofer. That takes HVAC and electrical labor, and sometimes a crane. | TBD |
| Blocking & carpentry |
| Nailers and blocking at edges and curbs are often rotted on re-roofs. Get a unit price. | TBD |
| Asbestos & hazardous materials |
| Older roofs and mastics can contain asbestos. Test before you bid, or get a clear exclusion and plan. | TBD |
| Roof drains & plumbing |
| Replacing drains or adding overflows involves the plumber. Make sure the roofing and plumbing bids line up. | TBD |
| Fall protection & access |
| Code or safety upgrades at hatches and edges may be needed. Ask whether any are included. | TBD |
| Permits & disposal |
| Tear-off disposal and permits are basic costs, but they show up as exclusions often enough to check. | TBD |
“Typical cost to cover” is TBD. We will publish ranges only once we have real, sourced data. Until then, use your own estimate or a confirmed add price from a bidder.
Questions to ask bidders
- What exact system did you price (membrane, thickness, attachment, insulation R-value, cover board)?
- How many layers are you tearing off, and is disposal included?
- What is your unit price for deck replacement and for rotted wood blocking?
- Is tapered insulation and crickets included per the drawings?
- Are coping, edge metal, gutters and downspouts included?
- What warranty is included: manufacturer or contractor? Term? Wind rating?
- Who disconnects, lifts and resets rooftop equipment?
- Has the existing roof been tested for asbestos?
Bid-ready roofing contractors
Contractors who agree to price against the standard checklist above, with exclusions spelled out line by line. Listings are not live yet.
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Your company · City, ST
Bids on the BidGaps checklist
Featured listing
Your company · City, ST
Bids on the BidGaps checklist