Two roofing bids land on your desk. One is $40,000 cheaper. It looks like an easy choice. But are both contractors pricing the same job?
The total alone doesn’t tell you how much material goes on the roof, what work is excluded, or who pays if a problem comes up later. If you’re reviewing quotes for a flat roof replacement in Murfreesboro, TN, compare what each bid includes before comparing prices.
Glick Roofing Systems provides commercial roofing services in Murfreesboro and across Middle Tennessee. Whether you manage a warehouse along I-24, a school, an office, or a retail center, small gaps in a bid can add up on a large roof. Here are five parts to check before you sign.
Why Two Bids Can Look Alike but Be Very Different
One bid may spell out the products, quantities, installation steps, and warranty. Another may give you a total and a short line that says “install new roof system.” Both are bids, but only the detailed one lets you see what you’re buying.
When a bid is vague, it’s hard to tell whether it includes the same membrane thickness, insulation, or flashing work as another quote. Ask the contractor to fill in those details in writing before you sign. It’s easier to settle a difference in scope before work begins.
1. Quantities: How Much Are You Paying For?
A useful bid tells you how much work is included. Look for:
- Total roof area in square feet or roofing squares. One square equals 100 square feet.
- The area receiving new insulation.
- Linear feet of edge metal, flashing, and coping.
- The number of drains, vents, and curbs included in the work.
- The estimated area of wet insulation to be replaced, if applicable.
If one bid lists 30,000 square feet and another lists 26,000, ask each contractor which roof sections they measured. They may be pricing different areas or using different measurement assumptions. Resolve the difference before comparing prices.
2. Assembly Specifications: What Exactly Is Going On Your Roof?
The roof assembly includes the layers and components from the deck up. “Install TPO roof” leaves too much open. A useful specification identifies the manufacturer and membrane, gives its thickness, and states the insulation and attachment method.
Check that your bid lists:
- Membrane manufacturer, product name, and thickness in mils.
- Insulation type, thickness, and R-value.
- How the roof system will be attached, such as mechanical fastening, adhesion, or ballast where appropriate.
- The type and thickness of the cover board, if included.
- Flashing details at pipes, curbs, walls, and roof edges.
For example, when comparing single-ply roofing in Murfreesboro, TN, one bid may specify 45-mil TPO and another 60-mil TPO. Those are different specifications. Compare the full assembly, installation details, and warranty terms before deciding which is the better fit.
3. Exclusions: What Is Not Included?
An exclusion is work the quoted price doesn’t cover. Common examples include:
- Repair or replacement of damaged roof decking.
- Moving or lifting HVAC units.
- Electrical or plumbing work near the roof.
- Work on gutters, downspouts, or skylights.
- Permit fees or code-related upgrades outside the quoted scope.
- Roof access equipment, crane rental, or hoisting.
- After-hours or weekend work.
For each exclusion, ask whether the work is likely to be needed and who will arrange and pay for it. A lower bid can cost more once you add the work it leaves out.
4. Allowances: The Hidden Costs Inside the Price
An allowance is an amount included in the bid for work that can’t yet be fully measured. Deck repair is a common example: the full extent of damage may not be visible until the old roofing comes off.
A clear allowance might read: “Includes up to 500 square feet of deck replacement. Additional deck replacement is billed at the stated unit price per square foot, subject to written approval.”
“Replace deck as needed” doesn’t tell you how much is included or what extra work will cost. Compare the quantities and unit prices in each bid. Ask how additional work will be documented and approved, and how unused allowances will be handled.
5. Workmanship Warranty vs. Manufacturer Warranty
Two bids can both say “20-year warranty” and offer different coverage. Check who issues the warranty and what it actually covers:
- Manufacturer warranty: Coverage depends on the written terms. Some warranties cover qualifying material defects only. Others cover specified labor or repairs under a roof system warranty.
- Workmanship warranty: This comes from the contractor and covers specified installation defects, subject to its terms.
Before signing, ask:
- Who issues each warranty, and how long does it last?
- Does it cover materials, labor, or both?
- Is there a dollar cap, and what exclusions apply?
- What maintenance, inspections, or records are required?
- Can you review the written terms before signing?
Glick Roofing Systems describes its Glick-Guard warranty as offering labor and materials coverage with no-dollar-limit protection. Ask which terms apply to your proposed roof and review the written coverage and exclusions before signing.
How to Compare Bids Side by Side
Give each contractor a column in a comparison chart. Add rows for:
- Roof area and sections included.
- Membrane brand, product, thickness, and attachment.
- Insulation type, thickness, and R-value.
- Flashing, edge metal, and drainage work.
- Exclusions and who handles the excluded work.
- Allowances, included quantities, and unit prices.
- Warranty issuer, coverage, duration, and limits.
Mark anything missing as “not stated” and ask for a written answer. Once the scopes match, you can see whether a price difference reflects a real saving or work you’ll need to pay for separately.
Work With a Commercial Roofing Contractor in Murfreesboro, TN Who Puts It in Writing
A clear bid shows how much work is included, what products will be used, what could cost extra, and who stands behind the roof. Get those details in writing so you can compare proposals before committing to the work.
Call Glick Roofing Systems at (800) 821-0205 or contact us online to discuss your Murfreesboro building and request a proposal.
Frequently Asked Questions
1. How many bids should I get for a commercial roof in Murfreesboro?
Three bids is a useful starting point. Give each contractor the same roof areas and scope to price. Ask them to identify any alternate materials, installation methods, or warranty terms separately so you can compare the bids fairly.
2. Why is one roofing bid so much cheaper than the others?
It may cover a smaller area, specify different materials, exclude flashing or drainage work, or include a smaller allowance for deck repair. Compare the quantities, specifications, and exclusions before choosing.
3. What is an allowance in a roofing bid?
It’s an amount included for work that can’t yet be fully measured, such as deck damage hidden under the old roof. A clear bid gives the included amount, the price for additional work, and how changes will be approved.
4. What is the difference between a workmanship warranty and a manufacturer warranty?
A workmanship warranty comes from the contractor and covers specified installation defects. A manufacturer warranty covers qualifying problems under its written terms, which may include materials only or specified labor as well.
5. Should my roofing contractor handle permits in Tennessee?
Ask the contractor to confirm which permits your project needs and put in writing who will apply for them and pay the fees. For property inside city limits, check with Murfreesboro Building and Codes. For an unincorporated address, check with Rutherford County Building Codes.
6. Can a commercial roof warranty be transferred if I sell the building?
Some warranties can be transferred. The issuer may require notice, an inspection, approval, or a fee. Ask for the transfer rules and deadlines in writing before choosing a warranty.