The visit schedule
The spring and fall visits are the foundation of a preventive maintenance program.
In spring, the roofer takes stock of the cold season, often the hardest on a roof. Freeze and thaw have worked the seams, ice has pushed on the flashings, and snow shovels may have cut the membrane. Caught early, this damage can be repaired with the whole warm season ahead.
In fall, the roofer confirms that the drains flow freely before the first snow and that the repairs planned for summer were carried out.
In between, a visit is added after a severe storm, high winds or another trade's work on the roof.
The route, from inside to the roof
The visit starts under the roof, not on it.
- Top floor. Water rings, sagging ceiling tiles, blistered paint. Each mark is located on the plan so it can be looked for from above.
- Underside of the deck, wherever it can be seen. We look for rust and water trails.
- Perimeter. Parapets, metal copings, flashings, upturns. The edges are often the area the wind stresses most.
- Drains. Strainer in place, no debris, no water lines around them.
- Field of the roof. Seams, blisters, wrinkles, cracks, holes, and spots that give underfoot.
- Penetrations. Vents, pipes, equipment bases, each with its sealant.
- Signs of standing water. Dirt rings, deposits, plants taking root.
Photograph to compare
A series of photos of the same spot, from the same angle, year after year, shows whether a defect is moving or stable.
Require two shots for each defect: a close-up, then a wide shot that includes a fixed reference point. The general views are retaken identically at each visit.
The roof file
Managers, roofers and boards of directors change. The file keeps the roof's memory. It holds:
- A roof plan, even a rough sketch, on which each finding is located.
- For each visit, its date and the name of the person who carried it out.
- The findings, sorted by urgency.
- The repairs, with the contractor's name and the invoice.
- The text of the warranties.
What a good report separates
The report sorts its findings into three piles: repair without delay, keep an eye on, put in the budget for the coming years.
A report that recommends redoing everything without proving it calls for caution. Ask for the photos and the location of each defect. If the report states that the insulation is wet, ask how that was established.
Frequently asked questions
Who should inspect a commercial roof?
A roofer familiar with the system installed on the building, or an independent professional, such as a roofing consultant. Building staff can handle the indoor part, including the round of the top-floor ceilings. Those staff do not go up on the roof.
Is a visual check enough to know whether the insulation is wet?
A visual check is not always enough. A soft surface underfoot is a clue, but insulation can be damp with nothing showing on top. Detection methods and test cuts exist. Ask us which one we recommend for your roof.
Does a roof under warranty need to be inspected?
Yes, a roof under warranty is inspected too. Some warranties stay valid only if maintenance is documented. Reread its conditions, and file proof of each visit.