Commercial Roofing Services

Commercial Reroofing in Asheville, NC

Reroofing bid packages, submittals, and unit-priced specs for Asheville commercial buildings, from roof survey through manufacturer warranty documentation.

Reroofing Bid Packages for Asheville's Aging Commercial Stock

A large share of Buncombe County's commercial roofs - hotel podiums downtown, strip retail along Airport Road, warehouse space off I-26 - are original systems now well past their design life. We run reroofing projects the way procurement teams expect: a documented scope, a spec bidders can price the same way, and a submittal package that survives review the first time.

Scoping the Reroof Before It Goes Out to Bid

Before we write a word of spec language we walk the roof with core cuts, moisture-meter scans, and infrared where the budget allows it. On a property with 20,000 square feet of built-up roofing from the 1990s, guessing at insulation condition is how a bid package turns into a change-order fight six weeks into demo. We document deck type, insulation condition by zone, and drainage low points before scope is finalized.

That survey also settles the recover-versus-tear-off question early, which matters because it changes the whole bid structure. A recover over dry, code-compliant insulation is a different unit-price conversation than a full tear-off with wet substrate disposal. Bidders need to know which one they're pricing, not guess from a vague "reroof as needed" line item.

Writing a Spec Bidders Can Price the Same Way

We work from CSI Division 07 formatting because that is what estimators, architects, and owner's reps expect to see in a bid set. Whether the spec calls for a Carlisle, GAF, Holcim Elevate, or Sika Sarnafil system, we write it so the base bid is a named system with named alternates, not an open-ended "or equal" that invites five different quality tiers to compete against each other on price alone.

Vague reroof specs are the single biggest source of post-award change orders we see on Asheville commercial properties. If wet insulation removal, deck repair, and rooftop equipment curb work aren't priced as unit costs or clearly scoped alternates before bid, they show up as extras after demolition starts - and that's a worse conversation for everyone than getting it into the bid package up front.

What a Reroof Submittal Package Needs to Include

Once a contract is awarded, the submittal package is what keeps the schedule moving instead of stalling in an architect's inbox. We put together packages centered on what reviewers actually check line by line:

Manufacturer product data sheets for every membrane, insulation, and fastener component specified
Shop drawings for tapered insulation layout and drainage crickets
Wind uplift calculations matching the building's height and exposure category
Manufacturer-specific fastening patterns and edge metal details
Warranty application forms and pre-installation notification letters
Safety and fall-protection plan for the specific roof geometry

On projects tied to prevailing-wage funding - a hospital annex, a public parking structure, a college building - we also track certified payroll documentation requirements from the start rather than scrambling for them at closeout.

Sequencing a Reroof Around an Occupied Building

Hotels downtown, the medical office buildings around Mission Hospital, and brewery production floors in Mills River don't get to shut down for a reroof. We sequence tear-off in sections, close in each section daily, and coordinate noisy or odorous work - torch-applied modified bitumen, hot asphalt kettles - around occupancy patterns the property manager gives us, not around what's easiest for the crew.

Staging is its own logistics problem on tight downtown Asheville lots where there's no laydown yard and material has to come up by crane in scheduled lifts. We plan crane windows and material delivery around loading dock access and street closure permitting before mobilization, not after.

Coordinating With GCs, Architects, and Owner's Reps

On projects that involve a general contractor or an owner's rep, we treat the RFI process as part of the job rather than a nuisance to route around. If a spec detail is ambiguous or a field condition doesn't match the drawings once tear-off starts, we document the question, propose a resolution, and get it answered in writing before proceeding, rather than making a field call and explaining it after the fact at closeout.

Pre-bid walkthroughs matter more on reroof projects than most other trade scopes, because so much of the actual condition - deck type, insulation moisture, drain sump depth - can't be fully judged from drawings alone. We show up prepared to ask about existing warranty status, planned rooftop equipment changes, and any occupancy restrictions the architect or owner's rep needs bidders to account for before pricing is finalized.

Addenda issued after a pre-bid walk should reflect what was actually found on the roof, rather than administrative changes to bid dates alone. We push for site-condition addenda whenever a walkthrough surfaces something the original drawings didn't capture, since that protects both the owner's budget and the bidding contractors from pricing a scope that doesn't match reality.

Reroofing Questions From Property Managers and GCs

How do you decide between a recover and a full tear-off?

It comes down to what the moisture survey finds. Dry insulation that still meets current code thickness and R-value can often stay in place under a new membrane, which lowers disposal cost and shortens the schedule. Wet insulation has to come out regardless of budget preference, because it will keep the new membrane from performing.

Can you bid a reroof with unit pricing for unknowns like wet insulation?

Yes, and we recommend it. A base bid plus a per-board-foot unit price for wet insulation removal and deck repair gives the owner a real number to plan around instead of an open-ended contingency line that nobody trusts.

Do you provide documentation for prevailing-wage or public-funded projects?

We track certified payroll and applicable wage determinations from contract award forward on any project where that documentation is a condition of funding. That paperwork gets built into the schedule rather than assembled after the fact.

How long does a typical reroof take on an occupied hotel or medical building?

It depends on square footage, deck type, and how much of the building has to stay open during the work, so we give a project-specific schedule after the roof survey rather than a generic timeline that doesn't hold up once phasing is factored in.