Choosing a roofing contractor is only half the process. Once bids start coming in, property managers are often handed multi-page proposals filled with technical language, allowances, and warranty terms that are easy to skim past. Knowing how to actually read that document — not just the bottom-line price — is what protects the investment once work begins.
Start With the Scope of Work
A solid proposal clearly defines what is actually being done. That includes whether the project is a full tear-off or a recover, how deck repairs will be handled if damage is found, what happens with flashing and edge metal, and whether drainage improvements are part of the plan. A vague scope of work is one of the most common reasons projects run into unexpected change orders later.
Check the Materials and Manufacturer Specifics
A proposal should name the actual manufacturer and product line being installed, not just a general category like “TPO roofing system.” Look for membrane thickness, fastening pattern, and insulation specifications. These details determine performance and warranty eligibility, and their absence is often a sign the bid was put together quickly rather than based on an actual site evaluation.
Understand the Warranty Being Offered
Commercial roof warranties generally fall into a few categories: manufacturer material warranties, contractor workmanship warranties, and full system or no-dollar-limit warranties. A proposal should spell out which type is included, how long it lasts, and whether it can be transferred if the property is sold. Just as important is asking what is not covered, since exclusions are often where disputes happen later.
Look Closely at the Pricing Structure
Beyond the base bid, check whether the proposal includes allowances for hidden deck damage discovered once the old roof comes off, unit pricing for time-and-materials work, and a clear payment schedule tied to project milestones. Confirm whether permits, dumpster fees, and disposal costs are already included or billed separately.
Red Flags Worth Slowing Down For
- A proposal with no manufacturer name or product specification sheet attached
- Unusually short or vague warranty language
- A price significantly lower than other bids with no explanation for the difference
- No defined project timeline or start and completion window
- Pressure to sign immediately or a “today only” price
Ask Questions Before You Sign
A reputable contractor should be able to explain every line of a proposal in plain language. Comparing bids side by side only works if you are comparing the same scope, materials, and warranty terms — not just the total price at the bottom of the page.
At Jewett Roofing, we build our proposals to be transparent from the start, with clear scope, named materials, and warranty terms spelled out up front. If you are reviewing bids for an upcoming project and want a second opinion, we are happy to walk through it with you.
