Commercial Roof Inspection Checklist for Property Managers (TPO/EPDM/Metal)
In Western North Carolina, a commercial roof is a major capital asset. For property managers in Asheville or Sylva, a proactive inspection is the only thing standing between a routine maintenance day and a $50,000 emergency repair.
Commercial roofing systems like TPO, EPDM, and Metal are designed to be "low maintenance," but that does not mean "no maintenance." Our mountain climate—with its heavy UV exposure in the summer and freeze-thaw cycles in the winter—puts extreme stress on flat roof membranes and metal seams.
If you manage a retail center, warehouse, or office building, use this checklist twice a year (Spring and Fall) to catch small issues before they reach your tenants' ceilings.
1. The Surface: Membrane & Panel Health
The main "field" of your roof is the first line of defense.
TPO & EPDM (Rubber/Plastic): Look for punctures, tears, or "alligatoring" (cracks that look like reptile skin). Check for "bridging," where the membrane pulls away from the corners, creating a tent-like gap.
Metal Panels: Look for "oil canning" (waves in the metal) or loose fasteners. In Waynesville and high-elevation areas, check for panels that have shifted due to heavy snow loads.
Ponding Water: If you see standing water 48 hours after a rainstorm, you have a drainage issue. Stagnant water is the #1 killer of commercial roof warranties.
2. The Seams: Where 90% of Leaks Begin
A roof rarely leaks in the middle of a solid sheet; it leaks where two pieces meet.
TPO Seams: Check the heat-welded seams for "fish-mouths" (gaps where the weld has failed).
EPDM Seams: These are held together with adhesive tape. Look for peeling edges or "seam creep."
Metal Seams: For standing seam roofs, ensure the mechanical locks are tight. For screw-down roofs, check that the rubber washers haven't dry-rotted.
3. Flashings and Penetrations
Every time something pokes through the roof (HVAC units, pipes, vents), it creates a vulnerability.
HVAC Curbs: Inspect the flashing around your units. Vibrations from heavy AC equipment can often loosen the seals over time.
Pipe Boots: In Asheville, intense sun can crack standard rubber boots in just a few years.
Termination Bars: Check the metal strips at the top of parapet walls. If the sealant at the top of the bar is cracked, water will run behind your membrane.
4. Drainage: Drains, Scuppers, and Gutters
If water can't get off the roof, it will eventually find a way in.
Clear Debris: Pine needles and leaves are a nightmare for commercial properties in Hendersonville and Brevard. Ensure all drains and scuppers are clear.
Check the Strainers: Ensure the "domes" on your internal drains are securely in place. Without them, debris can clog your entire internal plumbing system.
5. The Building Interior
Sometimes the best roof inspection starts inside.
Ceiling Stains: Map out every water stain.
Musty Odors: This often indicates saturated insulation that hasn't quite dripped through the ceiling yet.
Wall Streaks: If you see "weeping" on the interior of your parapet walls, your roof edge flashing has likely failed.
When to Call a Professional
While a property manager can do a visual "walk-through," a Detailed Roof Inspection from a licensed contractor is required for insurance documentation and warranty compliance.
At True North Roofing, we don't just "look" at the roof. We provide a Detailed Roof Inspection that includes photo documentation of every deficiency found. If we find an active leak, we provide clear repair options to get your building watertight immediately.
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