Commercial Roof Inspection Tucson AZ

Challenge

Commercial real estate investment group was under contract to purchase a 42,000 sq ft office building built in 2003 with original TPO roofing system. Seller represented roof as 'good condition with 5-10 years remaining life.' Standard building inspection noted 'roof appears functional' but lacked commercial roofing expertise for detailed assessment. Buyer needed objective professional evaluation before $3.2M property closing to assess actual roof condition, estimate remaining service life, identify hidden issues not apparent to general inspector, quantify immediate and near-term repair costs, and negotiate price adjustments or seller repairs if significant issues discovered.

Solution

We performed comprehensive commercial roof inspection including complete visual membrane assessment, FLIR thermal imaging moisture survey of entire roof surface, drainage system evaluation, roof-mounted HVAC equipment inspection, and interior ceiling assessment. Our thermal imaging revealed 4,200 sq ft of saturated insulation (12% of total roof area) in multiple locations invisible to visual inspection—wet insulation adding structural load and indicating membrane failures. Visual inspection identified 37 failed seams showing separation, multiple membrane punctures from previous HVAC service access, inadequate flashing at 6 of 8 rooftop units allowing water entry, and extensive UV degradation with membrane brittleness throughout. Moisture meter testing confirmed thermal findings with readings showing insulation moisture content 400-800% above acceptable levels. Interior inspection found water staining in 3 tenant suites correlating with exterior membrane damage—evidence of ongoing leak issues affecting occupied spaces.

Equipment Installed

FLIR E95 thermal camera, Tramex nuclear moisture meters, professional documentation

Measurable Results

Challenge

125,000 sq ft distribution warehouse with 12-year-old EPDM roofing system had never received professional inspection since installation. Property manager assumed 'no leaks means no problems' and deferred inspection costs to control maintenance budgets. As monsoon season approached, management questioned whether preventive inspection was worth the expense or if they should 'wait until something breaks.' Warehouse stored temperature-sensitive inventory worth $2.3M, making any roof failure potentially catastrophic to operations and customer relationships.

Solution

We performed annual preventive inspection as part of our property management program including systematic visual assessment of 125,000 sq ft roof surface, evaluation of 42 roof drains and drainage patterns, inspection of 14 rooftop HVAC units and equipment curbs, and targeted thermography of suspected problem areas. Visual inspection revealed early-stage membrane deterioration invisible from ground level: 8 seam separations beginning to fail but not yet leaking, flashing separation at 5 HVAC units allowing water entry during heavy rain, 12 roof drains with debris accumulation reducing capacity, membrane shrinkage at 6 wall terminations creating stress points, and scattered punctures from previous maintenance access. Most critically, we identified three drains completely blocked with debris that would cause roof flooding during first significant monsoon storm—water ponding could exceed parapet height causing catastrophic overflow into building. None of these issues had caused leaks yet, but all represented imminent failures during approaching monsoon season.

Equipment Installed

Comprehensive visual assessment, targeted FLIR thermography, drainage testing

Measurable Results

Challenge

Severe monsoon storm with 65 mph winds and 2.3 inches of rain in 45 minutes impacted 87,000 sq ft shopping center with 15-year-old modified bitumen roofing system. Property manager observed water intrusion in 4 tenant spaces during storm but was unsure of damage extent, cause, or insurance claim procedures. Insurance company required professional inspection and documentation within 72 hours of storm event to process claim. Tenants were threatening lease violations due to water damage affecting merchandise and customer areas. Property manager needed rapid professional assessment documenting storm damage versus pre-existing conditions, quantifying repair scope and costs, providing insurance claim support documentation, and recommending temporary protective measures preventing additional damage.

Solution

We responded within 4 hours of emergency call, conducting comprehensive post-storm inspection during brief weather window before next storm system arrived. Emergency inspection protocol included systematic documentation of all storm damage with GPS-tagged photos, identification of wind-lifted membrane sections exposing building to weather, assessment of impact damage from wind-blown debris, evaluation of overwhelmed drainage systems, inspection of equipment curb failures from wind stress, and interior documentation correlating ceiling damage with exterior failures. We found extensive storm damage: 2,400 sq ft of membrane blown back by winds exposing insulation and roof deck, multiple punctures from wind-driven debris impact, 3 equipment curbs shifted by wind stress allowing immediate water entry, 6 scuppers overwhelmed by rainfall intensity causing temporary roof flooding, and parapet cap flashing separated by wind creating water entry paths along building perimeter. Critically, we distinguished fresh storm damage from pre-existing age-related deterioration—essential for insurance claim approval. We implemented immediate protective measures tarping exposed areas before next storm, sealing critical leak points, and protecting damaged tenant spaces.

Equipment Installed

Emergency photo documentation, moisture detection, temporary protection materials

Measurable Results