To get comparable HOA roof replacement bids in Seminole County, first commission a professional roof condition assessment, then issue a written scope so every roofer prices the same work. Invite three to five licensed, insured contractors with experience on multi-building communities, and compare each line item, exclusion, warranty, and change-order term before the board votes.
If your board is preparing a bid package, start a quote request with Collis Roofing and ask what property information the team needs to prepare a proposal.
Before You Request Bids
Agree on the decision framework before contractors inspect the property. Identify the likely funding source, such as reserves, a special assessment, financing, or a combination. Review the association's governing documents and confirm board approval, owner-vote, notice, and procurement requirements with the association attorney.
Gather the available roof age, material, warranty, repair, and permit records for each building. Then commission a professional roof condition assessment that documents the observed condition and separates urgent work from roofs that may be scheduled in later phases. A consistent assessment helps the board send bidders the same baseline information and evaluate proposals against the same needs.
Write a Scope of Work Every Bidder Can Price
A short request that says "replace the roofs" can produce proposals based on different materials, assumptions, and exclusions. Give each contractor the same written scope and building list. For each roof or phase, specify:
- Existing roof material and any available plans or condition reports
- Proposed material, manufacturer, system, and applicable product approvals
- Whether the work includes tear-off or an overlay, with the contractor's assumptions stated
- Underlayment, flashing, ventilation, and other components to be replaced
- How concealed or damaged decking will be documented and priced, such as a unit price per sheet
- Permit, inspection, disposal, protection, cleanup, and other included costs
- Manufacturer warranty and workmanship warranty, including who backs each one
- Proposed phases, schedule assumptions, access requirements, and resident notices
- How concealed conditions, substitutions, and change orders will be approved and priced
Ask bidders to identify exclusions and allowances plainly. Permits should be handled through the building department with jurisdiction over the property. The Seminole County Building Division publishes reroof information and forms. Confirm the correct permitting authority for the community's address before issuing the bid package.
HOA Roof Replacement Bid Checklist
Use this checklist to screen each proposal before comparing price:
- License: Verify the contractor's current Florida roofing license through the Florida DBPR license search. Check the named qualifying contractor and confirm the license classification fits the work.
- Insurance: Request current general liability and workers' compensation documentation. Ask the association's insurance adviser what endorsements or additional-insured wording are required.
- Manufacturer credentials: Confirm any claimed manufacturer certification directly with the manufacturer and check that it applies to the proposed roofing system.
- Relevant references: Request references for projects with a similar number of buildings, roof types, and occupied-community conditions. Ask whether the board or manager would hire the contractor again.
- Project lead: Get the name and contact details of the person responsible for coordinating the work from preconstruction through closeout.
- Resident communication: Request a written notice and update plan, including the contact for questions, expected notice timing, access instructions, and how schedule changes will be shared.
- Payment protections: Ask how progress payments, lien waivers, and closeout documents will be handled. Have association counsel review contract language.
- Change orders: Require a written policy that explains who can authorize additional work, how the price is calculated, and what documentation the board receives.
License lookup: Florida DBPR license search
Compare Bids Side by Side
Compare the scope and costs, not just the bottom-line totals. A low bid may exclude decking, disposal, permit fees, protection of common areas, or work needed to bring the roof assembly into compliance. Ask every bidder to clarify the same uncertain items before the board scores proposals.
Scroll sideways to view the full table.
| Compare | Questions for the Board |
|---|---|
| Scope and Materials | Are all buildings and roof sections included? Are the system, manufacturer, tear-off assumptions, and components specified? |
| Allowances and Exclusions | What is excluded? How are decking repairs or other concealed conditions priced? |
| Permits and Closeout | Who obtains permits and schedules inspections? What records, warranties, and completion documents will the association receive? |
| Warranty | What does the manufacturer cover? What does the workmanship warranty cover, and which entity is responsible for each? |
| Schedule and Residents | Are phases, work hours, access needs, and resident notices clear? |
| Change Orders and Payments | Who approves extra work? Are prices and payment milestones written and understandable? |
Red flags to look out for: Pressure to sign immediately, a large unexplained upfront deposit, no written scope, missing insurance proof, vague timelines, or a price that depends on verbal promises.
Plan the Project as a Sequence of Phases
A large community replacement usually moves through these milestones:
- Assessment: Document roof conditions, building priorities, and known constraints.
- Bidding: Issue one scope to qualified contractors, arrange site visits, and resolve questions consistently.
- Board review and approval: Compare compliant proposals, confirm funding and approvals, then document the decision.
- Owner and resident notice: Share the expected sequence, access needs, work hours, safety information, and a contact for questions.
- Scheduling and permits: Finalize building-by-building dates, material deliveries, inspections, and any required access.
- Construction by phase: Track progress, communicate changes, and document concealed conditions before approving added work.
- Final inspection and closeout: Collect inspection results, warranties, lien waivers, completion records, and unresolved-item lists.
The calendar depends on the number of buildings, selected system, procurement, permitting, weather, and repair conditions uncovered during tear-off. Ask each bidder to provide a project schedule with milestones rather than relying on a single estimated completion date.
Collis's published customer testimonials describe multi-family apartment work and project communication, including superintendent updates, progress photos, and notices about permit, delivery, scheduling, and inspection milestones. These are customer-reported examples from individual projects, not a published service-level guarantee or a Seminole County case study. For an HOA project, ask Collis to put the named project lead, update cadence, resident notice plan, and escalation contact in its proposal.
Collis's commercial roof replacement page describes its work as full-service and multi-scope. Its public materials identify the company as family owned since 1994, GAF certified, and an Owens Corning Platinum contractor.
Florida Requirements to Check
Florida's competitive-bidding thresholds differ for condominiums and homeowners' associations. Under the 2026 statutes, a condominium association generally must obtain competitive bids when the contract payment exceeds 5% of the association's total annual budget, including reserves. For an HOA, the threshold is generally more than 10% of the total annual budget, including reserves. These statutes do not require acceptance of the lowest bid, and exceptions or governing-document rules may apply. They do not establish a universal requirement to obtain exactly three bids, so confirm the association's specific obligations with its attorney.
Some residential condominium associations also have structural integrity reserve study obligations. Florida law calls for a study at least every 10 years for each condominium building that is three habitable stories or higher, and the required study includes the roof. Applicability and exceptions are specific, so condominium boards should confirm their obligations with counsel.
The Florida Building Code sets requirements for roofing systems, including applicable wind design and installation details. Ask bidders to identify the code basis, product approvals, permits, and inspections included in their proposals. Qualifying wind-mitigation features may affect the wind portion of an insurance premium, but any credit depends on the building, documentation, inspection, and insurer. Do not treat a potential credit as guaranteed savings.
Frequently Asked Questions
How many bids should an HOA request?
Three to five qualified bids is a practical target for comparing proposals, if the project and schedule allow. The number required by law or governing documents can depend on the association type, contract value, exceptions, and applicable rules. The statutes' percentage thresholds are not a universal "three bids" rule.
Does the board need an owner vote to replace community roofs?
It depends on the governing documents, funding plan, project scope, and applicable law. Review the association's declaration and bylaws, then confirm notice and voting requirements with the association attorney before authorizing the work.
How long does it take to reroof a whole community?
There is no reliable single timeline for every community. Assessment, bid review, approvals, permits, material availability, weather, building count, and phased construction all affect the schedule. Ask bidders to show milestones and assumptions for each phase.
Can the roofs be replaced in phases?
Often, phasing can be considered when buildings have different conditions, access needs, or funding schedules. The assessment and bid scope should identify which roofs are urgent and require bidders to price the proposed phases consistently.
Do residents need to be home during roof work?
For work on common-area roofs, residents may not need to be home, but contractors may need access to specific areas or units. The project plan should state any access requirements and give residents clear notice.
What if only a few buildings need work now?
The board can ask a contractor to price the priority buildings separately and explain how that affects the schedule and later phases. If only selected buildings need attention, see the commercial roof repair information. For replacement planning, review the commercial roof replacement and commercial roofing types pages.
If you are an individual homeowner rather than a board, see the individual homeowner roof repair page.
Serving HOA and condo communities across Seminole, Polk, Brevard, and St. Johns Counties and beyond.
Ready to Put Your Project Out to Bid?
Start with a line-item quote your board can review.
