We help Tulsa building owners and public entities write roofing scopes detailed enough for honest multi-contractor bid processes — then we submit our own bid on the same footing as every other respondent.
We help Tulsa owners and public entities write roofing scopes detailed enough to run honest multi-contractor bid processes — then we submit our own bid on equal footing with every other respondent.
Most commercial roofing bids in Tulsa fail as competitive processes before the first contractor shows up. The scope is too thin to produce comparable numbers. One contractor prices 60-mil TPO mechanically attached; another prices 80-mil fully adhered. One includes a 20-year NDL warranty path; another excludes warranty coordination entirely. The building owner gets three numbers with no common reference point, picks the lowest, and wonders two years later why the roof is already leaking.
For public entities in Tulsa — Tulsa Public Schools, Tulsa County, Tulsa Tech, and other entities covered by the Oklahoma Public Competitive Bidding Act, 61 O.S. § 101 et seq. — the scope document is not optional. Public construction projects above the statutory threshold require a written invitation to bid with specifications detailed enough that any qualified contractor can respond. A scope that leaves membrane thickness, attachment method, or warranty path open does not satisfy the law's intent and creates protest exposure when the award is made.
We help both public entities and private owners fix this before the bid goes out. We write the scope document that levels the playing field — specifying membrane product class and thickness, attachment method with the fastener density designed for Tulsa's ASCE 7-22 Wind Zone II exposure, insulation stack to current IECC 2021 minimums, flashing specification by reference to the manufacturer's published detail library, and warranty path including maintenance obligations. We then participate as one of the bidders on equal terms. We do not charge for scope-writing as a condition of winning the project. If another contractor wins on price or relationship, we have built a reputation in the Tulsa owner community as a contractor who runs a clean process — that is worth more over time than a single project.
The Oklahoma Public Competitive Bidding Act, 61 O.S. § 101 et seq., governs competitive bidding on public construction projects in Oklahoma. For roofing projects above the applicable threshold, the act requires a written invitation to bid with specifications, public advertisement, and award to the lowest responsible bidder. The specification has to be sufficiently detailed that all qualified contractors are bidding the same scope — a specification that allows each contractor to choose their own membrane type, thickness, or warranty path does not produce a competitive bid in the statutory sense.
Tulsa Public Schools, Tulsa County public buildings, Tulsa Tech Center campuses, Port of Catoosa federal facilities, and other public entities in the metro operate under procurement rules that may be more specific than the state minimum. We have written bid packages for entities in this market and we know how to format the specification document, the bid form, and the bid advertisement so the procurement satisfies both the statutory requirements and any additional agency procurement policy.
For private owners, the same discipline applies for different reasons. Board-governed nonprofits, institutional owners with lender procurement requirements, and REITs with internal procurement policies often require documented competitive processes regardless of project size. We produce scope documentation formatted to satisfy an auditor as well as a contractor.
A bid-ready roofing scope for a Tulsa commercial building specifies at minimum: membrane product class and thickness (60-mil vs. 80-mil TPO; 60-mil EPDM; 50-mil or 60-mil PVC), attachment method with the fastener pattern density designed against the building's ASCE 7-22 wind-uplift zone and exposure category, insulation specification with polyiso R-value to IECC 2021 minimums and cover board type (standard or high-density, with the HD specification required for FM 4470 Class 1 hail-resistance ratings), flashing details at all penetrations, drains, parapets, and curbs by reference to the manufacturer's published detail library, warranty path including NDL term and maintenance obligation, and closeout documentation requirements.
The bid form structure matters as much as the specification. A bid form that requires all respondents to break out labor, material, warranty premium, and closeout documentation costs separately surfaces scope gaps that a lump-sum format conceals. A contractor who excludes warranty coordination from a lump-sum bid is not delivering the same project as one who includes it — the lump-sum format makes that invisible. Our bid forms force the disclosure.
For Tulsa buildings in open-terrain exposure categories — near Tulsa International Airport, on elevated sites north of the Arkansas River, or in the industrial parks west of Highway 97 — we also specify the wind-uplift design documentation that the manufacturer's warranty requires and that the City of Tulsa's building permit process may review at inspection.
Once the scope document is issued to all respondents, we submit our own bid on identical terms. We do not see other contractors' bids before finalizing ours. We do not get first-right-of-refusal or last-look pricing. The bid process is the bid process.
Where we are often useful after bids come back: reference checking on contractors the owner does not know. Tulsa's commercial roofing market has established contractors with long track records in the market, mid-size contractors who do sound work on specific project types, and out-of-state contractors who arrive after major hail events — the spring 2017 Tulsa County outbreak and the 2019 season both brought contractors from outside Oklahoma who had no prior market presence. We can tell owners which contractors have closed out manufacturer NDL warranties on Tulsa commercial projects, which ones have had warranty inspection failures, and which ones have the crew capacity to execute a large replacement project on a tight schedule.
No. We write the scope as part of our business development process. If another contractor wins the project, we have built a relationship with an owner who ran a credible process and knows we participated honestly. That relationship is worth more to us over time than a single-project scope fee.
We specify by performance requirement wherever possible — minimum membrane thickness, minimum R-value, minimum wind-uplift rating, warranty term — rather than by manufacturer name. When a manufacturer must be named (warranty inspection credentialing, for example), we list all manufacturers that
Yes. Some entities retain us to produce the specification document and then run the bid advertisement and evaluation internally. The specification document belongs to the owner. We retain no IP interest in a roofing scope we produce for a Tulsa public or private building.
We walk the owner through the bid tab line by line, flag scope exceptions where a respondent deviated from the specification, and flag unbalanced bids where a contractor low-bids base work but prices allowance items above market to recover margin through change orders. We do not make the award decision — that is the owner's or the public entity's call. We provide the analysis and document our evaluation in writing.
We will walk the roof, write the scope to competitive-bid standard — including Oklahoma public bidding requirements where applicable — and submit our own bid on equal footing with every other respondent.
Tell us about the building and the roof problem. We'll document it and put a plan in writing — no pressure, no boilerplate.
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