The bid process for a replacement project should, ideally, involve a roofing consultant or engineer to determine what is required and create uniformity in the roofing bid. In a perfect world, every condominium board, community and property manager would start with a roofing consultant.
A roofing consultant helps ensure bids are competitive and offer apples-to-apples comparisons in specifications, materials, decking and carpentry allowances, warranties and other major components of the project.
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Far too often, we see roof bids that are completely different, aren’t the ideal design for the building, or are bid low to win the work and then increased later through change orders.
Getting a roofing consultant or engineer involved at the outset may prolong the process slightly, but it can help ensure you get the system design, materials and craftsmanship you actually budgeted for.
A roofing contractor cannot responsibly price a large condominium roof based on square footage and roof type alone. First, we have to inspect and measure the property. That means understanding the existing roofing system, roof elevations, penetrations, drainage, flashing, edge metal, insulation, decking conditions and any visible areas of deterioration.
On a large condominium property, there may be several buildings and multiple roofing systems. What appears to be one single project may actually involve dozens of individual roof details, different systems, materials, and variations based on budget..
Roofing systems are not one-size-fits all. They have different materials, different material manufacturers, attachment methods, membranes or underlayments, fasteners, flashing details, edge systems, vents and other components required by the specifications, manufacturer and applicable code. Not to mention factoring in budget as well. Often, condominium boards like to see options priced out. Good, better, best options are a great way to balance budget while still showcasing additional options that can extend the roof life.
Roofing material pricing is not a static variable.
Manufacturers and distributors adjust pricing based on raw material costs, transportation, product availability and demand. After major storms, availability and lead times can change quickly throughout Florida. In a climate with rising costs of freight, manufacturing, labor and tariffs - material cost can fluctuate from job to job.
For a large condominium project, we may be pricing significant quantities of membrane, insulation, underlayment, fasteners, adhesives, metal, flashing, sealants and decking materials.
Before a bid is finalized, contractors may need pricing and availability from multiple vendors or manufacturers. Inside a single building roofing bid, there are multiple moving parts - and while our vendors are estimators are seasoned and experienced at what they do, that process still requires many eyes before a final bid goes out to a prospective customer.
Condominium roofing projects are rarely simple from a logistical standpoint.
The bid has to account for crew size, project duration, roof access, staging areas, equipment, cranes or lifts, dumpsters, debris removal, safety systems, landscaping protection and daily cleanup.
Residents still have to access their homes. Parking lots still have to function. Property managers still have to operate the community while the project is underway. All of that requires planning, labor and equipment, and all of it affects the cost.
One of the biggest challenges in roofing is determining what is underneath the existing system.
Until the roof is removed, there may be damaged decking, deteriorated wood, wet insulation or previous repairs that could not be identified during the initial inspection. That is why allowances and unit pricing are so important for carpentry.
One contractor may include realistic allowances for likely repairs while another includes very little, making one bid appear dramatically less expensive even though the final costs could ultimately be much closer.
For condominium boards and property managers, the goal should be collecting the same bid for the same roofing project. That means comparable systems, materials, allowances, warranties, labor and scope of work.
Once measurements are completed, materials are priced, labor is estimated, logistics are evaluated and specifications are reviewed, the estimating team still has to assemble everything into one accurate proposal. A detailed condominium roofing bid takes time because there is a lot more behind that number than the size of the roof. Taking a little more time on the front end can help prevent major surprises, cost increases and misunderstandings once construction begins.