Roofing estimates that look cheaper may simply describe less work. This checklist helps you compare what each contractor actually put in writing—without assuming that missing information is excluded or that the highest-priced proposal is automatically better.
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Roofing proposal checklist
Roofing Proposal Checklist — Bigfoot Windows & Roofing. Mark each row from the written proposal: Included in writing · Excluded in writing · Allowance or limit · Not stated · Unclear—ask the contractor · Not applicable.
The interactive checklist needs JavaScript. Every checklist row, the article and the AI prompt below are available without it.
This checklist is an educational tool. It does not give legal advice, confirm code compliance, verify any contractor, or decide which proposal is right for you.
See every checklist row (all roof systems)
This is the full checklist as crawlable text. Use the tool above to see only the rows for your roof system, mark each proposal, and get a result.
A Contractor and proposal basics
Correct legal contractor entity — The company name on the proposal should match the licensed entity you can look up.
Florida roofing contractor license number — A license number you can check on the DBPR site. Scope and contractor are separate evaluations; this row is about the paper.
Proposal date and expiration — How long the price is held, in writing.
Property address — The address of the roof being priced.
Contractor insurance information or verification method — A certificate of insurance, or a written way to request one.
Who is responsible for permits and inspections — Whether the contractor applies for the permit and schedules inspections, in writing.
Exact scope type: repair, reroof, replacement, or structural work — The words the proposal uses for the job. Two proposals for different scope types cannot be compared on price.
Start/lead-time language: estimate, dependency, or guarantee — Whether a start date is an estimate, depends on something (permit, materials, HOA), or is promised.
B Roof measurements and existing conditions
Roof area, squares, or measurement basis — A square is 100 square feet. The proposal should say how the roof was measured, not which service was used.
Pitch, stories, access, complexity, and roof sections — Steepness, height, and how many separate sections are priced.
Existing roof covering and number of layers addressed — What is on the roof now and how many layers the price removes.
Tear-off scope — Full removal to the deck, partial, or an overlay, in writing.
Known leak or damage areas documented — Problem spots the contractor saw and how the proposal treats them.
Deck type and known deck condition — Plywood, plank, or concrete deck, and what was visible at the walk-through.
Existing ventilation, penetrations, skylights, solar, gutters, satellite equipment, and mechanical conflicts — Each item on the roof and whether it is removed, reset, replaced, or left to others.
Photos or measurement report referenced where applicable — Whether the proposal points to photos or a measurement report you can keep.
C Roof-system components
Manufacturer and exact product/system — Brand and product name, not a category like “architectural shingle” or “premium tile”.
Product approval identifier (Miami-Dade NOA or Florida Product Approval number, as applicable) — Which approval applies depends on your jurisdiction and the assembly. Ask for the number as written.
Underlayment manufacturer, type, and system — The layer under the covering, named as part of the approved assembly.
Attachment method and applicable installation documentation — Nails, screws, clips, adhesive, or foam, and the document the crew follows.
Flashing scope — Walls, chimneys, and roof-to-wall transitions: new, reused, or excluded.
Drip edge — Metal edge at eaves and rakes, and its finish.
Valleys and transitions — How valleys and changes of slope are built.
Pipe boots and penetrations — Vent pipes, exhaust fans, and other openings through the roof.
Ventilation — Ridge, off-ridge, soffit, or powered vents: kept, added, or excluded.
Starter and ridge products where applicable — The edge and ridge pieces that belong to the system.
Sealants, adhesives, fasteners, clips, foam, or mortar where applicable — The accessories the approved assembly calls for.
Flat/low-slope tie-ins and drainage — Where a sloped roof meets a flat section, and how water leaves the roof.
Color/finish selection — The color or finish you chose, named on the proposal.
Disposal and cleanup — Dumpster, haul-away, and site cleanup.
Shingle: exact shingle line, starter, ridge cap, ventilation, and accessory compatibility — The named shingle and its matching accessories. (Shingle)
Tile: concrete versus clay, profile, attachment method, availability or lead-time dependency, breakage allowance if applicable — Tile decisions that change price and schedule. (Concrete or clay tile)
Standing seam: metal type and thickness, coating or finish, panel profile, clip and fastener system, field-measurement and fabrication sequence — Panel and finish details as written. (Standing-seam metal)
Metal tile: system and manufacturer, steel specification, coating, attachment, trim and accessories, warranty documents — The named metal-tile system and what comes with it. (Metal tile)
Flat/low-slope: exact membrane or built-up system, insulation or recovery board, slope and drainage corrections, terminations, transitions, penetrations — The flat-roof assembly, layer by layer. (Flat/low-slope)
D Permits, engineering, and administration
Permit processing — Who prepares and submits the permit application.
Standard municipal permit fees — Whether the fee is in the price, billed separately, or not mentioned.
Required inspections — Which inspections the permit requires and who schedules them.
Permit closeout — Who closes the permit after the final inspection.
Notice of Commencement responsibility where applicable — Who records it, if the job requires one.
Product approval documents — Whether the approval documents are provided with the permit package.
Engineering or special inspections when required — Structural letters or special inspections, and who pays.
HOA, condo, or architectural-review responsibility and fees — Who applies, who pays, and whether the schedule depends on it.
Existing violations or unrelated corrections — Open violations or unrelated code items and whether they are in the price.
Wind-mitigation or insurance documentation if included — Whether a wind-mitigation inspection form is included. Eligibility for any insurance credit is decided by your insurer, not the proposal.
E Concealed conditions and change orders
Decking/plywood unit rate or pricing method — A written rate per sheet or a written method, not a verbal promise.
Dimensional lumber/carpentry rate or pricing method — Rafters, fascia boards, and framing: a written rate or method.
Fascia/soffit treatment where relevant — Whether fascia and soffit are replaced, repaired, painted, or excluded.
Structural repairs — Trusses, rafters, and load-path items: how they are priced if found.
Additional tear-off layers — What happens if more layers are found than the proposal assumed.
Wet or damaged insulation — How wet insulation or recovery board is priced if found. (Flat/low-slope)
Drainage/slope corrections — Whether ponding or slope corrections are in the price. (Flat/low-slope)
Code-required corrections not visible before tear-off — Items an inspector may require once the deck is open, and how they are priced.
Documentation/photos before additional work — Whether the contractor documents a concealed condition before charging for it.
Written authorization process — How a change order is approved and signed before extra work starts.
Whether work pauses and how the roof is protected — What happens to the open roof while you decide.
Homeowner response period and repair options, if contractually available — How long you have to answer and whether you may use another trade for some repairs.
F Property protection and homeowner responsibilities
Driveway/vehicle access — Where the dumpster and material deliveries go, and what you must move.
Landscaping, pool, patio, and exterior-item protection — What is protected by the crew and what is your responsibility.
Attic belongings and sensitive lines/equipment — Debris can fall through the deck during tear-off; the proposal should say who covers what.
Wall hangings and vibration-sensitive items — Tear-off vibration can shake items loose. Who removes them.
Pets, children, gates, and alarms — Site safety rules and who is responsible.
Skylights, solar, gutters, satellite dishes, and mechanical/electrical coordination — Removal, reinstallation, and coordination with other trades.
Material staging and property access — Where materials sit and the hours the crew needs access.
Cleanup and magnetic nail sweep where relevant — Daily cleanup and nail sweep of lawn and driveway.
G Schedule, communication, payments, and completion
Estimated start window and dependencies — The window and what it depends on.
Material lead time — How long the named materials take to arrive.
Weather and inspection delays — How delays outside the contractor’s control are handled.
Communication frequency and contact person — Who you call and how often you hear from them.
Payment schedule tied to defined milestones — Each payment tied to a named event. Ask whether milestones are defined; the tool does not say what the schedule should be.
Financing price/fees versus cash price — Whether financing changes the price or adds fees, in writing.
Change-order payment timing — When extra work is billed and paid.
Final inspection — Who requests it and whether final payment waits for it.
Punch list/final walkthrough — Whether a walkthrough is part of completion.
Permit closeout — Whether the job is complete before or after the permit closes.
Final balance trigger — The exact event that makes the last payment due.
Project photos and closeout documents — What you receive at the end: photos, warranty registrations, permit closeout.
H Warranties
Manufacturer material warranty — The product warranty, by name and term.
Manufacturer enhanced/system warranty if offered — An upgraded manufacturer warranty, and what it requires.
Contractor workmanship warranty — The contractor’s own warranty on installation, with its term and what it covers.
Registration responsibility/deadline — Who registers the warranty and by when.
Transferability — Whether the warranty follows the home to a new owner.
Wind terms and exclusions — The wind coverage as written, including any speed limits or named-storm language.
Coastal/corrosion/finish exclusions where relevant — Salt-air and finish exclusions, common on metal near the coast. (Standing-seam metal, Metal tile)
Leak/service-call process — How to report a leak and how quickly a visit is promised.
What voids coverage — Actions or conditions that cancel the warranty.
Repairs versus full-replacement coverage — Whether the warranty pays to repair the problem or replace the roof.
The transparent AI comparison prompt
This is the complete prompt. Upload your proposals directly to the AI assistant you already use (ChatGPT, Claude, Gemini or another); no documents go to Bigfoot. The prompt tells the assistant to hold every proposal, including ours, to the same standard.
I have one or more roofing proposals for my home in South Florida and I want to compare what each one actually puts in writing. I am uploading the proposals to you directly; no documents go to any contractor.
Please follow these instructions exactly:
1. Refer to the proposals as Company A, Company B, Company C, and so on, in the order I upload them. Do not use the contractors' names in your comparison.
2. Apply identical standards to every proposal, including any proposal from Bigfoot Windows & Roofing. No contractor gets the benefit of the doubt.
3. For every checklist item below, label each proposal with exactly one of: Included in writing, Excluded in writing, Allowance or limit, Not stated, Unclear, or Not applicable.
4. Cite the page number and quote a short excerpt from the proposal for each label where possible.
5. Never infer that something is included because it is customary in the industry or because a salesperson said so verbally. Only the written proposal counts.
6. Never label missing information as excluded. If the proposal does not mention an item, label it Not stated.
7. Flag contradictions inside a proposal and clauses that are vague, conditional, or open to more than one reading.
8. Keep documentation completeness separate from workmanship and contractor quality. A complete proposal is not proof of a good roof, and a thin proposal is not proof of a bad contractor.
9. Do not give legal advice, do not make unsupported accusations about any contractor, and do not invent prices, quantities, product approval numbers, or code requirements. If a figure is not in the proposals, say so.
10. Explain differences between materials or roof systems only when the proposals themselves or reliable primary sources support the explanation, and say which.
11. Produce: (a) a side-by-side comparison table, (b) a list of unresolved cost exposure (allowances, concealed-condition pricing, permit and engineering fees, change-order process), and (c) clarification questions I can send to each contractor, grouped by company.
12. Explicitly identify any missing pages, unreadable scans, or assumptions you had to make.
13. Conclude without recommending Bigfoot, the lowest bid, or the highest bid. Your conclusion should describe what each proposal has documented and what remains open.
Checklist items to review for each proposal:
A. Contractor and proposal basics: legal entity, Florida license number, proposal date and expiration, property address, insurance information, who handles permits and inspections, exact scope type (repair, reroof, replacement, structural), start and lead-time language.
B. Measurements and existing conditions: roof area or measurement basis, pitch and sections, existing covering and layers, tear-off scope, known leak or damage areas, deck type and condition, rooftop items (vents, skylights, solar, gutters, satellite, mechanical), photos or measurement report.
C. Roof-system components: manufacturer and exact product, product approval identifier (Miami-Dade NOA or Florida Product Approval as applicable), underlayment, attachment method, flashing, drip edge, valleys, pipe boots, ventilation, starter and ridge, accessories, flat-roof tie-ins and drainage, color, disposal and cleanup, plus the system-specific details for shingle, tile, standing-seam metal, metal tile, or flat/low-slope.
D. Permits and administration: permit processing, permit fees, required inspections, closeout, Notice of Commencement, product approval documents, engineering or special inspections, HOA or architectural review, existing violations, wind-mitigation documentation.
E. Concealed conditions and change orders: decking and lumber rates or pricing method, fascia and soffit, structural repairs, extra tear-off layers, wet insulation, drainage corrections, code-required corrections, documentation before extra work, written authorization, whether work pauses and how the roof is protected, my response period.
F. Property protection and my responsibilities: driveway and vehicles, landscaping and pool, attic belongings, wall hangings, pets and children, rooftop equipment coordination, staging and access, cleanup and nail sweep.
G. Schedule, communication, payments, and completion: start window and dependencies, material lead time, delays, contact person, payment milestones, financing versus cash price, change-order payment timing, final inspection, walkthrough, permit closeout, final balance trigger, closeout documents.
H. Warranties: manufacturer material warranty, enhanced or system warranty, contractor workmanship warranty, registration, transferability, wind terms and exclusions, coastal or finish exclusions, leak and service-call process, what voids coverage, repair versus replacement coverage.
My priorities (optional — edit this line before you send it): budget certainty, heat performance, appearance, maintenance, noise, how long I expect to own the home, storm resilience. Treat these as my preferences, not as objective proof that one proposal is superior.
How Bigfoot’s own proposal answers these rows
The same rows apply to us. Where Bigfoot’s currently deployed proposal terms answer a row, the answer is quoted from those terms and marked with its source. Where the terms do not provide a complete answer, this page tells the homeowner what must be confirmed in the written Scope of Work or signed proposal. None of these is the answer every contractor should give; they describe what the available Bigfoot documents state.
Bigfoot’s terms say the contract does not include permit, architectural or engineering fees unless noted in the Scope of Work, so check the Scope of Work page of a Bigfoot proposal for the permit line rather than assuming.Source: termsConditions1Body.
Permit, inspection, closeout and association fees: Bigfoot’s deployed terms do not state that these items are included in every project. Homeowners should review the project-specific Scope of Work to confirm which fees and responsibilities are included before signing.
Bigfoot’s terms treat unforeseen conditions as additional work priced on a time-and-materials or firm-bid basis after the customer is notified, and say prices may change with final engineering or architectural analysis.Source: termsConditions1Body.
For concealed deck and sheathing, Bigfoot’s terms say rotten, damaged or non-code material is replaced at the published Carpentry Replacement Rates, documented by change order before the work proceeds, with the customer notified of the condition and cost before replacement.Source: termsConditions2Body.
Bigfoot publishes those carpentry rates inside the proposal, bills them only if wood is found and as used, and offers a pre-purchased wood allowance at a discount with unused wood refunded at close-out.Source: carpentryRatesBody.
Concealed-condition decisions: Bigfoot’s deployed terms do not specify a universal response period, an owner-repair option or a standard stop-and-protect procedure. If these details matter to the project, they should be clarified in writing before signing or documented in the applicable change order.
Bigfoot’s terms say change orders must be mutually agreed and signed, and that sums for additional work are paid at the next progress payment or the final payment, whichever comes first.Source: termsConditions1Body.
Payment schedule: Bigfoot’s deployed general terms identify when final payment is due but do not establish one universal milestone schedule for every project. The deposit, progress payments and exact milestones should be confirmed in the project-specific written proposal.
Bigfoot’s terms make final payment due on completion of the job and final inspection by the Building Department, unless an open permit, condition or violation unrelated to the scope remains.Source: termsConditions1Body.
Bigfoot’s deck states the job is not considered complete until the permit is closed and the customer has written confirmation.Source: pointOfContactBody.
Workmanship warranty: Bigfoot’s Warranty Center describes 10-year workmanship coverage. The signed contract and written warranty provided for the specific project control if there is any difference, so homeowners should confirm the applicable term and exclusions before signing.
Bigfoot’s warranty slide excludes acts of God, vandalism, misuse, alterations by others, and conditions outside the scope from workmanship coverage.Source: warrantyBody.
Bigfoot’s terms make the customer responsible for notifying the contractor of exposed sheathing, septic tanks and drain fields, protecting interior furnishings from falling debris, and removing satellite dishes, solar, signage and rooftop items, and they keep children and pets away from the work until substantial completion.Source: termsConditions3Body.
Bigfoot’s terms make no representation or guarantee about eligibility for wind-mitigation insurance credits, which is why this checklist only asks whether the documentation is included.Source: termsConditions3Body.
Bigfoot’s terms state that the contractor assumes no responsibility for oral promises and that all terms must appear in writing on the contract, which is the same rule this checklist applies to every proposal.Source: termsConditions1Body.
Lead time and closeout photos: Bigfoot’s deployed general terms do not promise a universal number of weeks or identify before-and-after photos as standard closeout documents. Any project-specific schedule or documentation commitment should appear in the written proposal.
How to compare South Florida roof estimates
Why roofing estimates are difficult to compare
Two roofing proposals for the same house rarely describe the same job. One names every product and every fee; another lists a price and a roof type. The lower number may be the better deal, or it may be a shorter list. You cannot tell from the total, and the total is the first thing everyone reads.
Price is meaningful only after scope is understood
A price is a promise to do a specific list of things. Until you know what each list contains, the prices are not comparable, and the difference between them is not a discount or a markup. This is why the checklist asks about scope, permits, concealed conditions and warranties before it asks you to think about money. For what drives the numbers, see the why roofing quotes vary in South Florida; for typical price ranges, see the South Florida roofing pricing guide.
The five labels: included, excluded, allowance, not stated, unclear
Every row in the checklist gets one label. Included in writing and Excluded in writing are clear answers. Allowance or limit means the item is covered up to a stated amount, rate or quantity, and exceeding it costs more. Not stated means the proposal is silent, which is not the same as excluded and not the same as included. Unclear means the wording could be read more than one way, so ask. A sixth label, Not applicable, is for rows that do not exist on your roof.
The eight areas the checklist reviews
Contractor and proposal basics; roof measurements and existing conditions; roof-system components; permits, engineering and administration; concealed conditions and change orders; property protection and homeowner responsibilities; schedule, communication, payments and completion; and warranties. The rows change with the roof system you choose, because a tile roof, a standing-seam roof and a flat roof are documented differently.
South Florida details that deserve written clarification
In Miami-Dade and Broward, most of the roof is inside the High-Velocity Hurricane Zone, and products are approved by assembly through a Miami-Dade County Product Control (Notice of Acceptance) or a Florida Product Approval search that is valid for that use. Which one applies depends on your jurisdiction and the system, so the checklist asks for the identifier as written rather than assuming one type. Permit fees, required inspections and closeout are set by the permitting authority for your city or county. For Miami-Dade, review the official roofing permit information and building inspection information. A private-provider inspection under Florida Statute 553.791 is an option in some cases, not a universal requirement. A Notice of Commencement under Florida Statute 713.13 may be required for your job. Concealed decking and framing can create additional cost after signing, so a written rate or pricing method matters more than an estimate of how many sheets may be found. For decking pricing, see the roof decking replacement cost guide. HOA or condominium approval requirements should be confirmed directly with the applicable association and documented in the proposal.
How to ask a contractor to revise the proposal
Send the contractor-specific questions the result produces and request a revised written proposal rather than relying on a verbal explanation. If the contractor says an item is “always included,” ask for that sentence in the proposal. For deposit requirements, review Florida Statute 489.126. To review competing proposals consistently, use the Contractor Proposal Comparison Tool, and verify contractor licensing with the Florida contractor verification guide.
How to use the manual checklist or transparent AI prompt
Choose your roof system, then choose whether to review one proposal or compare up to three. Mark each row from the written proposal, not from memory of a conversation. The result shows what is documented, what differs, what is excluded, what is missing, where cost exposure is still open, and the questions to send. If you prefer to work in an AI assistant, copy the prompt below and upload your proposals there; nothing is uploaded to Bigfoot. Print the checklist to fill it in by hand. For what a warranty term actually covers, use the roofing warranty guide (materials vs. workmanship).
Bigfoot’s neutrality statement
Bigfoot created this framework, so you should be able to inspect it. The same documentation standards apply to our proposal and every competing proposal. If our scope leaves something important unclear, the tool should call that out too. This checklist does not decide who is the best contractor; it helps you see what each contractor actually promised in writing.
CTA for an optional human second opinion
If you would like a person to look at the proposals with you, a Bigfoot Project Advisor can walk through the same checklist on a call. You keep the result whether or not you book anything, and you can also try the instant roofing estimator for a first number on your own roof.
Author and reviewer: Darryl Rosenbaum, President, Bigfoot Windows & Roofing. Florida licenses CGC1531370, CCC1333168, CRC1331693, SCC131153098 (verified on the Florida DBPR licensee search). Reviewed September 2026.
Update log
— First draft.
— Internal review completed; unresolved policy statements were replaced with proposal-specific guidance and resource links were updated.
This checklist is an educational tool. It does not give legal advice, confirm code compliance, verify any contractor, or decide which proposal is right for you.
Updated September 2026
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