Build the comparison before choosing a contractor
Copy the roof area names from the inspection into a simple worksheet. Give each proposal its own column. For each row, write the bidder’s answer or “not stated.” An empty answer is a question to resolve, rather than evidence that the work is included.
This is a purchasing framework for a Phoenix-area building owner, not a price estimate or a claim about a contractor’s quality. It works best when bidders have reviewed the same building records and have been asked to address the same observed concerns.
| Compare | Evidence to request | Question if missing |
|---|---|---|
| Roof areas | Marked plan and measured areas | Are all roof sections included? |
| Repairs | Location, material and treatment | Which defects are excluded? |
| Preparation | Cleaning, primer and detail specification | What happens if preparation fails? |
| Coating | Named product and system specification | Which substrate is this designed for? |
| Unknown conditions | Allowance or written change process | Who approves additional work? |
| Closeout | Records, inspection and issued documents | What evidence will the owner receive? |
Match repairs before comparing coating totals
Consider an illustrative situation: one proposal lists repairs around equipment curbs, while another offers a single coating allowance. Neither total explains whether both contractors intend to address the same details. Ask the second bidder to identify included repairs on the same roof plan.
Do the same for suspect wet areas, loose materials and drainage concerns. If the condition is unresolved, request the investigation step and the process for revising the scope. Avoid treating an unexplained allowance as a fixed promise about every hidden condition.
The moisture-survey guide helps you ask what evidence supports leaving an existing assembly in place. The separate coating-versus-replacement framework helps when bidders recommend different approaches.
Require an identifiable coating specification
Ask for the exact coating, primer, reinforcement and compatible repair materials. The proposal should identify the specification being used and the existing substrate to which it applies. “Premium white coating” is not enough information to check the scope.
GAF publishes substrate-specific preparation guidance in its liquid-applied roofing manual. This is an example of the documentation to request for the proposed system; it is not an endorsement or a statement that a GAF system is suitable for your roof.
Compare access, exclusions and the change process
Ask each bidder to name who arranges roof access, where materials will be stored, which tenant restrictions were allowed for and what happens if weather interrupts a work stage. Use the occupied-building work plan to record responsibilities.
Then list exclusions in plain language. Equipment relocation, roof sections outside the measured area, hidden deterioration and owner-supplied access arrangements should not remain vague. Record who approves changes, how they are priced and what evidence is required before approval. These are contract questions to review with the appropriate advisers, not terms this guide can settle for you.
Verify identity and closeout documents
Use the Arizona Registrar of Contractors search to check the contracting entity and its current record. Match the proposal’s business name and license information rather than relying on a logo or a verbal claim. Confirm insurance and product requirements directly with the relevant provider.
Request the final roof plan, repair photographs, product records, inspection notes, maintenance instructions and actual issued warranty documents. A warranty duration in a proposal does not explain all conditions or exclusions. Keep unresolved questions in the comparison until the bidder answers them in writing.
Turn the worksheet into a next-step conversation
Share the property city, roof type if known, current concerns and the rows that remain unanswered. Request a roof review to discuss assessment needs before deciding on a coating scope. You do not need to upload confidential bids or payment information to the inquiry form.
This is planning information, not a site assessment or installation procedure. Use current product documents, qualified personnel and site-specific requirements for a project decision.