Commercial roof inspection services
Commercial Roof Inspections That Read Below the Surface
Our commercial roof inspections combine a trained inspector on the roof with our robotic, AI-assisted scan, which reads moisture and deficiencies below the membrane without cutting into it.
You receive a PE-stamped report within 48 hours, with the maps and numbers a CFO needs to plan the next dollar.
What is a commercial roof inspection?
A commercial roof inspection is a documented assessment of a flat or low-slope roof that records its current condition, locates leaks, moisture and deficiencies, and tells the owner what to fix, when, and what the roof has left.
Most roofs are inspected by walking the surface and looking. That catches split seams, clogged drains and damaged flashings, and it matters. What it cannot catch is water that has already passed the membrane and soaked into the insulation below.
Our commercial roof inspection services add that missing layer. The inspector covers everything a walkthrough covers, and our scan maps what sits underneath, so the report describes the whole roof assembly rather than its top surface.
- A visual review of drainage, penetrations, HVAC curbs, flashings, seams and the field of the roof.
- A robotic, non-destructive scan of the roof assembly for trapped moisture and hidden deficiencies.
- Geo-tagged photos tied to each finding, so anyone can locate the problem again.
- A written, PE-stamped report with a Roof Condition Score and an estimate of Remaining Service Life.
What does a robotic roof scan find that a walkthrough misses?
A robotic roof scan finds wet insulation, trapped moisture and concealed deficiencies below the membrane, which a walkthrough cannot see because the surface above them often looks sound.
Water that enters through a small defect spreads sideways through the insulation long before it drips into the building. By the time a tenant reports a leak, the wet area is usually far larger than the spot on the ceiling.
Our scan reads the roof in a systematic pattern and records where moisture sits, so the wet area has a boundary and a size. That turns a vague repair into a measured scope.
| Method | What it detects | Time on the roof | What you receive |
|---|---|---|---|
| Visual walkthrough | Surface conditions: seams, flashings, drains, penetrations, ponding, debris and visible damage. | A few hours for most single buildings, depending on size and access. | Written notes and photos of visible conditions. |
| Infrared survey | Temperature differences at the surface that can indicate wet insulation below. | Performed in a limited window, typically after sunset on a dry roof following a sunny day. | Thermal images with marked anomalies, often confirmed by test cuts. |
| Our robotic scan | Trapped moisture and deficiencies read below the membrane, plus everything the inspector records on the surface. | Roughly 50,000 square feet an hour, in normal daytime conditions. | A PE-stamped report with a Moisture Map, Deficiency Map, Roof Condition Score, Remaining Service Life and 3D and AutoCAD roof plans. |
Each method has a place. A walkthrough is quick and useful between scans, and infrared is a proven way to flag suspect areas. For a detailed look at aerial methods, see our comparison of a drone roof inspection and a robotic scan.
How long does a commercial roof inspection take?
A commercial roof inspection takes about one hour of scanning for every 50,000 square feet of roof, so a 200,000-square-foot building takes about four hours from setup to completion.
Setup, the visual review and photo documentation happen alongside the scan. Most single buildings are finished in one visit, and tenants below usually never notice we were there.
Times are approximate and exclude travel. Complex roofs with many penetrations or levels can take longer.
To see the day itself, step by step, read what happens during a commercial roof inspection.
What do you get afterward?
Within 48 hours you get a PE-stamped report containing a Moisture Map, a Deficiency Map, a Roof Condition Score from 0 to 100, an Estimated Remaining Service Life in years, and 3D and AutoCAD roof plans.
Each part of the report answers a different question an owner, asset manager or lender will ask.
- Moisture Map: where water sits in the roof assembly and how large each wet area is.
- Deficiency Map: every recorded defect, geo-tagged and photographed.
- Condition score: a single 0 to 100 number for ranking the roof against others. How the score works.
- Remaining service life: a modeled number of years before replacement. How to budget from it.
- 3D and AutoCAD plans: accurate drawings for repair scopes, bids and future work.
The report is written so it can be forwarded as is. Owners share it with brokers, underwriters, lenders and asset teams when they need a professional record of the roof.
Which roof types can you inspect?
We inspect every common flat and low-slope commercial roof system, including TPO, EPDM, PVC, spray polyurethane foam, modified bitumen, built-up roofing, and acrylic or silicone coated roofs.
Each system fails in its own way. Single-ply membranes tend to open at seams and flashings, foam roofs show wear at the coating first, and built-up roofs blister and crack as they age. Our inspector records what is typical for the system in front of them.
- TPO, EPDM and PVC single-ply membranes
- Spray polyurethane foam, our original specialty
- Modified bitumen and built-up roofing
- Acrylic and silicone coated roofs
We work on commercial buildings only: warehouses, retail centers, schools, industrial plants, medical and office buildings, and public facilities.
What does an inspection cost?
A commercial roof inspection is priced by roof square footage and number of buildings, and we provide a quote within one business day; inside our Monitor program, an annual inspection with a scan costs $0.12 to $0.15 per square foot per year, with a $1,500 annual minimum.
Larger roofs cost less per square foot because setup is spread across more area. Portfolios cost less again because visits are grouped. The full breakdown is on our page about commercial roof inspection cost.
Owners who want inspections twice a year, with repairs and storm response included, usually choose one of our maintenance programs.
Every topic in this guide:
What do owners ask about commercial roof inspections?
Do you cut into the roof during an inspection?
No. Our scan is non-destructive. We map moisture and deficiencies without core cuts, test squares or membrane penetrations.
How soon can you inspect after I request it?
We quote within one business day and schedule around your building and tenant needs. Emergency leak response is handled separately and faster.
Who signs the report?
Every report is signed and stamped by a licensed Professional Engineer.
Do you provide commercial roof inspections across Southern California?
Yes. We serve 19 California counties, including Los Angeles, Orange, Riverside, San Bernardino, Ventura and San Diego.
Does anyone need to be on site?
Only someone who can provide roof access. Our team does not need to enter tenant spaces for a standard inspection.
Can you inspect a roof with solar panels or heavy equipment on it?
Yes. We inspect around rooftop equipment and record the condition of the roof at curbs, supports and penetrations, where problems usually start.
Will the inspection disrupt my tenants?
Rarely. The scan is quiet, happens on the roof, and does not require shutting down building systems.
Can I get the drawings in AutoCAD?
Yes. The report includes 3D and AutoCAD roof plans you can pass to designers, estimators and future contractors.
How often should my roof be inspected?
Twice a year, in spring and fall, plus after any major storm. Insurers and roof manufacturers recommend the same.
Can the report be shared with my insurer or lender?
Yes. Owners regularly share the report with brokers, underwriters and lenders as a professional record of the roof. We cannot guarantee how any carrier or lender will use it.
Do you fix what you find?
Yes. Our commercial roofing division handles repair, restoration and replacement, so findings can move straight to a scope and a quote.
Can I send existing reports and warranties first?
Yes. The request form accepts up to 10 files of 25 MB each, including prior reports, warranties and roof plans.
Schedule a commercial roof inspection that reads below the surface.
Trusted since 1983 on over 20,000 commercial roofs. California License 435836.