Flat Roof — TPO Commercial

This proposal covers a full roof replacement at {{client_address}} — approximately {{roof_sqft}} square feet of flat/low-slope roof area.

Site protection & tear-off

• Protect building perimeter, HVAC equipment, and adjacent tenant spaces

• Coordinate with building manager and tenants for work-hour restrictions and roof access

• Tear off existing roof system down to structural deck

• Haul-off via crane or roof-top dumpster; debris disposed per local regulations

Deck inspection

• Inspect structural deck (typically metal or wood); report any structural concerns to {{client_name}} before proceeding

• Replace deteriorated decking up to 5% of total deck area at no additional charge; overages per field ticket at stated rates

Insulation & cover board

• Install {{insulation_spec}}

• Install 1/2" DensDeck or equivalent high-density cover board over insulation

• Tapered insulation at low spots to correct ponding per NRCA guidelines

Membrane install

• Install {{tpo_thickness}} via {{attachment_method}}

• Hot-air weld all field seams; conduct probe test on every seam

• TPO-coated metal at all edges, drains, scuppers, and penetrations

• Walkway pads at all HVAC service areas and rooftop traffic paths

Flashings & penetrations

• New TPO-clad metal edge (conforms to ANSI/SPRI ES-1 wind requirements)

• TPO pipe boots, stack flashings, and drain assemblies at all penetrations

• Counter-flashing at parapet walls

Quality control

• Third-party infrared moisture scan at project completion (if specified by owner)

• Manufacturer field inspection for NDL (No Dollar Limit) warranty issuance

Estimated duration: 3–6 weeks depending on square footage and weather.

**Typical pacing:** 2,000–3,000 sq ft of tear-off and re-roof per working day under dry conditions.

Start date: on or about {{start_date}}. Substantial completion target: {{completion_date}}. Weather pauses: TPO cannot be installed in rain, standing water, or temperatures below 40°F without manufacturer cold-weather protocols. {{contractor_name}} monitors weather and dries in each day's work to prevent moisture infiltration.

Total contract price: {{total}}

Fixed-price with AIA G702/G703 monthly billing format:

• **Deposit: {{deposit}}** — signing (covers mobilization and membrane order, typically 4–6 week lead time)

• **Monthly progress draws** based on percentage-complete schedule of values

• **10% retention** held on each draw; released upon manufacturer NDL warranty issuance

• **Final draw** after manufacturer inspection and punch list close-out

**Decking replacement beyond included 5%:** $5.50 per sq ft for metal deck, $3.80 per sq ft for wood deck, documented with photos.

Monthly AIA invoicing, net 30. Retention released per state statute (typically 30–60 days after substantial completion or upon manufacturer warranty issuance, whichever is later). Conditional lien waivers with each invoice; unconditional upon payment.

Invoices are due upon receipt. Payments more than ten (10) calendar days past due accrue a service charge of one and one-half percent (1.5%) per month on the unpaid balance, or the maximum rate permitted by law, whichever is less. {{contractor_name}} reserves the right to stop work and preserve lien rights if any progress payment is not received within five (5) business days of the due date. All retained mechanic's lien, stop notice, and bond rights under applicable state law are preserved.

The following items are specifically NOT included in the contract price and are the responsibility of {{client_name}} unless added by written Change Order:

• Permits, plan-review fees, and jurisdictional inspection fees unless explicitly itemized above

• Repair or remediation of pre-existing code violations discovered during the work

• Asbestos, lead paint, mold, or other hazardous material abatement

• Structural engineering, architectural drawings, or third-party design services

• Finish selections, fixtures, or appliances not listed in the itemized scope

• Work on concealed systems (electrical, plumbing, HVAC, framing) beyond the points of connection identified

• Landscaping restoration beyond returning disturbed areas to rough grade

• Post-completion cleaning beyond construction broom-clean

• HVAC curb replacement or relocation

• Electrical work on rooftop equipment

• Solar PV removal/reinstallation (coordinate with solar contractor)

• Skylight replacement (resealing included; new skylights priced by Change Order)

• Interior ceiling tile or drywall repair from prior leaks

• Structural reinforcement of deck beyond 5% included

• Painting of parapet walls or roof-top equipment

This proposal is based on the following assumptions. If any assumption is incorrect, the contract price and schedule are subject to adjustment by Change Order:

• Site access is available during normal working hours (7am–5pm, Monday–Saturday)

• Adequate parking is available within 100 feet of the work area

• Electrical power and potable water are available on-site at no cost to contractor

• Existing structural elements, waste lines, water supply, and electrical service are in serviceable condition unless noted

• {{client_name}} will remove personal property, artwork, and valuables from the work area prior to start

• Work is based on a single mobilization; re-mobilization required due to delays outside contractor's control will be billed at current rates

• Building owner coordinates tenant notification and roof access during working hours

• Roof access crane or loading staging area is available on-site

• Existing parapet walls are structurally sound and capped

• Existing roof drains are functional; new drain bowls priced separately if needed

Any modification to the scope, specifications, materials, or schedule set forth in this agreement must be authorized in writing as a Change Order signed by both parties before the work is performed. Each Change Order will describe the modified scope, any adjustment to the contract price, and any impact on the schedule. Verbal instructions do not modify this agreement. Additional time and cost associated with unforeseen conditions — including but not limited to concealed rot, asbestos, mold, faulty prior installation, unmarked utilities, or code-required upgrades triggered by the work — will be documented as a Change Order and billed at the rates stated in this proposal or at {{contractor_name}}'s then-current published labor rates, whichever is in effect at the time the condition is discovered.

{{contractor_name}} warrants the workmanship of the installed work for a period of one (1) year from the date of substantial completion. Manufacturer warranties on materials and equipment pass through to {{client_name}} as provided by the manufacturer and are the exclusive source of any material warranty. This warranty does not cover normal wear, abuse, neglect, acts of God, subsequent work performed by others, damage from settlement or movement of the building, or modifications to the installed work performed without written consent. To make a warranty claim, {{client_name}} must notify {{contractor_name}} in writing within thirty (30) days of discovering the alleged defect and allow reasonable access to inspect and repair.

This proposal is valid for 45 days from the proposal date ({{proposal_date}}). Pricing is subject to change after that date due to material market fluctuations and scheduling availability. Acceptance requires signature below and receipt of the deposit amount stated in Payment Terms. Upon acceptance, this proposal, together with any attached specifications and subsequent written Change Orders, constitutes the complete agreement between the parties and supersedes any prior oral or written discussions.

**{{contractor_name}}** — License {{contractor_license}}

By: ________________________ Date: ______________

Print Name: ________________________

**{{client_name}}** — Owner / Authorized Representative

By: ________________________ Date: ______________

Print Name: ________________________

Property Address: {{client_address}}