Most commercial roofs don't fail all at once. They fail at a few details that nobody looked at for a couple of years. A good inspection, done twice a year, finds those while they are cheap to fix and leaves you with a record that warranty companies and insurers take seriously. Here is what it should cover.
When to inspect
- Spring: after the freeze-thaw season, to find opened seams, lifted flashings and ice damage before summer storms.
- Fall: after leaf drop, to clear drains and gutters and fix weak spots before winter.
- After storms: hail, high wind, or a tree limb down. Damage documented quickly is easier to claim.
- After rooftop work: new HVAC units, solar, antennas or any trade that walked the roof.
- Before buying, selling or refinancing a building.
Inside the building first
- Stained, sagging or newly replaced ceiling tiles
- Rust on the underside of a steel deck, or water staining on wood decking and joists
- Damp insulation, musty smells, or mold on the top floor
- Light visible through the deck
- Water marks on walls below parapets or around the roof drains' interior piping
On the roof
Drainage
- Drains, strainers and scuppers clear and secure; clamping rings tight
- Standing water or the dirt rings left by ponding that has dried
- Gutters and downspouts attached, open and draining away from the building
The field of the roof
- Seams probed on single-ply roofs; laps checked on modified bitumen and built-up roofs
- Punctures, cuts, blisters, splits and wrinkles
- Soft or spongy areas underfoot, which suggest wet insulation
- Membrane shrinkage pulling at corners and edges
- Gravel scoured away on built-up roofs; granule loss on modified bitumen
Flashings, edges and walls
- Base flashings at parapets and walls: attached, sealed and not pulling away
- Coping and edge metal secure, with sealed joints; no lifted corners after wind
- Parapet masonry, mortar joints and caps, which let water in behind the flashing
Penetrations and equipment
- Rooftop unit curbs, pipe boots, vents and pitch pockets sealed and filled
- Service-traffic damage around HVAC units: screws, panels and dropped tools
- Skylights and roof hatches: cracked domes, worn curbs and gaskets
- Condensate lines draining onto the membrane instead of to a drain
Roof leaking right now?
Dayton Commercial & Flat Roofing repairs, coats and replaces commercial and flat roofs across Dayton and the Miami Valley, with a written price before any work starts. Call (937) 669-7303 to request service.
What a useful inspection report includes
An inspection is only as good as the report you get afterward. Look for:
- Photos of every issue, with its location on a roof plan
- Each issue ranked: fix now, fix this season, or monitor
- A price for each repair, so you can approve them one at a time
- The roof's overall condition and estimated remaining life, for capital budgeting
- Moisture survey results, if one was done
Inspections and your warranty
Many manufacturer roof warranties expect the owner to maintain the roof, keep drains clear and report problems promptly, and some ask for proof. Dated inspection reports are the simplest way to show that. They also give your insurer a record of the roof's condition before a storm. See what a maintenance plan should include.
The bottom line
Inspect twice a year and after storms, start inside, walk the drains, field, flashings and penetrations, and insist on a photo report with each repair priced separately. See our roof inspection and maintenance service.