How to CompareCommercial Roofing Bids
Three bids, three formats, three very different roofs. Use this checklist to line them up so you are comparing the same thing.
What Every Bid Should Spell Out
If a bid leaves one of these out, ask for it in writing.
| Checklist item | What the bid should say | Why it matters |
|---|---|---|
| Roof system and thickness | The exact membrane or panel system and its thickness (for example 60-mil TPO). | Two bids for "TPO" can describe very different roofs. |
| Insulation and R-value | Insulation type, thickness, total R-value and whether tapered insulation is included. | Insulation drives energy performance and code compliance. |
| Tear-off vs. recover | Whether the existing roof is removed or covered, and how many layers are already there. | Recover can save work, but only over a dry, sound roof. |
| Flashing and edge metal | Which walls, curbs, penetrations and edges get new flashing and metal. | Most leaks start at flashing, not in the field of the roof. |
| Drainage | Drain, scupper and gutter work, and any changes to slope or crickets. | Ponding water shortens roof life. |
| Manufacturer warranty type | The type of manufacturer warranty offered and what it covers (materials only or system). | Warranty types differ widely in what they cover. |
| Workmanship terms | The contractor's own workmanship terms, in writing. | Manufacturer warranties often exclude installation errors. |
| Exclusions | Everything not included, such as deck replacement, rooftop equipment or interior work. | Exclusions are where change orders come from. |
| Cleanup | Daily cleanup, debris removal and parking-area sweeps. | Protects tenants, vehicles and your reputation. |
| Schedule | Planned start, sequencing and how work is coordinated with occupants. | Surprise work days cause tenant complaints. |
| Insurance certificates | Current certificates for liability and workers' compensation. | Protects you if someone is hurt or property is damaged. |
| Registration | The contractor's state registration. | Confirms you are hiring a registered business. |
Red Flags
Vague scope
One line like "replace roof" with no system, insulation, flashing or exclusions.
Pressure to sign
Discounts that expire today or a push to sign before you can compare.
No local office
An out-of-state crew with no local office to call when a warranty issue appears later.
Large upfront payment
A request for a large share of the price before any materials arrive or work begins.
Our Plain-Language Scope Sheet Follows This Checklist
Every IGR proposal itemizes system, insulation, tear-off, flashing, warranty and exclusions, so you can lay it next to any other bid. Ask us for our Oklahoma registration and insurance certificates.
What drives commercial roof costMaintenance Programs and Next Steps
Master Service Agreement
Free recurring inspection and reporting. You pay only for work you approve.
Learn MorePreventative Maintenance Agreement
Paid annual program with scheduled inspections and minor repairs. Not a blanket warranty.
Learn MoreAll Commercial Roofing
Our maintenance-first approach, roofing systems, service area and buyer resources.
Learn MoreBoth programs include first right of refusal on a future replacement.
Frequently Asked Questions
Start with a Free Roof Condition Report
Start with a dated report of your roof's condition, then compare any proposal against it.
No obligation. You pay only for work you approve.
Veteran-owned. Local Tulsa office at 8508 E 46th St, Tulsa, OK 74145.
Tulsa (918) 260-9159Kansas City area (913) 777-1748
Ask us for our Oklahoma registration and insurance certificates.
