TPO Commercial Roofing Estimate Template
Free, no-signup TPO commercial roofing estimate template: scope membrane, insulation, fasteners, and labor by the square, then print or send the bid.
A commercial TPO bid rarely loses on price alone — it loses because it doesn’t match the spec. When a property manager or general contractor opens your estimate, it’s sitting next to two or three others, and the first thing they check is whether everyone bid the same roof: the same membrane, the same attachment, the same insulation, the same warranty. This is a free, no-signup estimate you build right on this page — the bid you send before the job, not the bill after it. List the system, price the field and the perimeter, write the exclusions, and print or send a clean scope. Nothing is uploaded, and nothing is stored beyond your browser.
Bid the whole system, not just the square
A flat-roof number is meaningless without the assembly behind it. Two contractors can both quote “by the square” and be pricing completely different roofs. Make the system explicit by giving each component its own line in the builder above: the membrane and its mil thickness (a 45-, 60-, or 80-mil sheet are common gauges, and the heavier the sheet the more you’re carrying), the attachment method — mechanically fastened, fully adhered, or ballasted — the insulation type and thickness, any cover board, the fasteners and plates or the bonding adhesive, and the perimeter edge metal, coping, or termination bar. When each piece is its own line item, the PM or GC can lay your bid against the spec and against the next contractor’s and confirm you’re quoting the roof they actually asked for.
Price the field by the square, the perimeter by the foot
Commercial roofing measures in more than one unit, and the generic line-item fields handle all of them. Put the roof field in squares — one square is 100 square feet — and use the quantity and unit cells to label it SQ. Run the edge metal, coping, and any termination detail by the linear foot (LF). Count drains, scuppers, curbs, pipe penetrations, and roof hatches as each (EA), because those details carry real labor and flashing material that a per-square average will miss. If you mark up the membrane, insulation, and metal, set that markup first with the parts & material markup calculator and carry the selling prices onto the bid, so each material line defends itself.
Write the exclusions — that’s where the change orders live
On a commercial reroof, the money fight is almost never about the field membrane; it’s about what was hiding under it. Wet insulation, a rotted deck, an overflow scupper that code now requires, ponding the original deck never drained — none of that is visible from the parking lot, and all of it becomes a change order if the bid didn’t address it. Use the terms or notes section to state your assumptions and your exclusions in plain language: deck repair priced per sheet on discovery, tenant or interior protection, after-hours or weekend work, overflow drainage, and disposal. A clear exclusions list isn’t hedging — it’s how a property manager understands your number is for a sound deck, and how you avoid eating work nobody quoted.
State the warranty you’re bidding
Warranty is part of the price on a commercial roof, and leaving it off makes two bids impossible to compare. A manufacturer total-system warranty generally requires an approved installer and full spec compliance — the right mil, the right fastening pattern, the right cover board — while a workmanship warranty is yours alone. Tear-off versus recover changes it too: a recover over an existing roof is a different system, and a different warranty, than a full tear-off to the deck. Put the warranty you’re bidding right on the estimate so the buyer is comparing the same coverage, not just the same dollar figure.
Make it valid, then turn it into the job
Membrane, insulation, and metal pricing all move, so a commercial bid shouldn’t sit open forever. The builder stamps a valid-until / expiry date — set it to match how long your supplier will hold material pricing rather than guessing. Commercial work also tends to run on a deposit and progress draws across phases (tear-off, insulation, membrane, then metal and detail), so record terms and any deposit on the estimate rather than leaving payment to a phone call. The tax cell starts at 0% because roofing tax treatment varies by jurisdiction and contract — enter your own local rate and the builder applies it to the post-discount subtotal. When the PM or GC signs off, the same engine the quote generator runs converts the accepted bid into a roofing invoice, so the scope you bid becomes the document you bill — no retyping.
This is a bid document you fill in and send, not an estimating or takeoff system — there’s no stored job ledger and no measurement engine, just a clean, comparable scope you own. Pair it with the rest of the workflow: mark up your materials, bid the system here, and convert the win into an invoice when the deck is yours.