Send us your contractor quotes. You get back an apples-to-apples comparison, a license and insurance check on every bidder, and a recommendation you can defend to your board, your investors, or your family.
Send your bids → See a sample report ↓
For South Florida condo and HOA boards, property managers, commercial property owners, and homeowners in Miami-Dade and Broward. Independent: we never take money from contractors.
Three bids rarely means three bids on the same job.
Leveling bids by hand takes hours that volunteer boards and busy managers don't have. Then, months later, an owner asks “why did we pick this vendor?”
Board-ready reports for roofs, concrete restoration, painting, elevators, paving, and every other three-bid project, plus COI tracking for your vendors. Property managers with several associations use the 3-Report Pack.
Association & PM FAQ →Offices, retail centers, warehouses and industrial, and medical office.
You get bids for roof replacements, HVAC and chillers, parking lots, façades, fire and life safety, elevators, and service contracts, and each one is written differently. We level them so you, your asset manager, or your investment committee can see the real cost, the scope gaps, and the contract risk before you award. The same report checks each contractor's Florida license and insurance certificate against your vendor insurance requirements, and our COI plans keep those certificates current across your portfolio.
Single-family homes and townhomes.
A new roof because your insurer is asking for one. Impact windows before hurricane season. An AC that died in August. Three contractors, three quotes, and none of them match. We read every page, line the quotes up, check each contractor's Florida license and insurance, and tell you in plain English what each quote leaves out and what to ask before you sign.
Email 2–4 proposals (PDFs or photos are fine; homeowners, up to 3 quotes and phone photos work) along with your RFP or spec, if you have one. The intake form takes 2 minutes.
Every scope item gets lined up across all the bidders. We price the gaps, flag red flags, and look up each contractor on Florida DBPR and against their COI.
Within 48 hours you get a board-ready PDF (or, for homeowners, a plain-English PDF) and an Excel sheet with a normalized comparison, a gap analysis, questions to send each bidder, and our recommendation.
COI tracking collects your vendors' certificates, checks them against your requirements, and chases renewals before anything lapses.
Download the sample report (PDF) — fictional condo roof replacement, example data only
Sample: fictional condo roof replacement. All names, license numbers, prices, and findings are fictional example data.
Example finding: “Bidder B's $338,500 is the lowest bid, but it leaves out permit fees, tapered insulation, a deck-repair allowance, the rooftop AC disconnect and reconnect, and lightning protection. Adding those back puts the leveled cost at about $416K–$446K, right alongside the other two bids. Bidder B also asks for a 50% deposit and lists only a workers' comp exemption.”
| Service | Price | Best for |
|---|---|---|
| Standard Report | $199 | Up to 3 bids, one trade, projects up to about $150K. 48 hours. (+$50 for a 4th bid) |
| Complex / Large-Dollar Report | $399 | Up to 4 bids. Roofing, MEP, cooling towers, elevators, concrete restoration, or projects over $150K. Includes one free re-level after the bidders answer. |
| 3-Report Pack | $499 | Property managers with several associations. Use within 12 months. |
| Homeowner Bid Check | $129 | Homeowners in Miami-Dade and Broward. Up to 3 bids on one home project (roof, AC, impact windows, pool, plumbing, remodel). 48 hours. (+$30 for a 4th bid) |
| COI Tracking | from $99/mo | Essentials: $99/mo for up to 25 vendors. COI Desk: $199/mo for up to 75 vendors, plus 1 Standard report each month. Portfolio: $349/mo. |
Commercial owners and operators pay the same prices as associations and property managers.
Founding-client offer: your first Standard report is $99 (50% off) in exchange for a short testimonial, and your first month of COI tracking is free. Open to the first 10 clients.
Homeowners: your first Homeowner Bid Check is $99 in exchange for a short review (first 20 homeowners, through Jan 31, 2027).
Two business days from the time we have payment and a complete package. Complex reports take 3 business days. Rush 24-hour delivery is +$99 when we have capacity.
That works. The report also tells you whether a third bid is worth getting and what scope to send that bidder.
Not unless you ask us to. We give you the questions, and you send them so the bidding stays in your hands. For a Complex report, we re-level once you have their answers.
No. We provide advisory comparison: we organize, check, and explain what the bids say. We don't certify design, code compliance, structural work, or insurance adequacy. For anything that needs a licensed professional (an engineer's spec, milestone or SIRS work, contract language), we'll tell you to bring yours in.
We look up each contractor on the Florida DBPR license portal for status, license class, expiration, and public discipline. We read their COI for limits, dates, workers' comp or exemption, and additional-insured and waiver wording. Both are point-in-time checks, so re-verify before signing.
Never. No referral fees, commissions, or paid placement. You're our only customer.
Yes. Your bids are never shared with other bidders or with anyone outside the engagement.
Yes. The 3-Report Pack and COI Portfolio are built for that. Reports can go out under your firm's name and our name together.
Only the people who receive the bids: association boards, property managers, commercial property owners, and homeowners. We don't work for contractors, and every report is written for the owner, board, or homeowner.
Yes: offices, retail centers, warehouses and industrial buildings, and medical office buildings in South Florida. Pricing is the same as for associations: $199 for a Standard report and $399 for a Complex one.
Roof replacement and restoration, HVAC, chillers and cooling towers, parking-lot paving and sealcoating, façade and waterproofing, fire alarm and sprinkler work, elevators, lighting retrofits, and recurring service contracts such as landscaping, janitorial, and security.
Yes. COI Portfolio covers up to 200 vendors across as many as 5 properties and includes 2 Standard reports each month.
Yes. The report is written so an owner, asset manager, or lender can follow the reasoning. It's still an advisory comparison, not an engineering report, cost certification, or appraisal.
We flag what each bid says about working in an occupied building: after-hours work, infection-control or dust-control measures, shutdowns, and access. We don't certify healthcare code compliance; your engineer or code consultant does that.
We can't advise you on your policy. Ask your insurance agent about your options first, because Florida law gives owners of roofs 15 years or older the right to an inspection before an insurer can require a replacement (s. 627.7011(5), Florida Statutes). Once you have roof quotes, we compare them: tear-off and deck repair, underlayment, the Miami-Dade or Florida product approval each one cites, permit, warranty, payment schedule, and the roof-contract notices Florida requires.
We check whether each quote covers the same openings, whether it lists the product approval for each window and door, and whether it includes the permit, installation details (stucco, trim, and finish work), removal of the old windows, and the warranty. If you're using a My Safe Florida Home grant, we compare each quote against the improvements your program inspection recommended.
Yes, and we can usually turn it around in 48 hours. AC quotes often differ on tonnage, efficiency rating, refrigerant, the air handler, ductwork, permit, and labor warranty. We line those up so you don't pay for less system than you think.
If you're getting quotes for impact windows, shutters, a roof, a generator, or other storm upgrades, we level them the same way. We don't inspect your home; for wind-mitigation credits you need a licensed inspector.
We flag it in every report. Under Florida law, a contractor who takes more than 10% of the price up front on a home project has to apply for permits within 30 days and start work within 90 days after the permits are issued (s. 489.126, Florida Statutes).
No. We don't refer contractors, and no contractor pays us anything. You're our only customer.
Send all you have, up to 3 for the $129 price (a 4th is +$30). One quote also works; we tell you what a complete quote for that job usually covers.
Send your bids today and have a clear answer in two business days.
or email hello@threebiddesk.com
Three Bid Desk