Commercial roofing bidding requires expertise in multiple roof systems, accurate square footage calculations, and understanding of warranty requirements. This guide helps roofing contractors win profitable commercial projects.
Understanding Roofing Bid Documents
Architectural Drawings
Key Sheets
- Roof plans
- Building sections
- Roof details
- Flashing details
- Drain locations
Information to Extract
- Roof area calculations
- Edge conditions
- Penetration locations
- Slope requirements
- Drainage patterns
Specifications
Division 07 Sections
- 07 22 00 - Roof and Deck Insulation
- 07 50 00 - Membrane Roofing
- 07 52 00 - Modified Bitumen Roofing
- 07 54 00 - Thermoplastic Membrane Roofing
- 07 55 00 - Protected Membrane Roofing
- 07 60 00 - Flashing and Sheet Metal
Critical Details
- System type specified
- Warranty requirements
- Manufacturer requirements
- Application standards
Roof System Types
Single-Ply Membranes
TPO (Thermoplastic Polyolefin)
- Most common commercial system
- Heat-welded seams
- Energy efficient
- 15-30 year warranties
EPDM (Rubber Roofing)
- Proven performance history
- Adhesive or mechanically attached
- Black or white
- 20-30 year warranties
PVC (Polyvinyl Chloride)
- Chemical resistant
- Heat-welded seams
- Good for restaurants/industrial
- 20-30 year warranties
Built-Up Roofing (BUR)
Characteristics
- Multiple ply construction
- Hot or cold applied
- Gravel or smooth surface
- Long performance history
Modified Bitumen
Types
- APP (torch applied)
- SBS (cold or torch)
- Self-adhered systems
Metal Roofing
Commercial Applications
- Standing seam
- Architectural panels
- Structural panels
- Metal retrofit
Accurate Takeoffs
Area Calculations
Measurement Methods
- Scale from drawings
- Digital takeoff software
- Field verification when possible
Include
- Main roof areas
- Parapet walls
- Equipment screens
- Canopies and overhangs
Linear Measurements
Edge Conditions
- Perimeter edge metal
- Parapet coping
- Gravel stops
- Drip edges
Flashings
- Penetration flashings
- Wall flashings
- Curb flashings
- Expansion joints
Accessory Counts
Standard Items
- Drains and scuppers
- Vents and stacks
- Equipment curbs
- Skylights
- Hatches and smoke vents
Pricing Components
Materials
System Components
- Membrane or surface material
- Insulation (multiple layers)
- Cover boards
- Fasteners and adhesives
- Flashings and accessories
Current Market Factors
- Supply chain availability
- Regional pricing
- Manufacturer programs
- Volume discounts
Labor
Production Rates
- New construction: 15-25 squares/day
- Re-roofing: 10-20 squares/day
- Tear-off: 15-30 squares/day
Factors Affecting Production
- Roof height
- Roof access
- Complexity
- Weather conditions
- Crew experience
Equipment
Typical Equipment
- Cranes or hoists
- Kettles or tanks
- Welding equipment
- Safety equipment
Consider
- Rental vs. owned costs
- Mobilization charges
- Fuel costs
- Operator requirements
Warranty Considerations
Manufacturer Warranties
Warranty Types
- Standard vs. enhanced
- Material only vs. labor included
- NDL (No Dollar Limit)
- Duration options
Requirements
- Certified applicator status
- Minimum specifications
- Inspection requirements
- Registration procedures
Contractor Warranties
Typical Coverage
- Workmanship warranty (2-5 years)
- Material warranty (varies)
- Leak-free guarantees
Risk Management
- Warranty reserve funds
- Insurance coverage
- Clear limitations
- Service capabilities
Common Bidding Mistakes
Takeoff Errors
Frequently Missed
- Penetration flashings
- Parapet wall coverage
- Complex geometry areas
- Multiple roof levels
- Access provisions
Labor Underestimation
Watch For
- Height and access issues
- Complex flashing conditions
- Occupied building work
- Weather limitations
- Coordination requirements
Specification Oversights
Check Carefully
- Warranty requirements
- Inspection requirements
- Testing requirements
- Documentation requirements
- Training requirements
Re-Roofing Considerations
Existing Conditions
Assessment Items
- Existing system type
- Number of existing layers
- Deck condition
- Wet insulation
- Structural concerns
Field Verification
- Core samples
- Visual inspection
- Moisture surveys
- Structural evaluation
Tear-Off vs. Recover
Factors to Consider
- Code requirements
- Weight limitations
- Condition of existing
- Warranty requirements
- Cost comparison
Disposal Costs
Budget Items
- Tear-off labor
- Debris removal
- Dumpster rentals
- Disposal fees
- Environmental requirements
Safety Requirements
OSHA Compliance
Key Requirements
- Fall protection
- Ladder safety
- Hot work permits
- PPE requirements
- Training documentation
Site-Specific Safety
Plan For
- Roof access methods
- Material staging
- Perimeter protection
- Emergency procedures
- Public protection
Public Project Requirements
Prevailing Wage
Compliance
- Correct classifications
- Certified payroll
- Fringe calculations
- Apprenticeship requirements
Bonding
Typical Requirements
- Bid bonds (5-10%)
- Performance bonds (100%)
- Payment bonds (100%)
Bonding Capacity
- Financial strength
- Project experience
- Work in progress
- Key personnel
Licensing and Insurance
Requirements
- State contractor license
- Roofing specialty license
- Insurance minimums
- Workers' compensation
Technology in Roofing Estimation
Software Tools
Popular Options
- EagleView/Pictometry
- HOVER
- AppliCad
- RoofSnap
Features
- Satellite measurements
- Automated takeoffs
- Waste calculations
- Report generation
Drone Technology
Applications
- Condition surveys
- Measurements
- Progress documentation
- Safety improvements
Winning Strategies
Differentiation
Beyond Price
- Warranty programs
- Safety record
- Response time
- Local presence
- Manufacturer relationships
Selective Bidding
Good Opportunities
- Familiar system types
- Strong relationships
- Reasonable specifications
- Fair schedules
Proceed Carefully
- Unfamiliar systems
- Problematic owners
- Unrealistic budgets
- Excessive competition
Conclusion
Successful roofing bidding combines technical knowledge with business strategy. Understand the specified system. Calculate areas accurately. Price all components. Address warranty requirements. Present professionally.
The roofing contractors who win consistently demonstrate expertise, reliability, and quality that owners and GCs trust with their building envelope.
ConstructionBids.ai helps roofing contractors find commercial opportunities and track bid deadlines across multiple procurement platforms.
