A useful maintenance plan does three things: it inspects the roof on a schedule, it fixes what is cheap to fix before it spreads, and it produces records that the property manager, the owner and the insurer can rely on.
What a plan should inspect
- The membrane or metal. Check TPO, PVC, EPDM and modified bitumen membranes, and the panels, fasteners and sealants on metal roofs. Look for splits, blistering, cracking, corrosion and loose fasteners.
- Seams. Heat-welded seams on TPO and PVC, and bonded seams on EPDM, are where most membrane failures begin.
- Flashings. Check flashing at roof edges, parapets, curbs, pipes and rooftop units. These are the most common leak points on flat roofs.
- Drains, scuppers and overflows. Clear debris, and confirm water leaves the roof.
- Ponding water and slope. Note where water sits long after rain, since standing water wears membranes early.
- Coatings. On restored roofs, check the coating's adhesion and any worn areas.
- Rooftop equipment. Check the curbs, supports and penetrations around HVAC units, exhaust fans and antennas.
How often to inspect
Most commercial roofs benefit from two scheduled inspections a year, typically in spring and fall, plus a check after any major storm. In metro Atlanta, spring storms and late-summer heat are the periods when roofs show the most stress.
Inspect sooner if the building has a history of leaks, if a tenant has reported staining, or if the roof is nearing the end of its expected life.
What the written report should show
- Dated photos of each problem area, with its location on the roof.
- A prioritized repair list. Separate urgent repairs from items to watch and items for the next budget cycle.
- A cost for each item, so the property manager can plan the budget.
- Work completed, with before and after photos, and drain clearing noted.
- The next inspection date, and any items that need a decision from the owner.
Keep every report. A dated photo history helps with insurance claims, with lender or buyer due diligence, and with manufacturer warranty requirements, which often call for documented maintenance.
How a plan prevents emergency calls
Most emergency calls trace back to a problem that was visible at an earlier inspection. A failed flashing noted and repaired in the spring is far less likely to become a leak in a tenant's ceiling in the fall. A drain cleared before a storm prevents the ponding that wears through a membrane.
A plan also gives the property manager a predictable budget. Known repairs go into the operating budget instead of arriving as emergency invoices.
Questions to ask a maintenance provider
- How often do you inspect, and what triggers an extra visit after a storm?
- What does the written report include, and how quickly do I receive it?
- Do you clear drains and make minor repairs as part of the plan, or are those billed separately?
- How are repairs approved, and what happens between inspections if I see a leak?
- Does the plan help keep the manufacturer warranty in good standing?
- Who is my contact when a problem comes up?
Next steps
A maintenance plan starts with a baseline inspection, so the first report shows the roof's current condition. Call (404) 260-3168 or request a maintenance proposal below. Tell us the property type, approximate roof size, the roof system if you know it, and any problems you've already seen.
If the roof is leaking now, see our emergency commercial roof repair page. If you are deciding between repair and replacement, read how to make that decision.