[ Roofing ]
The warranty is the product. Uplift rating, tapered R-value, and tear-off assumptions decide whether the number holds.
A roofing bid is a warranty bid. Manufacturer terms, uplift classification, and the condition of what is already up there each move the price more than square footage does.
The whole package, opened out.
Every document that governs a roofing bid, and the ones that hide something.
- 00 21 13Instructions to bidders
- 01 11 00Summary of workMandatory site visit
- 02 41 19Selective demolitionTear-off assumed
- 07 22 00Roof insulationR-value basis
- 07 54 00Thermoplastic membraneWarranty term
- A-701Roof planR-value basis
- A-702Roof details
- S-201Roof framing
- ADD-03Addendum 3
9 documents in this roofing package. 5 of them carry something that changes the number, and only one of those is a drawing.
Read the document, not the summary.
One extract from the roofing documents, at the scale an estimator reads it.
What it catches in roofing.
Each one cited to the document and page that proves it, so an estimator can verify it, price it, and approve the move.
- Warranty term below the specSpec 07 54 00 §1.7
A manufacturer no-dollar-limit warranty is required for twenty years and quoted for fifteen. The upgrade is priced by the manufacturer, not the installer.
WARRANTY GAP - Uplift rating drives the assemblySpec 07 54 00 §2.1 · structural S-201
The specified uplift classification requires a fastening pattern and deck condition the drawings do not show. Attachment density is the cost.
ASSEMBLY CHANGE - Tapered insulation average, not minimumDrawing A-701
The roof plan gives an average R-value where the specification requires a minimum at the drain. Tapered packages price very differently against each.
MATERIAL DELTA - Tear-off scope assumedSpec 02 41 19 · pre-bid minutes
Recover was assumed at the walkthrough and full tear-off is specified. Disposal, deck repair, and temporary protection follow the specification.
WHOLE BID
Illustrative of the conditions this trade bids. Named pursuits, companies, and prices across this site are fictional.
Sector changes the clauses.
The same trade prices very differently depending on what is being built.
Industrial & warehouseLarge single-ply areas where a fastening pattern change reprices the whole roof.
EducationOccupied-building phasing and summer completion dates tied to liquidated damages.
CommercialExisting conditions surveys issued as an addendum after pricing has started.
HealthcareRooftop equipment coordination and infection-control barriers written into the front end.
CivicPrevailing wage and certified payroll obligations attached to the roofing scope.
How ArosBid runs it.
ArosBid reads the pre-bid minutes and every addendum alongside the specification, so an assumption made at the walkthrough is checked against the document that governs it.
- STACK
- Bluebeam Revu
- Excel
- Outlook