Document the roof before requesting prices
Start with roof type, approximate areas, plans if available, repair history, leaks, warranties, rooftop equipment, drainage, access, occupied-site constraints, and known concerns. When bidders see the same information, their proposals become easier to compare.
Verify the business
- Verify current Minnesota licensing through the Department of Labor and Industry.
- Request current liability and workers' compensation certificates.
- Confirm manufacturer authorization directly when a special warranty is proposed.
- Ask for comparable occupied-property references and permission to contact them.
Inspect the proposal
The proposal should state materials, quantities or measurement basis, substrate assumptions, tear-off, drainage, flashing, penetrations, insulation, ventilation where applicable, code-related work, alternates, exclusions, schedule, cleanup, resident protection, warranties, payment terms, and change-order rules.
Ask how the site will be run
- Who is the day-to-day project contact?
- How are residents, tenants, and managers notified?
- How are weather, access, debris, noise, and parking handled?
- How are concealed conditions documented before extra work begins?
- What inspection and closeout records will the owner receive?
Insurance boundary: a contractor can document conditions and estimate work, but should not promise coverage, interpret policy rights as an adjuster, or offer to absorb a deductible.
Compare like with like
Normalize each bid against one scope. List omissions, substitutions, allowances, warranty differences, schedule differences, and open assumptions. Resolve questions in writing and distribute material clarifications consistently.
Need a documented commercial or multifamily assessment?
Hoyt Exteriors can help define current conditions and a reviewable scope for your property.
Plan a Property Assessment