For roofing subcontractors
Roofing contractor software for the commercial sub, not the retail salesman.
Search “roofing software” and you get a retail sales pipeline — door-knocking, insurance claims, homeowner financing. You are not doing that. You are tearing off 80,000 square feet over an occupied building, you own the inside of it until it is dried in, and a third of your contract is insulation and membrane you paid for before any of it went up. SubMark is built for that job — bid to final retainage, office and field in the same system.
14-day free trial, no card needed. Sign up from here and roofing is already selected when you pick your trade. See pricing →
- Deck conditions photographed the day they open
- Stored insulation and membrane on their own SOV lines
- Weather and dry-in on a dated daily record
What actually goes wrong on a commercial roofing job.
Once you tear off, the building is yours.
Everything you open has to be dried in before the crew leaves, and a storm at 2am over an exposed deck is a water-intrusion claim with your name on it. The only thing that settles who owes what is a log made that afternoon: the weather, the narrative, the crew and their hours, and photos of the roof as they left it. Daily-log uploads in SubMark are images, which is exactly what this needs, and they go through a submit-and-review workflow so it is a company record rather than a text on a foreman’s phone.
You bid the deck you could see.
Under the old membrane there is wet insulation, rusted-through deck and fasteners backed out or rusted through. Unforeseen deck replacement is the single biggest change order on a re-roof, and it is only worth money if it is documented the hour the deck is open. SubMark gives the field a change event with photos the same day, a T&M tag priced off your own rate list and signed by the superintendent on the roof, and a one-click path from a stack of signed tags into one change order.
A third of your contract is material you have already paid for.
Insulation board, cover board, membrane rolls, fasteners and edge metal arrive in bulk, in one or two deliveries, and sit in a laydown yard or staged on the deck. You owe the supplier on their terms long before the GC owes you on yours. Carry stored-material lines separate from the install labor and you can bill them as the trucks land. Purchase orders sit against the job and supplier invoices land in the invoices inbox coded to it, so what you committed and what you were charged end up next to each other.
Your last 10% is a paperwork package.
The manufacturer’s field inspection, the warranty forms, record drawings and the O&M manual all have to be accepted before your final draw moves, and none of it is roofing. Submittals in SubMark carry a material library, cover sheets and a merged PDF export for exactly this kind of package, the schedule of values and draw log track what is still outstanding, and lien waiver tracking covers the waivers you send your GC on the way to retainage.
Before you mobilize
The 4 things roofing subs settle with the GC before mobilizing.
What is approved, where your scope stops, what has to be true before you start, and how you get at the work. Every one of them turns into a change order three weeks in if nobody writes the answer down — and the answer is worth nothing if it only lives in one PM’s inbox.
In the pack
Switch on Pre-Construction Review and these 4 questions are already the list, worded the way roofing subs ask them.
- Confirm the approved roof assembly and the warranty requirements
- Confirm deck condition, substrate moisture and who makes repairs
- Confirm whose scope the flashing, curbs and penetrations are
- Confirm the dry-in sequence, weather contingency and temporary protection
Tick them off job by job, with your own note on each. The note is your answer — the pack ships the question and leaves the answer to you.
Pre-Construction Review is an opt-in module — it is not one of the eight switched on at setup. Turn it on in Settings and the list is already there in roofing terms, with no upgrade and no setup call. Edit it once and it applies to every job; the tick and the note stay with the job it was asked on. See every module →
The roofing job, tear-off to final.
Tear-off, dry-in, field install and detailing are different crews with different production rates, and only one of them can be rained out at no cost. Here is how the work maps to what ships in SubMark.
- 01 Bid & estimate
Takeoff off the roof plan, squares by system, insulation thickness, fastening pattern, crane and laydown access, and a unit price for deck repair.
Bid Board, Plans & Drawings, Takeoff, Estimating & Proposals
- 02 Submittals & release
System submittals, fastening patterns, approvals and warranty forms signed off by the manufacturer before anything ships.
Submittals with a material library and merged PDF export
- 03 Tear-off
Old membrane, insulation and fasteners off in sections, roll-offs cycling, nothing left open overnight.
Daily Labor Logs with weather and photos, Crew Scheduling
- 04 Deck prep
Deck inspected, wet or rusted substrate cut out and replaced, fasteners re-set, surface swept and dry.
Change Events for the deck nobody bid, Purchase Orders
- 05 Underlayment & dry-in
Vapor barrier, base sheet or a temporary tie-in — the point each evening where the building stops being your liability.
Daily Labor Logs as the dated record of what was dried in
- 06 Field install
Insulation and cover board down, membrane rolled out and fastened or adhered across the field.
Time Clock & Labor Logs feeding Job Costing
- 07 Flashing & penetrations
Curbs, drains, pipe boots, equipment supports, parapets and every penetration the mechanical trade added late.
Change Events, T&M Tags priced off your rate lists
- 08 Detailing & sheet metal
Edge metal, coping, counterflashing, walkway pads and sealants.
Crew Scheduling across jobs, Where Workers Are
- 09 Punch & final inspection
The manufacturer’s field inspection, the GC’s walk, and the leaks that turn out to be somebody else’s flashing.
Daily Labor Logs with photos as the dated record of each walk and inspection
- 10 Warranty & closeout
Warranty issued, record drawings and O&M delivered, final billing and the retainage.
Schedule of Values & Draw Log, Lien Waiver Tracking, Submittals for the closeout package
Every module named above ships today; the eight below are on from day one, and the rest are a switch in Settings, not an upgrade. The full list is on the product page.
In the pack
These 8 phases load with the Roofing pack the moment you pick it at setup.
They are the phase list your foremen pick from on every daily log, so the hours come back tagged to the part of the job they were spent on.
- 01 Tear-Off
- 02 Deck Prep
- 03 Underlayment / Dry-In
- 04 Install Field
- 05 Flashing / Penetrations
- 06 Detailing
- 07 Punch
- 08 Final
Rename, reorder or delete any of them in Settings — the pack is a starting point, not a cage.
A roofing schedule of values that bills before the membrane goes down.
One line called “Roofing” means you cannot bill a dime until the field is complete, and it cannot carry the insulation sitting in your laydown yard. These are the kinds of lines a commercial roofing SOV usually needs:
In the pack
Open the SOV builder on a new job and these 5 lines are already in it.
- Tear-Off 10%
- Materials 35%
- Install 40%
- Flashing / Detail 10%
- Punch / Final 5%
What most commercial roofing subs add
- 01 Mobilization, crane & laydown
- 02 Submittals, approvals & warranty forms
- 03 Tear-off & disposal
- 04 Deck repair unit-price line
- 05 Insulation & cover board — material stored-material line
- 06 Membrane & adhesive — material stored-material line
- 07 Field install — labor
- 08 Flashing & penetrations
- 09 Curbs & equipment supports
- 10 Edge metal, coping & sheet metal
- 11 Walkway pads & accessories
- 12 Punch & manufacturer inspection
- 13 Warranty, record drawings & closeout
A unit price for deck repair is the cheapest change order you will ever write: the rate is agreed before anybody opens the roof, so bad deck becomes a quantity instead of an argument. And splitting material from install labor is what lets you bill the insulation the week it lands rather than the month it goes down.
That longer list is an illustration, not a template — your SOV is negotiated with your GC. SubMark gives you the SOV to build, and tracks every draw, retainage amount and payment against it. It is your record of the job, not a replacement for the GC’s billing system — you submit the draw the way each GC requires and log it here.
Read next
Schedule of values for subcontractors: how to build one that bills clean
How to break out line items so tear-off, stored insulation and the warranty package each carry their own money — and why one “roofing” line costs you the whole front half of the job.
T&M tickets in commercial construction: getting signed, and getting paid
Rotten deck found at 9am is a T&M tag, not a phone call — what belongs on the ticket, how to get the superintendent to sign before he comes off the roof, and how a month of tags becomes one change order.
Inside SubMark
One calendar for every crew on every job.
A tear-off crew, a detail crew and a sheet-metal crew across four jobs, with one weather window between them. SubMark schedules every worker in one calendar and flags the double-booking before Monday morning.
On from day one, in every trade’s setup.
Nothing is paywalled by tier. These eight are switched on in every one of the 29 trade packs, roofing included, from the moment you finish setup.
T&M Tags
Field tickets priced off your own rate lists and signed by the GC on the spot.
Change Events
The field logs a scope change with photos the day it happens, then it converts to a CO.
Draw Calendar
Every GC’s billing cutoff and submission method in one calendar, with reminders.
Submittals
Submittal packages with a material library, cover sheets and merged PDF export.
Daily Labor Logs
Weather, narrative, labor, materials and photos, with a submit-and-review workflow.
Timesheets
Weekly rollups with worker signatures and supervisor approval, plus a payroll summary export.
Where Workers Are
A live view of which workers are on which job today.
Safety
Toolbox talks, inspections, incidents, and certification and COI tracking with expiry dates.
Pick Roofing at setup and SubMark loads the roofing pack: the real phase list from tear-off and deck prep through dry-in, field install, flashing and penetrations, detailing, punch and final; worker types for foremen, roofers, mechanics and laborers; a material list built around membrane, insulation board, underlayment, fasteners, flashing and drip edge; and dry-in and final inspections on the phase checklist. Anything the pack gets wrong, you change in Settings.
The worker types are already there too — Foreman, Roofer, Mechanic and Laborer — on every worker record and on every daily labor log. The only thing left to enter is your own rates.
Questions
Roofing subcontractors ask us these.
Is this software for residential or storm-restoration roofing?
No, and that is deliberate. SubMark is for commercial project work — you bid a job, sign a contract with a GC, bill against a schedule of values and wait on retainage. If your revenue comes from homeowner appointments, insurance claims and door-knocking, a retail roofing CRM fits you better. If it comes from construction contracts, this is built for you.
How do we get paid for deck we could not see when we bid?
Document it the hour the deck is open. The field raises a change event with photos that day, writes a T&M tag priced off your own rate list, and gets the superintendent to sign it on the roof. A month of signed tags bundles into one change order instead of eleven arguments at closeout. If your contract already carries a unit price for deck repair, that line is on the SOV and the tag is simply the quantity.
Can we bill for insulation and membrane that is delivered but not installed?
You build the schedule of values, so yes — carry stored-material lines for insulation, cover board and membrane alongside the install labor that puts them down, and bill them as the trucks land. SubMark tracks what you billed on each line, what the GC certified, what retainage is held against it and when the money arrived.
Can we cost tear-off separately from install?
With Section Tracking switched on in Settings, yes — it is not on by default. With it on, tear-off, deck prep, dry-in, install and detailing hours stay distinct and you get budget versus actual per phase while the job is still running. Left off, job costing still shows labor, material and sub cost for the whole job, grouped by cost type.
Does it track squares installed?
No, and it is worth being straight about. SubMark does not track installed quantities — no squares laid, no lineal feet of edge metal. What it tracks is hours per worker per day, purchase orders and supplier invoices against the job, and how much of each SOV line you have billed. Production per square is a number you get by putting your own takeoff next to those hours.
How do we prove what was dried in before a storm?
With a daily log made that afternoon: weather, narrative, the crew, their hours and photos of the roof as they left it. Daily-log uploads are images, which is exactly what this calls for, and the log goes through a submit-and-review workflow so it is dated and signed off rather than remembered.
Does it connect to QuickBooks?
Yes. Connect QuickBooks Online once and bills and purchases pull into job costing (hourly, if you switch auto-pull on) so material and sub costs sit against the right job; draws go across as QuickBooks invoices and POs as purchase orders, one at a time with a click; and a coverage meter shows how much of the cost pulled from QuickBooks is coded to a job.
Do my field crews cost extra?
No. Field users are free and unlimited, and so are the subs you invite into a job. You pay one company subscription: $249 a month with your first 3 office users included, then $39 a month each. The whole breakdown is on the pricing page.
See it on a roofing job.
Start the trial, confirm roofing on the first screen, and the pack loads your phases, checklists and worker types in your own words. Or take a 30-minute walkthrough with the person who built it, on your kind of jobs, instead of a canned demo script.
14-day free trial, no card needed. See the whole product →
$249/mo for your company, your first 3 office users included, $39/mo each after that. Field crews are free and unlimited. See what's included →
Other trades
Electrical
Gear you pay for months before you bill it, rough-in hours that disappear, and every tenant change landing on your scope.
HVAC / Mechanical
Equipment bought a year before it is billed, shop fab the GC will not pay for, and a closeout that holds your last 10% for six months.
Plumbing
First in the ground and last out of the building — with a quarter of the contract value stuck behind the finish trades.
Drywall & Framing
A third to half the contract spent on board before anything is hung, five finish passes nobody can measure, and three punch walks and a clean-up that are all on you.
Concrete
Pour days that cannot move, ready-mix invoices you reconcile weeks later, and forms that are capital cycling across placements.
Fire Sprinkler
Weeks of hydraulic engineering before you can bill a dollar, and every phase gated behind an inspection you do not schedule.
Glazing & Glass
Custom material you cannot order until you field measure, cannot return once you do, and cannot bill until a water test passes.
Low voltage
Drop counts that move with every furniture plan, cable sitting in a locked IDF for months, and a final 10% that waits on a test report.
Fire alarm
A quarter of the contract behind an acceptance test you do not schedule, retests you never bill, and device counts that move all year.
Painting
The last trade on the schedule, four return trips for other people’s damage, and prep bid against a wall nobody left you.
Flooring
A slab that fails its moisture test, prep bid against a flatness spec nobody hit, and a whole building’s material stored for months.
Masonry
Scaffold that is capital, grout lifts gated by an inspector, and a mock-up panel holding up the whole brick order.
Structural & Misc Steel
Two thirds of the contract is detailing, mill material and shop work, earned before a single piece is erected, and the last five percent is a handrail holding your retainage.
Wood Framing
Fourteen buildings billed as one percentage, a lumber package that is 40% of the contract before a wall goes up, and blocking you owe six other trades that nobody drew.
Excavation & Sitework
The only schedule of values on this site that opens without a single line for product you buy: your contract is production, billed against quantities somebody else surveyed.
Waterproofing
Work that is buried within a week of going in, blamed for every drop of water for the next ten years, and finished with sealants months after everyone forgot you were on the job.
Doors, Frames & Hardware
Half the contract is product you buy months early, and the last three openings out of four hundred hold your punch, your final draw and your retainage.
Demolition
A scope nobody can see until you open the wall, extra work that leaves in the dumpster before anyone prices it, and retainage held for a year after you demobilized.
Insulation
A four-day window between rough-in inspection and board that nobody protects, half the contract sitting in material you staged weeks early, and firestopping everyone assumed was yours.
EIFS / Stucco / Plaster
A schedule set by cure time that nobody believes, a weather barrier you bury on day two and get blamed for in year three, and joints drawn by somebody else that crack on your wall.
Acoustical Ceilings (ACT)
Grid that cannot start until every trade above the ceiling is finished, tile that drops in the last three weeks of a two-year job, and a finished ceiling the whole building then uses as an access hatch.
Paving & Asphalt
Material with a clock on it and a crew on the clock whether you place or not, a subgrade somebody else owns, and six months of construction traffic on the binder course you have to warrant.
Tile & Stone
A finished floor installed on somebody else’s slab, to a flatness tolerance the concrete sub was never asked to hit, with waterproofing and movement joints that belong to nobody until the warranty call comes.
Millwork & Casework
Half your contract earned in your own shop before anything reaches the site, built to a drawing of walls somebody else framed, with the furnish-and-install line drawn in a meeting you were not in.
All trades
SubMark ships a setup pack for 29 commercial trades. See the full list.