Get three bids, compare scopes line by line, and pick the contractor who gives you straight answers to the questions below, even if that is not us.
Yes, we are a roofing contractor writing about how to choose a roofing contractor. We would rather you hire well than hire fast, because the roofs we inherit from bad hires are the hardest to fix.
Nine questions to ask every bidder
- Are you commercial only? Commercial roofs are different systems, codes and safety plans than houses.
- What exactly is in the scope? Tear-off, insulation, flashings, edge metal, drains. If it is not written, it is not included.
- Will you check for moisture before recommending restoration? A restoration recommendation without understanding moisture is a guess.
- Who is actually on my roof? Your crew, or a subcontractor? Who supervises?
- What is the warranty, and who backs it? Manufacturer NDL, material-only or contractor workmanship? For how long?
- How will you document the work? Photos before, during and after, and a written report.
- What is your safety program? Fall protection, insurance certificates and site rules for occupied buildings.
- What do service calls cost after the job? If they will not tell you, ask why.
- When would you tell me not to do this? A good roofer can explain when a repair is enough, or when restoration will not work.
Red flags
- A price before anyone walks the roof.
- A restoration recommendation with no moisture assessment.
- “Sign today” discounts.
- No written scope, or a one-line scope.
- A warranty they cannot show you on paper.
How we answer them
Commercial only. Written scopes. Understanding the roof, including moisture, before recommending restoration. Two-technician service crews with photo documentation. Published service-call rates. And if a repair is enough, we will tell you. About Structure.
Quick answers
How many bids should I get for a commercial roof?
Three is a good rule for a replacement or restoration. Compare scope line by line: tear-off, insulation, details, warranty and who does the work.
What should be in a commercial roofing proposal?
Scope of work, the system and manufacturer, insulation and R-value, flashing and edge details, warranty type and length, schedule, safety plan, payment terms and exclusions.