A Quality Reroof Bid – Part 2

 This is second post in a 2-part series aimed at helping property managers and other decision-makers evaluate bids the most effectively.  Read A Quality Reroof Bid – Part 1. 

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In my last post, I discussed how a quality bid should be approached from a quality contractor’s perspective, as well as how a building owner/decision-maker should know as they evaluate their options.  Starting at the beginning, the contractor needs to understand a business’s goals, as well as the roof and application in question.  They should then offer consultative options to consider, so that any final choice is an informed decision. Decision-makers need to know that all bids are not created equally and to carefully consider the long-term costs associated with less expensive options.

This time, I’d like to go into more depth around some of the red flag areas that building owners/decision-makers should ask about when they are considering a less expensive reroof bid.  Since most of the time contractors put the same mark-up into a job, you can be reasonably sure the price differences will be reflected in the lower-quality end product you receive.

What to investigate with less expensive bids

Here are some common methods contractors use to reduce their costs during the installation of a new roof.  You’ll want to know about these areas and their risks before you choose the least expensive option.   If you calculate the costs to fix problems that will likely result from these types of practices, there is usually no savings to be found.

Thin membrane and/or underlayments  — Contractors sometimes use underlayments that are too thin or not dense enough to support the new roofing membrane properly as a way to save money.  Or they use thin membranes that are less expensive but are more vulnerable to wear-and-tear.  In both cases, problems typically arise down the road.

No Warranty Fee —  Another way contractors can produce a bid that comes in at a lower price than others is by not paying the membrane manufacturer the required warranty fee.  This is particularly important to know as a building owner or property manager, because this practice leaves you without a valid warranty.  If you believe you are buying a guaranteed product (and you really should be), make sure your bid includes the necessary fees.

Short-cutting coverage — Sometimes a bid will cover the minimum manufacturer’s requirements, but neglect the needed coverage for the intended application in order to save costs. For instance, a bid may not include material and labor to cover walls or curbs with new membrane, but instead will simply extend the membrane to the minimum 8” height required by the membrane manufacturer. A choice like this leaves the existing worn-out wall  or curb coverings as the only prevention against water intrusion during driving rain or a snow storm, a recipe that almost always leads to leaks in the future.

Skimping on attaching the roof — Not properly attaching the new roof to existing equipment, skylights, and other roof-top items also saves money for the contractor, but almost always results in future problems and leaks for the owner.  Manufacturers’ warranties do not cover these items in the first place, so when they are not properly addressed and when the new roof is terminated using a method that will not last for the life of the roof, the building owner is stuck paying for work down the road that should have been done as part of the original installation.

 The bottom line: It is best to hire a contractor you can trust to do the job right in the first place.  Many times when you choose the lower bid you are actually choosing to pay more later, so be an informed decision-maker.  Fixing the resulting problems from cutting corners will always cost more in the long run, plus there’s the hassle and frustration factor.   This is the reason most property owners with a portfolio of properties and multiple roofs in different geographical areas use proven contractors they can count on to get the job done right.

But what works across a portfolio of properties works for one roof, too.  Even the small business with just one roof to maintain is better off working with a quality contractor.

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Brian Haddock is a roofing specialist with Clark’s Quality Roofing in Murray, UT.  CQR offers expert leak repair and award-winning single-ply roof-installations, including sustainable white “cool” roofs.  CQR serves 11 western states and has been involved in roof-related projects in almost every state, as well as internationally. www.clarkroof.com