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That is the checklist Todd gives condominium boards reviewing a condo roofing proposal or contract. Colonial has worked on Florida's Gulf Coast since 1978, including community associations in Lee and Charlotte counties, from Fort Myers and Cape Coral to Punta Gorda and Port Charlotte.
Is the scope of work the most important part of a roofing proposal?
The scope is where Todd started, and he treated it as a given:
"Of course, the scope of work is important within a bid or a contract that's provided. But there's some other little things that they really should take in."
The scope defines what the contractor will remove, install and detail. Boards tend to focus there, and they should. Todd's point is that the rest of the document carries terms that shape the board's experience of the project just as much.
What other details should a board check in a roofing proposal?
Todd listed them in order:
"The billing terms. Any unforeseen unit prices. Plywood replacement. Unforeseen carpentry charges. Possibly stucco and wall flashing replacements. Some of those things."
Billing terms. When payments are due, how much and on what milestones. The board needs to match those terms to the association's cash flow and reserve timing. Billing should be based on a schedule of values. No down payment should be required.
Unit prices for unforeseen items. On a re-roof, damaged plywood decking or rotted carpentry may only appear once the old roof comes off. Unit prices set the cost per sheet of plywood or per foot of carpentry in advance, so the board knows how those charges will be calculated. Comparing unit prices across proposals can reveal real differences between bids that look similar on the bottom line.
Why do roofing warranties matter so much in a proposal?
Todd saved this one for last and flagged it as possibly the most important:
"And maybe most importantly, what are the warranties at the end of the contract that are in place? The workmanship warranty. The manufacturer's warranties. Those things are important."
A roofing project usually carries two kinds of protection:
- The workmanship warranty, provided by the contractor, covers how the roof was installed.
- The manufacturer's warranties cover the roofing materials and, depending on the program, may carry their own requirements.
Each warranty is only as useful as the party standing behind it. A board can ask how long each warranty runs, what each one covers, what the association must do to keep it in force and who the board should call if a problem shows up years later.
How can a board organize its proposal review?
A simple side-by-side sheet can help a board in Lee or Charlotte County keep proposals straight:
| Item | What to check |
|---|---|
| Scope of work | Same roof system and details across bids? Approved materials and methods |
| Billing terms | Payment schedule and milestones. No down payment |
| Unit prices | Plywood replacement, carpentry, wall flashing replacement and other unforeseen items |
| Workmanship warranty | Length, coverage, who honors it, owner responsibilities |
| Manufacturer's warranties | Which materials, which program, any requirements, owner responsibilities |
When a proposal is unclear on any line, the board or property manager can ask the contractor to spell it out in writing before signing.
When do these proposal details come into play?
The details Todd named are the ones that come into play after the contract is signed: when invoices arrive, when tear-off reveals damaged decking and when a leak appears years later. Reading those sections closely before signing gives the board a clearer picture of the full cost and the full commitment behind each roofing proposal.
Related reading:
- Accountability Is the Most Critical Piece of Your Condominium Roof Replacement Bid
- Proper Condo Association Roofing Bids Take Time
- How Condo Boards Should Budget for Roof Replacement After a SIRS
