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.
“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.
Boards that want to consider the lowest bid can make the comparison easier on the manager: