Roofing Subcontractor Work for GCs Building and Renovating Around Ann Arbor
General contractors running new construction or a gut renovation in this market need a roofing sub who reads a set of drawings correctly the first time, shows up on the schedule they committed to, and doesn't create a change order out of a detail that should have been caught at bid. We work new-construction dry-in and tenant-improvement roof scopes the same way we work a standalone reroof: assembly-first, fastening pattern matched to the wind exposure category, and paperwork that doesn't slow down your closeout.
Bid-Set Takeoffs That Match What Gets Built
A roofing bid built off a rushed drawing read is where change orders start. We take off insulation R-value and taper design, membrane type, base flashing height, and every roof-mounted curb and penetration shown on the mechanical set before we price it, and we flag conflicts , a curb shown on the roof plan that doesn't match the mechanical schedule, a parapet height that doesn't give enough base flashing clearance , before the job starts instead of during a site walk that stalls the schedule.
On design-build work where the roof assembly isn't fully specified yet, we'll run the wind uplift and R-value numbers against the local wind exposure category and energy code requirement and hand you a spec that a structural engineer and an energy code reviewer will both sign off on.
Dry-In Sequencing on New Construction
New construction dry-in has one job: get the building watertight fast enough that interior trades can start without weather risk, without rushing a detail that shows up as a warranty claim in year two. We sequence insulation and membrane installation section by section behind the deck crew, coordinate directly with the mechanical contractor on curb locations before the membrane goes down around them, and hold the line on manufacturer-required fastening patterns even when a schedule is tight, because an under-fastened field is the single most common cause of wind uplift failure on a new roof.
Tenant Improvement and Renovation Roof Scopes
TI and renovation work is a different problem: an existing roof, an active warranty that has to stay intact, and new rooftop equipment that has to tie in without voiding it. We pull the existing membrane manufacturer's flashing detail requirements before we cut a single curb, and if the existing roof is past the point where a new penetration can be warrantied cleanly, we tell you that at the estimate stage instead of after the equipment is set and waiting on a roof detail that can't be built to spec.
On buildings with a partial reroof already planned as part of the renovation scope, we sequence that work against your interior trade schedule so a section of open roof deck isn't sitting exposed longer than the weather window allows.
What We Bring to Your Preconstruction Meeting
- A bid that matches the actual drawing set, with conflicts flagged before the schedule locks
- Manufacturer-certified installer status carried through to project closeout documentation
- A crew that holds fastening pattern and flashing detail to spec even under schedule pressure
- Direct coordination with mechanical and electrical trades on every roof penetration
- Submittal turnaround fast enough to keep your permit and procurement schedule on track
- Closeout package with as-built roof plan, warranty registration, and O&M documentation ready for the owner
Wind Uplift, Fastening Patterns, and Where Change Orders Actually Come From
Most roofing change orders on a GC job trace back to one of two things: a deck condition that wasn't visible until tear-off, or a rooftop equipment change that shows up mid-project without a coordinated flashing plan. We pre-flag deck condition risk at bid based on the building's age and roof history where we can get it, and we ask for a locked mechanical equipment list before we lock the fastening and curb layout, so a late equipment swap doesn't become a roofing change order you have to explain to the owner.
Closeout Documentation That Doesn't Slow You Down
We know a GC's closeout package is only as fast as its slowest sub. We turn warranty registration, as-built roof drawings, and O&M manuals around on a schedule that matches your project closeout timeline, not on our own convenience.
Questions GCs Ask Before Bringing Us Onto a Bid List
Can you turn around a competitive bid on a tight preconstruction schedule?
Yes, and we'll flag any drawing conflicts we find during takeoff so they get resolved before bid day instead of becoming a change order mid-project.
Do you carry manufacturer certification for the systems we're speccing?
We carry certified installer status across the major single-ply and modified bitumen systems this market specs, and we'll confirm certification status for your specific manufacturer requirement at the bid stage.
How do you handle a rooftop equipment change that comes in mid-project?
We'll price and sequence the change quickly, but we'll also tell you up front if a late change risks the existing membrane warranty so it's a decision made with full information, not a surprise at closeout.
Can you keep dry-in on schedule without cutting corners on fastening?
We hold manufacturer-required fastening patterns regardless of schedule pressure, because an under-fastened roof is a wind uplift failure waiting to happen, and we'd rather have that conversation with you at the schedule stage than after a storm.
How fast is your closeout documentation turnaround?
We build warranty registration and as-built documentation as the job progresses, not after final walk, so closeout paperwork is ready when your overall project closeout is.