Short answer: a complete flat-roof bid says whether the old roof is torn off or covered over and how the contractor checked for wet insulation, gives a price per square foot for rotten deck, states the insulation it installs to meet the energy code, includes raising curbs and rooftop units, uses wind-tested edge metal, and names the warranty: who gives it, what it covers and for how long, in the association's name. Anything left out is a likely extra charge.
Flat roofs (the low-slope roofs on mid-rise condos, garages and clubhouses) are where bids differ the most, because the costly decisions hide in a few lines. Go through each bid with the list below, then send every bidder the same questions at the end.
This guide is general information, checked in November 2026, not engineering or legal advice. Codes vary by state and city, and the edition your city has adopted is the one that applies.
1. Tear-off or cover-over, and how they know
A "recover" lays a new roof over the old one and costs less. The building code does not allow it when the existing roof is water-soaked or too deteriorated to be a base (International Building Code 2018, section 1511). Wet insulation trapped under a new roof keeps rotting.
- The bid must say: tear-off or recover, and how the contractor checked for moisture, such as an infrared or moisture survey, or core cuts.
- Red flag: a recover price with no moisture check. Ask what happens if they find wet areas once work starts.
2. A price for rotten deck
Nobody knows how much of the deck is damaged until the old roof is off. A good bid gives a price per square foot (or per sheet) for deck replacement, so the board knows the cost before it happens.
- The bid must say: the deck repair price, and how much deck repair, if any, is already included.
- Red flag: silence. Unpriced deck repair is one of the most common extra charges on a tear-off.
3. Insulation that meets today's energy code
When a roof with insulation above the deck is replaced, the energy code generally requires the new roof to meet the insulation levels for new construction (International Energy Conservation Code 2018, section C503.3.1). Thicker insulation can mean raising roof edges, curbs and door thresholds, which costs money.
- The bid must say: insulation type, thickness and R-value.
- Red flag: "replace wet insulation as needed" with no price per square foot and no limit.
4. Raising curbs and rooftop equipment
If the roof gets thicker, rooftop units, vents and hatches may need to be raised, and air conditioning units disconnected and reconnected by a licensed mechanical contractor.
- The bid must say: curb raising and unit disconnect and reconnect, either included or priced.
- Red flag: "by others" or "by owner". That cost lands on the association.
5. Edge metal tested for wind
The building code requires edge metal on low-slope roofs to be designed for wind and tested to the ANSI/SPRI ES-1 standard. The edge is where wind starts peeling a roof off.
- The bid must say: edge metal and copings tested to ES-1, or part of the manufacturer's tested system.
6. The warranty, in plain words
"20-year warranty" can mean very different things. Some manufacturer warranties cover only the membrane material. Fuller system warranties cover materials, the whole roof assembly and labor, often with no cap on repair cost. These are usually called "no dollar limit" warranties.
- The bid must say: who gives the warranty (manufacturer or contractor), what it covers, how many years, and that it is registered in the association's name.
- Also ask: whether the manufacturer inspects the finished roof before issuing the warranty, and how many years the contractor's own workmanship warranty runs.
7. Drainage and standing water
If water sits on the roof today, ask how each bid fixes it: tapered insulation, crickets (small raised sections that steer water), or new drains. A bid that ignores standing water prices a roof that will age faster.
8. Permit, residents and site
- Who pulls the permit, and is the fee included?
- Crane or hoist, parking spaces blocked, notices to residents, and protection of cars and landscaping.
- Daily clean-up, and a magnet sweep for nails around the building.
Questions to send every bidder
Send the same list to every bidder, so the answers compare like for like:
Then line the answers up next to each bid. Our guide on how a condo or HOA board should compare contractor bids shows how to price what each bid leaves out, and when bids come in over the reserve study covers what to do if the numbers are higher than planned.
Sources: NRCA Professional Roofing, "Reroofing by the book" (February 2019, on IBC 2018 section 1511); International Code Council Building Safety Journal, "Talking in code: roof replacement requirements" (2019, on IECC 2018 section C503.3.1); Building Enclosure, on roof edge securement and ANSI/SPRI ES-1; Sika Sarnafil, "6 key factors in assessing low-slope roof warranties".