Ask what condition the proposal is based on
What roof areas were inspected? Were moisture, deck, insulation, drainage, and existing-layer assumptions verified or simply estimated? A proposal built on unverified assumptions can change dramatically after work starts.
Ask what is included and excluded
Compare tear-off depth, insulation, taper, membrane or coating system, flashings, penetrations, drains, edge metal, access, permits, warranty, temporary protection, and disposal. Low price often reflects missing scope rather than efficiency.
Ask how changes will be handled
Unit prices, allowances, alternates, concealed-condition procedures, schedule assumptions, and documentation requirements should be clear before work begins. The owner should know how a change becomes an approved cost rather than a surprise invoice.
Practical owner checklist
- Verify the existing-condition assumptions behind the proposal.
- Compare scope, quantities, exclusions, alternates, and warranties.
- Request clear unit prices or procedures for concealed conditions.
- Confirm what documentation and closeout records will be provided.
Frequently asked questions
Should I choose the lowest bid?
Not until the scopes, quantities, assumptions, exclusions, alternates, and warranties have been normalized.
What is the most important first question?
Ask what verified evidence shows that the proposed repair, restoration, or replacement path is appropriate.