Roof plan drawings, a specification binder, a scale ruler and a hard hat on an estimator's desk

Commercial roofing

What we bid, and how we build it.

We work from your drawings and your Division 07 specification. This page lists the scope we price and how a bid moves from invitation to signed proposal.

Scope we price

Division 07 roofing, start to finish.

  • New roofs and re-roofs: TPO, PVC, EPDM, modified bitumen and standing-seam metal
  • Tear-off of the existing assembly, deck repair, wood nailers and blocking
  • Insulation: polyiso in one or two layers, tapered systems and crickets, cover board
  • Vapor retarder where the spec calls for one
  • Sheet metal: coping, edge metal, gutters, downspouts, expansion joints
  • Flashing wherever the membrane stops or turns: curbs, parapets, drains, scuppers, penetrations
  • Walkway pads, roof hatches, ladders and related accessories shown on the roof plan
  • Tie-ins to existing roof sections
Roof plan takeoff on an estimator's monitor beside a printed roof plan and scale
Quantities come off the drawings, checked against a known dimension.

What we read

Every sheet that touches the roof.

Roof plans, demolition plans, enlarged plans, sections and details. The mechanical sheets, because every rooftop unit and exhaust fan is a curb to flash. Structural and reflected ceiling sheets when they affect the deck. The Division 07 sections, finish schedules, bid forms and every addendum.

Rolled drawings, a bid package and a tabbed specification book on a jobsite trailer table

How a bid moves

Five steps, one estimator's sign-off.

  1. Roof plan takeoff on an estimator's monitor beside a printed roof plan and scale

    01

    Invitation

    You send the drawings, the spec and the bid date. We confirm we have them and whether we are bidding.

  2. Aerial view of a white commercial roof with tapered crickets between drains

    02

    Takeoff

    Areas in square feet and edges in linear feet. Drains and penetrations are counted. The drawing scale is checked against a known dimension first.

  3. Gypsum cover board and insulation plates staged on a commercial roof deck

    03

    Pricing

    Each line from our own unit-cost database. Material includes waste and labor follows crew productivity. Equipment and mobilization get their own lines. Cost and margin stay separate.

  4. Aerial view of a white TPO roof on a large distribution warehouse in the Dallas area

    04

    Proposal

    Scope, system, membrane and thickness, insulation and R-value, flashing. Alternates and exclusions listed, warranty terms stated, formatted to your bid form or schedule of values.

  5. White commercial roof at dusk with the Dallas skyline on the horizon

    05

    Sign-off

    An estimator approves every quantity and price. Addenda are compared line by line and every revision is kept with its date and author.

After the award

Paperwork your contract asks for.

  • Submittals and material orders against the approved scope

  • A work breakdown by roof area and activity: nailers, insulation layers, tapered system, cover board, membrane, seams, flashing, edge metal, walkway pads, manufacturer inspection, punch list

  • Daily field reports with photos, including everything the next layer will cover

  • Pay applications on AIA G702 and G703 with the lien waivers and certified payroll your contract asks for

  • Closeout: punch list, warranty documents, as-builts and the photo record

In the field

Building types we price

  • Aerial view of a white TPO roof on a large distribution warehouse in the Dallas area
    Warehouse and distribution
  • Aerial view of a gray PVC roof with kitchen exhaust fans on a strip shopping center
    Retail and restaurants
  • Multifamily apartment buildings with low-slope roofs in North Texas
    Multifamily

Self-perform and capacity

Ask us on your project.

Ask us which scopes we self-perform on your project, and about crew size and current backlog. We answer in the first reply to your invitation.

Related

Systems and services in detail.

Have drawings out for bid?

Send the invitation. Link the drawings and spec, give the bid date, and we'll confirm we have them and whether we're bidding.

Send an invitation to bid Or call (214) 960-5598