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According to him? Low bids can be attractive to associations because saving money always looks good for your budget bottom line in the immediate, but ideally selecting a bid should include a complete scope review and making sure the contractor will be around after the project. That review and follow-through to check in on the contractors bidding the job can be the responsibility of a roofing consultant or engineer, but sometimes the brunt of that responsibility can fall on the property manager.
Why are low roofing bids so appealing to condo boards?
“Low bids are attractive because everybody wants to save money...”
For a condominium association in Sarasota or Manatee County, a roof replacement can be one of the largest expenses the community faces. Board members owe it to owners to spend reserves carefully, and a lower number on a bid sheet looks like the responsible choice. Price is a legitimate factor.
For any property manager, we recommend factoring in two more things:
A complete scope review. Bids can differ in what they include. One proposal may include items that another leaves out, such as specific flashing details, decking replacement and carpentry allowances or warranty terms. Someone has to read each bid line by line and confirm that the low number covers the same work as the others. When a community is willing to hire a roofing consultant or engineer, less work falls onto the board and property managers to become experts at roofing and combing through bids to ensure they’re apples-to-apples comparisons.
Confirming the contractor will be around. A roof replacement requires follow-up: maintenance, cleaning and treatment, and warranty service. If the original contractor is not available later, the manager has to find someone else to handle it. Checking a contractor's history, references and local presence before signing takes time, and sometimes falls onto the property manager. Establishing trusted partnerships with your roofing contractor can help. Companies that are longstanding in the community and financially sound are important to consider in the long term.
How can a board compare low bids fairly?
Boards that want to consider the lowest bid can make the comparison easier on the manager:
- Use a common scope. When every contractor bids the same specification, often written by an engineer or roofing consultant, the numbers are easier to compare.
- Ask each bidder to list exclusions. Knowing what is left out of a bid is as useful as knowing what is in it.
- Check unit prices. Prices for items discovered during tear-off, such as wood replacement, can change the final cost.
- Verify staying power. Ask how long the company has operated locally and request references from projects completed several years ago.
Related Reading:
- Why Reliable Roofing Contractors Are Important for Property Managers
- Proper Condo Association Roofing Bids Take Time
- What Property Managers Wish They Knew Before Their Last Roof Replacement
