Why two visits
Winter is the season that does the most damage to a roof. Freeze and thaw work on the seams, ice forces the flashing and snow removal sometimes leaves gashes. The spring visit records this damage while the whole warm season remains to repair it.
The fall visit makes sure the drains are clear before the first snow and that the summer repairs were done.
Add a visit after a violent storm, high winds or work by another trade on the roof.
What we check, in order
A good inspection starts inside the building and ends on the roof.
- The top-floor ceilings. Stains, warped tiles, blistering paint. Their location is noted so they can be found from above.
- The underside of the deck, where visible. Rust and water marks.
- The perimeter. Parapets, metal coping, flashing and upstands. Wind works hardest at the roof edge.
- The drains. Strainer in place, no debris, no water line around them.
- The field of the membrane. Seams, blisters, wrinkles, cracks, punctures, spongy areas underfoot.
- Penetrations. Vents, pipes and equipment bases, with their sealants.
- Signs of standing water. Dirt rings, deposits, plants taking root.
The maintenance logbook
The logbook is the roof's memory. It outlasts changes of property manager, roofer and board of directors. The logbook should contain:
- a roof plan, even a simple one, with each finding located on it
- the date of each visit and the name of the person who made it
- the findings, sorted by urgency
- the repairs made, by whom, with the invoices
- the warranty documents
Photos that are useful
A series of photos of the same spot, taken from the same angle year after year, shows whether a defect is stable or growing.
Ask us to photograph each defect up close, then from farther away with a fixed landmark in the frame, and to repeat the same overall views at every visit.
Reading the report
A useful report separates what must be repaired now, what must be watched and what should go into the budget for the coming years.
Be wary of a report that concludes a full replacement is needed without showing why. Ask for the photos, the location of the defects and, if you are told the insulation is wet, the method used to establish it.
Frequently asked questions
Who can inspect a commercial roof?
We can inspect a commercial roof, as can an independent professional such as a roofing consultant. Checks inside the building, like looking at the top-floor ceilings, can be done in-house.
Is an inspection enough to find wet insulation?
A visual inspection is not always enough to find wet insulation. A soft spot underfoot is a clue, but moisture can be invisible at the surface. Detection methods and test cuts exist. Ask us what we recommend for your roof.
Should a roof still under warranty be inspected?
Yes, a roof under warranty is inspected too. A warranty may require documented maintenance to stay valid. Reread its conditions and keep proof of each visit in the logbook.