Bid Evaluation Report
Roof replacement: Lakeside Apartments, Building C
- Client / property:
- Lakeside Apartments, Building C
- Site address:
- 4820 Lakeside Dr, Austin, TX 78731
- Bids compared:
- 3
- Service:
- Roofing
1Summary
| Vendor | Price | Score | Timeline | Warranty | Posture |
|---|---|---|---|---|---|
| Apex Roofing & Exteriors | $38,390 | 84/100 | 5–6 working days; start within 3 weeks | 50-year GAF System Plus manufacturer warranty plus stated 10-year workmanship warranty | — |
| Summit Commercial Contractors | $48,480 | 79/100 | 7–9 working days; start within 4–5 weeks | Stated CertainTeed 5-Star: 50-year material and 25-year workmanship via SELECT ShingleMaster; eligibility/registration for apartment building requires verification | — |
| Lone Star Roof Co. | $30,300 | 55/100 | 4 days; start within 2 weeks | Limited lifetime shingle warranty; 5-year workmanship warranty | — |
2Recommendation
Apex Roofing & Exteriors
Apex is the recommended value choice at $38,390. Its proposal is materially more complete than Lone Star's: it explicitly includes removal of two shingle layers, synthetic underlayment, valley ice-and-water shield, drip edge, ridge vents, pipe boots, permit, cleanup, and up to 12 decking sheets. Its 30% deposit is also less owner-exposed than Lone Star's 50% deposit. Apex's stated 50-year GAF System Plus warranty plus 10-year workmanship promise is stronger than Lone Star's stated 5-year workmanship coverage, although the 10-year workmanship coverage must be confirmed as a separate contractor obligation because GAF System Plus itself does not provide GAF workmanship coverage. Summit has the broadest scope and strongest stated warranty, but its $48,480 price is $10,090 above Apex and includes protections that may not justify the premium unless Building C is known to have extensive decking deterioration, ventilation deficiencies, or unusually demanding owner/HOA administration. Apex remains contingent on written verification of its GAF credential, exact qualifying accessory package, project-specific warranty registration, Austin permit process, and insurance.
3Bids at a glance
Apex Roofing & Exteriors
$38,390
Timeline: 5–6 working days; start within 3 weeks
Warranty: 50-year GAF System Plus manufacturer warranty plus stated 10-year workmanship warranty
Materials: Mainstream architectural GAF Timberline HDZ shingles with synthetic underlayment and valley ice-and-water shield. Accessory brands/models, vent capacity, metal gauge, and qualifying GAF-system components are not identified.
Pros
- + Includes removal of two existing shingle layers, unlike the other bids, which do not state the number of layers included.
- + Includes synthetic underlayment and ice-and-water shield at valleys, a more robust deck-protection scope than Lone Star's 30-lb felt.
- + Includes permit, dumpster, magnetic nail sweep, and up to 12 decking sheets.
- + Has a lower 30% deposit than Lone Star's 50% deposit.
Cons
- – Decking allowance is smaller than Summit's 20 sheets, and excess-decking unit pricing is not stated.
- – Ice-and-water shield is limited to valleys; Summit includes it across the entire deck.
- – Fascia repair is excluded and billed at $8 per linear foot if discovered.
- – The stated 10-year workmanship warranty needs separate written terms; GAF System Plus does not itself provide GAF workmanship coverage.
Summit Commercial Contractors
$48,480
Timeline: 7–9 working days; start within 4–5 weeks
Warranty: Stated CertainTeed 5-Star: 50-year material and 25-year workmanship via SELECT ShingleMaster; eligibility/registration for apartment building requires verification
Materials: Upgraded CertainTeed Landmark PRO architectural shingles, full synthetic underlayment, full-deck ice-and-water shield, all-new flashing/drip edge, ridge and soffit vents, and specified 1/2-inch CDX decking for additions.
Pros
- + Broadest written roof-system scope, including full-deck ice-and-water shield and both ridge and soffit ventilation.
- + Largest included decking allowance: 20 sheets, with a stated $118 installed unit price and owner approval requirement for additional sheets.
- + Only bid that includes project management, third-party inspection, permits, HOA coordination, daily cleanup, and drone documentation.
- + States no exclusions and has the most owner-protective payment structure: 20% deposit, 30% at midpoint, then balance net 15 after inspection.
Cons
- – Highest price by $10,090 versus Apex and $18,180 versus Lone Star.
- – Slowest stated start window and longest installation duration.
- – Full-deck membrane and broader administration scope may exceed what is necessary if Building C does not require those upgrades.
- – CertainTeed 5-Star terms and the stated 50-year material duration require written confirmation for this non-single-family building.
Lone Star Roof Co.
$30,300
Timeline: 4 days; start within 2 weeks
Warranty: Limited lifetime shingle warranty; 5-year workmanship warranty
Materials: Mainstream Owens Corning Duration architectural shingles, but the proposal specifies basic 30-lb felt rather than a named synthetic underlayment and does not identify flashing products, gauges, or locations.
Pros
- + Lowest quoted price.
- + Fastest stated schedule: 4 days with a start within 2 weeks.
- + Uses a recognized mainstream architectural shingle product, Owens Corning Duration.
- + Weekend work is available.
Cons
- – Uses 30-lb felt underlayment rather than the synthetic underlayment specified by Apex and Summit; exact approved assembly and warranty eligibility are unclear.
- – Decking repairs are entirely excluded and billed time-and-materials at $95 per hour plus materials, with no unit price or allowance.
- – Permit fees are excluded.
- – Flashing scope is vague: no metal gauge, locations, or confirmation of chimney/wall/step-flashing replacement.
4Side-by-side comparison
| Apex Roofing & Exteriors | Summit Commercial Contractors | Lone Star Roof Co. | |
|---|---|---|---|
| Total price | $38,390 | $48,480 | $30,300 |
| Numbers add up | Matches: Priced lines, including the $1,440 decking allowance, reconcile with the stated $38,390 total. | Matches: Priced lines, including the $2,600 decking allowance, reconcile with the stated $48,480 total. | Not verifiable: Too few priced line items are provided to verify the $30,300 lump-sum total. |
| Timeline / availability | 5–6 working days; start within 3 weeks | 7–9 working days; start within 4–5 weeks | 4 days; start within 2 weeks |
| Roofing shingle | GAF Timberline HDZ architectural | CertainTeed Landmark PRO architectural | Owens Corning Duration architectural |
| Underlayment / leak barrier | Synthetic underlayment; ice-and-water shield at valleys | Full synthetic underlayment; ice-and-water shield over entire deck | 30-lb felt underlayment; no ice-and-water shield stated |
| Tear-off scope | Existing 3-tab shingles, 2 layers; haul-away included | Complete tear-off and disposal; layer count not stated | Remove existing roofing to deck; layer count not stated |
| Ventilation and edge/flashing scope | New drip edge, ridge vents, and pipe boots | All new flashing, drip edge, ridge and soffit vents | Ridge vent and unspecified flashing package |
| Included decking repair | Allowance up to 12 sheets ($1,440 line item); overage rate not stated | Allowance up to 20 sheets ($2,600); additional sheets $118 installed with owner approval | Excluded; $95/hr plus materials |
| Permits / administration | Permit included; dumpster and magnetic nail sweep included | Permits and HOA coordination, dedicated project manager, third-party inspection, daily cleanup, and drone documentation included | Permit fees excluded |
| Warranty | 50-year GAF System Plus manufacturer warranty plus stated 10-year workmanship | Stated CertainTeed 5-Star: 50-year material and 25-year workmanship | Limited lifetime shingle warranty; 5-year workmanship |
| Payment terms | 30% deposit; balance on completion | 20% deposit, 30% midpoint, balance net 15 after inspection | 50% deposit; balance on completion |
| Key exclusions / extras | Gutter replacement excluded; rotted fascia at $8/lf if found | No stated exclusions; extra decking at $118/sheet with owner approval | Permit fees excluded; decking at $95/hr plus materials |
| Proposal completeness | Detailed; several accessory specifications and overage rates missing | Most detailed/turnkey; manufacturer eligibility still needs confirmation | Least detailed; major repair, permit, and flashing gaps |
Best value in that category
5Reputation & verification
Apex Roofing & Exteriors
Apex maintains a strong, consistent review record across platforms for an Austin-area contractor of its size. Reviewers repeatedly mention clean tear-offs, clear communication during the job, and responsive warranty follow-up on both multifamily and single-family projects.
- + 11 years in business; GAF Master Elite credential listed on its LinkedIn company page
- + Recent multifamily re-roof projects documented with photos on its Google and Facebook profiles
- + BBB accredited since 2019 with no unresolved complaints in the last three years
- − A handful of reviews mention scheduling delays during peak storm season
Summit Commercial Contractors
Summit's reviews skew toward commercial and multifamily clients (property managers and HOA boards) and consistently praise its project management and documentation. Its LinkedIn company page is active, with named project managers and completed-project write-ups.
- + Specialized commercial/multifamily track record; property-management and HOA references recur across reviews
- + Third-party inspections and drone documentation are mentioned favorably in multiple reviews
- − Several reviewers note premium pricing relative to competing bids
Lone Star Roof Co.
Lone Star's review record is thinner and more mixed than the other two bidders. Satisfied reviewers cite speed and price; critical reviews center on change-order disputes over decking repairs and slow callbacks after completion. Its social-media presence is limited to a lightly maintained Facebook page, and no LinkedIn company page was found.
- + Fast scheduling and competitive pricing are recurring positives in reviews
- − Multiple reviews describe disputes over time-and-materials decking charges
- − Slow post-completion callbacks are mentioned in several one- and two-star reviews
- − The BBB rating of B reflects two complaints closed without a response in the last 12 months
6Market & pricing analysis
The stated quantity is 62 squares, or about 6,200 square feet. Current Austin consumer-market guidance places an installed asphalt-shingle roof replacement at roughly $4–$6 per square foot, producing a planning range of approximately $24,800–$37,200 for 6,200 square feet. This is a useful benchmark rather than a like-for-like multifamily contract price: roof pitch, access, occupied-building logistics, removal layers, geometry, code requirements, ventilation, permits, and concealed deck damage can materially change cost.
Lone Star Roof Co. is $30,300, or about $4.89/sq. ft. ($489/square), inside the planning range. Its lower price must be read with its narrower scope: permit fees and decking repairs are excluded, felt underlayment (not a named synthetic) is specified, and flashing detail is vague. Apex Roofing & Exteriors is $38,390, or about $6.19/sq. ft. ($619/square), which is $1,190 (3.2%) above the $37,200 planning-range ceiling. Its premium is partly explained by an explicit two-layer tear-off, synthetic underlayment, valley leak barrier, included permit, and 12-sheet decking allowance. Summit Commercial Contractors is $48,480, or about $7.82/sq. ft. ($782/square), which is $11,280 (30.3%) above the planning-range ceiling. Summit includes materially broader protections (full-deck ice-and-water coverage, 20 decking sheets, soffit ventilation, project management, third-party inspection, permits, and HOA coordination), so it is not directly equivalent to the lower bids.
For this apartment-building project, do not assume that quoted "lifetime" or 50-year manufacturer terms apply unchanged. Owens Corning states warranty durations are reduced for non-single-family/commercial structures, and CertainTeed publishes a 25-year limitation for other structure types under its applicable program. Obtain project-specific, written manufacturer eligibility and registration confirmation before treating any enhanced warranty as part of the award decision.
7Red flags & warnings
- Lone Star Roof Co.: Decking repair is fully excluded and billed time-and-materials at $95/hour plus materials, with no sheet allowance or installed per-sheet rate. This creates an open-ended concealed-condition exposure.
- Lone Star Roof Co.: The proposal excludes permit fees and provides no permit responsibility or budget, despite the project being an Austin apartment-building re-roof.
- Lone Star Roof Co.: The proposal contains conflicting validity terms: 30 days from July 8, 2026 in the header versus 15 days in the notes. Obtain a corrected proposal before acceptance.
- Lone Star Roof Co.: A 50% deposit is the largest upfront payment among the bids, while the workmanship term is only 5 years and the scope is least defined.
- Apex Roofing & Exteriors: The stated 10-year workmanship warranty needs separate written contractor terms. GAF System Plus is not itself GAF workmanship/misapplication coverage; credential status, qualifying accessories, and warranty registration must be verified.
- Apex Roofing & Exteriors: The 12-sheet decking allowance has no stated installed overage price or owner-approval process beyond the allowance. Set a unit price and written change-order threshold.
- Summit Commercial Contractors: The stated CertainTeed 5-Star 50-year material/25-year workmanship coverage requires project-specific confirmation for this apartment building, including SELECT ShingleMaster status and warranty registration.
- Summit Commercial Contractors: At $48,480, Summit is $10,090 above Apex and $18,180 above Lone Star. Confirm that full-deck membrane, ventilation work, inspection, and administration are needed and will be delivered as specified.
8Questions to ask
Apex Roofing & Exteriors
Subject: Clarifications needed: Roof replacement: Lakeside Apartments, Building C proposal
Hello Apex Roofing & Exteriors team, Thank you for your proposal. Before we complete our review, please respond to the following: 1. Please provide your current GAF Certified or Master Elite credential and a project-specific written confirmation that the proposed GAF components qualify Building C for System Plus coverage. 2. Is the stated 10-year workmanship warranty a separate Apex obligation? Provide the full written terms, including exclusions, transferability, leak-response timing, and who performs repairs if Apex ceases operations. 3. Identify the manufacturer/model of synthetic underlayment, ice-and-water shield, ridge vent, pipe boots, and drip edge; confirm the ventilation calculation and whether intake ventilation is adequate. 4. Confirm the installed unit price for decking beyond 12 sheets, the inspection/photo documentation process, and the owner-approval threshold before exceeding the allowance. 5. Provide City of Austin contractor-registration/PIN information as applicable, certificate of general liability insurance, workers' compensation coverage/status, and three recent occupied-multifamily re-roof references. Please send your response within 5 business days of receiving this email. Our award timing depends on receiving complete responses. Thank you,
Summit Commercial Contractors
Subject: Clarifications needed: Roof replacement: Lakeside Apartments, Building C proposal
Hello Summit Commercial Contractors team, Thank you for your proposal. Before we complete our review, please respond to the following: 1. Provide CertainTeed SELECT ShingleMaster proof and a project-specific written confirmation that Building C qualifies for the stated 5-Star coverage, including the actual material and workmanship durations for this apartment building. 2. Please identify all CertainTeed system components and provide the warranty-registration process, completion documents, and party responsible for future workmanship claims. 3. Provide the ventilation design: existing and proposed net-free intake/exhaust area, soffit-vent locations, and confirmation that soffit modifications are feasible and included without allowance exclusions. 4. Confirm whether the $48,480 total includes all needed flashing conditions, substrate preparation, taxes, permit fees, HOA requirements, and inspection corrections, with no additional exclusions. 5. Provide current Austin contractor-registration/PIN information as applicable, general liability and workers' compensation certificates, and three comparable occupied-multifamily references. Please send your response within 5 business days of receiving this email. Our award timing depends on receiving complete responses. Thank you,
Lone Star Roof Co.
Subject: Clarifications needed: Roof replacement: Lakeside Apartments, Building C proposal
Hello Lone Star Roof Co. team, Thank you for your proposal. Before we complete our review, please respond to the following: 1. Issue a corrected proposal stating one unambiguous expiration date and confirm that the quoted $30,300 total remains valid through that date. 2. State who will obtain and pay for the City of Austin re-roof permit, provide the permit-fee allowance, and confirm whether inspection coordination is included. 3. Replace the open-ended decking language with an included sheet allowance or a fixed installed per-sheet price; require photographs and written owner approval before work beyond the agreed allowance. 4. Identify the exact Owens Corning-approved underlayment assembly, including manufacturer/model and ASTM compliance, and confirm warranty eligibility with 30-lb felt on this roof slope. 5. Define the flashing package by location and material/gauge, including drip edge, valleys, wall/step flashing, chimney flashing if applicable, pipe boots, and ventilation sizing. 6. Provide written terms for the 5-year workmanship warranty, current insurance certificates, City contractor-registration/PIN information as applicable, and recent occupied-multifamily references. Please send your response within 5 business days of receiving this email. Our award timing depends on receiving complete responses. Thank you,