Before the visit
Give the inspector a few details so the visit is focused:
- The property address and the building type
- The approximate roof size, if you know it
- The roof system, if you know it, and when the roof was last replaced
- Any leaks, stains or problem areas you have already noticed
- Prior inspection or repair reports, if you have them
Let the property manager or a site contact know the inspection is scheduled, and confirm access. Some roofs require a key, a building engineer, or a tenant notice.
What happens on site
A typical inspection takes a few hours, depending on the roof size and access. The inspector will:
1. Walk the perimeter and the roof. Note the system, the surface condition and any visible damage. 2. Check the seams and membrane. Look for splits, blistering, open seams, and worn areas. On metal, check panels, fasteners and sealants. 3. Inspect the flashings. Check roof edges, parapets, curbs, pipes and rooftop units. 4. Check drains, scuppers and overflows. Confirm they are open and draining. 5. Look for ponding water. Note where water sits, and how long it stays after rain. 6. Review rooftop equipment. Check curbs, supports and penetrations around HVAC units and exhaust fans. 7. Take photos of each problem area, with its location on the roof.
Where it is safe and accessible, the inspector may also look at the interior, including ceilings and mechanical rooms below problem areas.
What we don't do during an inspection
An inspection is not a repair visit. We don't make permanent repairs during the inspection unless you have approved them in advance. If the inspector finds an active leak, we will call you the same day with the immediate options, such as temporary protection, and wait for your approval before anything more.
What you receive
After the inspection, you receive a written report that typically includes:
- Dated photos of the roof and each problem area
- A summary of the roof's condition, system and age
- A prioritized repair list, separating urgent items from those to watch or budget for later
- Cost estimates for each item, when you request them
- A recommendation on repair, restoration or replacement, with the reasons
The report is written so you can share it with your board, owner, insurer or lender.
What the inspection won't tell you
Inspections can't see everything. The inspector can't always see under the membrane, inside the insulation or inside the deck without opening the roof. Where that matters, we will say so in the report and recommend the next step, such as a core cut or a moisture survey.
How to prepare for the day
- Make sure access to the roof is clear, with the hatch, ladder or stair unlocked.
- Let tenants or staff know about the visit, and any areas that need to be avoided.
- Have the prior reports and any notes about leaks ready.
- Plan questions in advance. The inspection is the time to ask about the roof's life, the repair options and the costs.
Next steps
To schedule a commercial roof inspection, call (404) 260-3168 or request a commercial roof assessment below. Tell us the property type, approximate roof size, the roof system if you know it, and any problems you've already seen.
After the inspection, you can compare the options in our guides on repair vs. replacement and what a maintenance plan should include.