Commercial Roof Inspection With a Written Report
A no-cost roof walk, photographed and written up — including the finding that your roof still has service life left.
- RCAT Licensed #03-0515
- BBB A+ Accredited
- Family-Owned Since 2003
- 5-Year Workmanship Warranty
What the Inspection Covers
An S&B inspector walks the roof and documents each of the following. Findings are photographed as they are found, not reconstructed afterward.
Membrane & Seam Condition
The field of the membrane and every welded or lapped seam. Seam separation is the most common path water takes into a single-ply roof.
Flashing & Penetrations
Base flashing, curb flashing, pipe boots, and pitch pans. Most flat roofs fail at a detail long before the membrane itself wears out.
Drains & Ponding
Drain condition, blockage, and standing water. We note where water sits more than 48 hours after rain and what is causing it.
Parapet Walls
Coping, wall terminations, counterflashing, and masonry above the roof line — a frequent source of leaks blamed on the roof.
HVAC Curb Details
Equipment curbs, condensate lines, and the traffic paths service crews walk. Punctures cluster where mechanics work.
Interior Leak Evidence
Ceiling staining, insulation saturation, and deck condition where accessible, so an active leak can be traced back to its entry point.
A Report You Can Forward
You receive a written condition report with the photographs keyed to what they show. It is written to be sent on — to ownership, to an asset manager, or to an insurance carrier — without you having to translate it first.
Turnaround on the written report is typically a few business days after the walk. If we find an active leak, you hear about it the same day rather than waiting on paperwork.
Honest on Remaining Life
If the roof does not need replacing, the report says so and lists what it does need. Repairs and maintenance are quoted as repairs and maintenance.
Xactimate for Claims
Where insurance is involved we write the scope in Xactimate. S&B owns the software and has two in-house specialists, and our claims specialists meet the adjuster on the roof.
How It Differs From a Residential Inspection
A residential inspection is largely about the field of the shingle — impact bruising, granule loss, wind creasing. A commercial roof is usually flat or low-slope, and it rarely fails in the field. It fails at seams, terminations, penetrations, and drains.
That changes what an inspector spends time on. Drainage behaviour matters more than surface wear. HVAC curbs and service traffic paths matter more than roof age. And the building keeps operating during the inspection, so access and scheduling are planned around tenants rather than around us.
If the inspection points toward work, the systems we install are covered on the flat and low-slope roofing page and the TPO roofing page. If it points toward keeping the roof you have, that is the maintenance program.
Request a condition report.
A no-cost roof walk, with a written report you can send straight to ownership.
Commercial Roof Inspection — Frequently Asked Questions
What does a commercial roof inspection include?
Membrane and seam condition, flashing and penetrations, drains and ponding, parapet walls and coping, HVAC curb details, and any interior evidence of active leaks. Every finding is photographed and written into a condition report.
How long does a commercial roof inspection take?
It depends on square footage and how much rooftop equipment is in the way. A small single-tenant building is usually done in under an hour. A large or heavily-equipped roof takes several hours. The written report typically follows within a few business days.
Do you charge for a commercial roof inspection?
No. The inspection and the photo-documented report are free. You keep the photos and the report whether or not you hire us for the work.
Will you tell me if the roof doesn't need replacing?
Yes. If the roof has service life left, the report says so and lists the repairs or maintenance items that will get you the rest of that life. A report that recommends replacement on every building is not worth reading.
Can the report be sent to my insurance carrier?
Yes. The report is written to be forwarded. Where a claim is involved we also write the scope of work in Xactimate — S&B owns the software and has two in-house specialists, and our claims specialists meet the adjuster on site.
How often should a commercial roof be inspected?
Twice a year is the common standard, in spring and fall, plus an inspection after any significant hail or wind event. Many manufacturer warranties require documented inspections to stay in force.