A Roofing Bid Checklist for Wind, Rain, and Hidden Leaks

Roof issues rarely start with a dramatic event. A small flashing gap lets water in during a sideways storm. A cracked vent boot leaks into the attic insulation, then the ceiling stain shows up weeks later. A patch stops the drip, then a second leak appears on a different roof plane.

In South Florida, roof choices also carry extra pressure from wind, heavy rain, and strict inspection expectations. If you treat your roof like a simple surface swap, you risk missed details that matter more than the shingles.

This guide gives you a homeowner process for repairs and replacement, with checks that make bids easier to compare.

Start with a roof map and a leak log
Write down what you know before anyone climbs up.
• Where you saw staining, include the room and the nearest exterior wall
• When the stain appeared, tied to a rain event if possible
• Any prior repairs, with dates and locations
• Any attic notes, wet insulation, dark wood, rusty nails

If you have attic access, take photos of the stain area from below and from inside the attic. Follow the stain uphill. Water travels along framing, so the entry point often sits away from the visible ceiling mark.

Ask for proof, not opinions
Roofers often tell different stories because they focus on different parts of the system. Replace opinion with proof. Require:
• Photos of each problem area, wide shot and close-up
• A marked roof sketch that shows each issue location
• A written description of the water path, from entry point to interior symptom
• A recommended fix tied to each photo set

If a bidder offers only a summary like “roof is worn,” ask for location-based proof. A good scope reads like a checklist, not a verdict.

Repair versus replacement, a clear decision test
Repairs fit when problems stay localized and the surrounding roof system still works. Replacement fits when failures repeat or when the system no longer performs as a system.

Repair signs
• One leak point tied to a penetration, vent, skylight, wall junction
• One small area of damage from wind or debris
• A valley that clogged and backed up during a storm
• Flashing that loosened while the field roofing stays intact

Replacement signs
• Leaks on multiple roof planes
• Widespread brittle material, cracking, curling, or missing pieces
• Soft decking spots or sagging areas
• Prior patch history across many locations
• A major remodel that changes penetrations, vents, or roof shape

Avoid a decision based only on age. Condition and failure pattern matter more.

Wind and edge details deserve extra attention
In high-wind regions, edge work becomes a system, not a trim detail. Ask each bidder to explain, in plain language, how they handle:
• Perimeter edges and drip edges
• Starter strips and attachment method
• Hip and ridge capping details
• Underlayment type and fastening pattern
• How they seal around penetrations and transitions

Ask how they keep the roof watertight at the end of each workday. Sudden storms happen, and the plan should exist before tear-off starts.

Flashing is where many leaks begin
Many “roof leaks” begin at metal transitions, not in the main roofing field. Your bid should break out flashing scope by location.
• Chimney flashing, step flashing and counterflashing
• Wall-to-roof flashing at sidewalls and headwalls
• Valley flashing details and valley lining method
• Skylight flashing approach
• Pipe boots and vent stack seals
• Roof-to-deck and roof-to-parapet transitions where present

Ask whether the bid includes replacement of old flashings or relies on reusing them. Reuse often saves time today and costs money later.

Underlayment and deck rules, get them in writing
Two bids may list the same surface material yet perform differently based on what sits beneath. Ask for a written section that states:
• Underlayment type and layers, by roof plane if needed
• Ice and water style membranes where used, and where they start and stop
• Decking inspection method after tear-off
• Deck replacement rules, what counts as damaged, how they price per sheet
• Fastener type and corrosion resistance expectations

Request that the contractor photos the deck before covering it. That record helps if questions arise later.

Ventilation and attic moisture checks
A roof system includes attic ventilation and proper exhaust routing. Poor venting shortens roof life and fuels mold risk. During bids, ask:
• How they check intake and exhaust balance
• Whether bath fans and kitchen vents terminate outside, not into the attic
• Whether ridge vents, box vents, or other vents fit the roof design
• Whether soffit vents stay clear of insulation

If you have a history of damp insulation or musty attic odor after storms, add that note to your bid packet. It points roofers toward the right inspection areas.

Material choices, focus on exposure and shape
Different roof shapes and exposures favor different materials. Ask bidders to explain why the material fits your roof, not why it looks good. Topics to cover:
• Wind rating approach for your neighborhood exposure
• Corrosion resistance near salt air
• Weight and fastening needs for tile systems
• Drainage expectations for flatter roof areas
• Repairability, especially if you want localized repairs later

If your roof has low-slope sections, confirm the bid treats those sections as their own system. Mixing methods across slopes leads to leaks at transitions.

Permits, inspections, and paper trail
Roof work often triggers permits and inspection steps. Ask each bidder to state:
• Who pulls the permit
• Which inspections occur, and at what stage
• Who meets the inspector
• How they document corrections if an inspector flags an item

Keep the paper trail with your home records. It matters during resale and insurance discussions.

Use one neutral research reference while comparing providers
When you compare providers, review a profile such as Alonso Roofing and use it as a prompt to ask for detailed scope language, including how the contractor separates repairs, replacement, and inspection steps.

A bid comparison checklist you can reuse
Use this checklist to compare bids on one page.
• Location-based photo proof included
• Flashing scope listed by location
• Underlayment and fastening described
• Deck replacement rules stated
• Daily watertight plan described
• Venting and exhaust routing addressed
• Cleanup plan and nail sweep plan stated
• Closeout photos promised for key details

Roof decisions feel urgent during leaks. A structured process slows things down in a good way. It forces clear proof, clear scope, and clear responsibility, which protects your budget and reduces repeat leaks after the next heavy storm.

https://www.diamondcertified.org/report/alonso-roofing/