Despite persistently recommending that associations, boards and property management companies procure specifications from an engineer or roof replacement we have seen too many associations choose a contractor based solely on price, only to find out later that the details of the proposal were incomplete or even non-compliant. Working with a Florida roofing contractor who understands the importance of specifications can protect your community’s investment and ensure the project is done right the first time.

What Happens Without Specifications

When boards send out requests for proposals without a written specification, they invite a wide range of interpretations. One contractor may include critical details like flashing replacement, while another may leave them out entirely. Some may recommend code-compliant underlayments, while others may suggest outdated systems that no longer meet Florida’s uplift requirements.

The problem is that boards are often left comparing numbers rather than systems. When the lowest price looks the most attractive on paper, boards may unknowingly approve a project that does not address the true needs of their roof.

The Risks of Choosing Without Specs

Without a specification, associations take on significant risk. For example, we have seen cases where contractors installed peel and stick underlayment directly over existing peel and stick layers. While it may look fine on the surface, this system no longer meets code requirements and fails under wind uplift tests.

Other risks include outdated felt underlayments, inadequate flashing details, or improper tile attachment. Each of these shortcuts can lead to premature leaks, wind damage, or even a complete roof failure during a storm. The cost of repairs or early replacement often far outweighs the savings of a low bid.

How Colonial Roofing Approaches Specifications

Our approach is different. We always propose a system based on both the code requirements and the unique history of each property. If we have serviced an association in the past, we rely on that experience to address known problem areas. Our scopes of work are developed to align with the standards used by roof consultants and engineers, because we are accustomed to working with detailed specifications on a regular basis.

In fact, when we are the first contractor to provide a budget or proposal, our long term experience in the market and with so many jobs under our belt, we find that the scopes we offer are usually in line with what consultants and engineers would recommend. This consistency comes from decades of experience and our commitment to quality.

We also provide documentation from manufacturers to support our recommendations. For example, if a new code requires a mechanically attached underlayment, we work directly with manufacturers to present testing data and written verification that the system meets uplift requirements. This ensures that boards know we are not simply offering an opinion, but are backing our proposals with evidence.

The Value of Getting it Right

The purpose of specifications is not to make projects more complicated. Specifications ensure that all contractors are bidding on the same system so that boards can compare proposals fairly and make informed decisions. They also protect the community from expensive mistakes, compliance issues, and premature roof failures.

At Colonial Roofing, we believe that associations deserve more than a number on paper. They deserve a partner who understands both the technical and practical sides of roofing, and who can guide them toward solutions that safeguard their property for decades to come.

If your board is preparing for a condominium roof replacement, take the time to seek out proper specifications and choose a Florida roofing contractor who values them. Doing so will save money in the long run, reduce frustration, and ensure your community gets the roof system it truly needs.