How we bid
Tear-off, decking, drip edge, flashing, valleys, dump fees, permit. If those lines are missing, the number is not the job.
A line that only says “roof replacement” is not a bid. The number at the bottom hides the parts that actually fail: tear-off, decking, drip edge, flashing, valleys, dump fees, and the permit. Read those lines. Compare them, not just the total.
Tear-off
How many layers come off. Who owns the dumpster. What happens if a third layer shows up once we are on the roof. A bid that skips tear-off is assuming you want a roof stacked on a roof. That is how leaks hide.
Decking
Soft wood gets replaced. Some bids include a few sheets and then charge extra for every sheet after that. Ask how many sheets are in the number, and whether you have plank (older houses) or OSB (newer ones). They do not cost the same to open.
Drip edge
Metal at the eave and the rake. Required. Often missing on older roofs here, and on cheap bids. A first insurance look skips it. It protects the fascia. It is not how a stain gets inside. Drip edge.
Flashing
Walls, chimneys, pipe boots, and the metal that turns water. A bid that says “existing flashing” means they may leave what is already leaking. Ask what is new and what is reused. We are a sheet-metal shop. Caulk is not the flashing. How flashing fails.
Valleys
Two planes meet and the water has to go somewhere. Debris sits in that channel, live oak leaves in this metro especially, and the metal wears through. Worn valley metal is a leak. It is not a reroof by default. A bid that does not name the valley is hoping you will not notice. Valley leaks.
Dump fees
Tear-off has to go somewhere. Disposal is a real line in San Antonio and the towns around it. If it is not on the bid, it shows up later, or the old roof does not leave the driveway.
Permit
Whose name is on it, and which city. San Antonio is not Alamo Heights. Boerne is not New Braunfels. A bid should say who pulls the permit. If the city needs an inspection, that is part of the job, not a surprise.
We do not run a quote widget. We look at the roof. That is a first look: photos, penetrations, how the deck feels, drip edge, valleys, and whether dump and permit belong in the number. If you already have a bid from someone else, bring it. We will read it with you, line by line.