Commercial roof inspection form
What a Commercial Roof Inspection Checklist Covers
A commercial roof inspection checklist covers the building record, the drainage points, every penetration and HVAC curb, the flashings and seams, and the open field of the roof.
Use the lists below as your inspection form. Print the page, walk the roof with it safely, and keep the marked copy with your roof records.
What is on a commercial roof inspection checklist?
A commercial roof inspection checklist lists the building and roof details, then every point where water can enter: drains, scuppers and gutters, penetrations, HVAC curbs, flashings, seams, the roof field, and the interior below.
Start every inspection by filling in the record below. It is what makes one year's form comparable to the next.
Building and roof record
- Building name, address and roof area in square feet
- Roof system type and approximate age
- Warranty holder, warranty number and expiration date
- Date, weather, and the name of the person inspecting
- Date of the last inspection and any open repair items
- Recent rooftop work by other trades
Roof field and interior
- Ponding water, or stains that show where water has pooled
- Blisters, ridges, wrinkles, splits or soft spots underfoot
- Debris, loose materials or abandoned equipment
- Punctures or damage along foot traffic routes
- Interior ceiling stains, damp insulation or drips on the top floor
What gets checked at the drainage points?
At the drainage points, the inspector checks that every drain, scupper, gutter and downspout is clear, that strainers and clamping rings are in place, and that water is not ponding around the drain.
Drains, scuppers and gutters
- Drain strainers present, secure and free of debris
- Clamping rings tight, with no gaps in the membrane at the drain
- No standing water around the drain sump
- Scuppers open, with sealed membrane and metal around the opening
- Gutters and downspouts clear, attached and draining away from the building
- Overflow drains or scuppers unobstructed
What gets checked at penetrations and HVAC curbs?
At penetrations and HVAC curbs, the inspector checks that every pipe boot, pitch pan, vent and curb flashing is sealed to the membrane, that sealants are intact, and that equipment has not damaged the roof around it.
Penetrations and rooftop equipment
- Pipe boots tight, uncracked and clamped
- Pitch pans filled, with no shrinkage or gaps
- Curb flashings adhered on all four sides
- Equipment access panels closed and secured
- Condensate lines discharging to drains, not onto the membrane
- No oil, grease or process residue on the roof around units
- Screws, filters and panels from service calls removed from the roof
What gets checked at the flashings and seams?
At the flashings and seams, the inspector checks that perimeter and wall flashings are adhered and terminated, that coping and edge metal are secure, and that every membrane seam is closed along its full length.
Flashings, edges and seams
- Wall and parapet flashings adhered, with no bridging or open laps
- Termination bars fastened, with sealant intact
- Coping and edge metal secure, with sealed joints
- Field seams closed, with no fishmouths or open edges
- Corners and T-joints patched and sealed
- Expansion joints intact and watertight
A visual checklist records what can be seen. Moisture already trapped under a sound-looking seam needs a scan, which is covered in our roof moisture survey guide.
What does a written report include?
A written commercial roof inspection report includes the building record, each finding with a photo and location, a priority for every repair, and a summary of overall condition; ours adds a Moisture Map, Deficiency Map, Roof Condition Score, Remaining Service Life and roof plans, stamped by a Professional Engineer.
| Item | Owner checklist | Our report |
|---|---|---|
| Visible defects | Yes, marked on the form | Yes, photographed and geo-tagged |
| Moisture below the membrane | No | Yes, on a Moisture Map |
| Repair priorities | Owner judgment | Ranked on a Deficiency Map |
| Overall condition | Notes | A 0 to 100 condition score |
| Years left on the roof | No | Estimated Remaining Service Life |
| Roof drawings | Hand sketch | 3D and AutoCAD plans |
| Professional signature | No | PE-stamped |
- Keep your completed checklists between professional inspections.
- Send them with your request, so our inspector can follow up on what you saw.
More on commercial roof inspections
What else do owners ask about a commercial roof inspection form?
Can building staff use this checklist?
Yes, for visual checks from safe areas of the roof. Staff should never walk near unprotected edges or onto damaged areas.
Is this the same as a maintenance checklist?
No. This form records condition. Seasonal maintenance tasks are covered in our commercial roof preventative maintenance checklist.
How often should we use it?
At least twice a year, in spring and fall, and after major storms or rooftop work.
Does a completed checklist satisfy a warranty?
It may help as a record, but warranties vary. Many expect professional inspection and documentation. Your issued warranty controls.
What should we do if we find a problem?
Photograph it, note the location, and call a qualified commercial roofer. Do not attempt repairs on the membrane yourself.
Why check the interior?
Ceiling stains and damp insulation below often point to the roof area where water is entering.
Can the checklist find wet insulation?
Not reliably. Soft spots underfoot are a clue, but a scan is needed to map trapped moisture.
Should we keep old checklists?
Yes. Keep them with inspection reports and repair invoices for the life of the roof.
What is the most commonly missed item?
Drains. A partly blocked drain causes ponding that shortens roof life long before it causes a leak.
Can I send my completed form with a scan request?
Yes. The request form accepts up to 10 files, including photos and completed checklists.
Add what a checklist cannot see: a scan below the membrane.
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