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Expert Advice on Commercial Inspections

What You Need to Know About Commercial Roof Issues

85% of Our Clients Are Concerned About Commercial Roof Issues — Here’s What You Need to Know

When scheduling a commercial property inspection, an overwhelming 85% of our clients express concern about the roof. And they’re right to do so. The roof is one of the most vulnerable, yet critical, components of a commercial building. It bears the brunt of weather, time, and wear—and any unnoticed issue can become a costly liability.

In this blog, we’ll walk you through:

  • Why roof concerns are so common

  • The top 5 issues we see with commercial roofs

  • What our commercial roof inspection includes

  • How to stay ahead with proactive maintenance

Let’s dive in.

Why Are So Many Clients Concerned About Roofs?

Commercial building owners, tenants, and investors often focus on roofs for three key reasons:

1. High Cost of Replacement

Commercial roofs are expensive. Depending on the size and material, a new commercial roof can cost anywhere from $6 to $12 per square foot or more. This puts replacement costs well into the six-figure range for large buildings.

2. Hidden Issues

Unless you’re trained to know what to look for, roof issues often go unnoticed until they cause damage—like a leak or structural compromise. A roof may look fine from the ground while hiding layers of deterioration.

3. Weather Exposure

Unlike other building components, the roof is exposed to sun, rain, hail, wind, and snow—all day, every day. This leads to faster degradation and more frequent maintenance needs.

5 Common Issues With Commercial Roofs

Our inspections have revealed these five issues time and again:

1. Ponding Water

Flat or low-slope roofs, common in commercial buildings, often suffer from poor drainage. Standing water not only adds weight to the roof system but also accelerates membrane breakdown and encourages mold or algae growth.

2. Cracked or Blistered Membranes

Whether it's TPO, EPDM, or modified bitumen, roof membranes can crack, bubble, or blister due to UV exposure, improper installation, or poor maintenance. These imperfections can lead to moisture intrusion.

3. Flashing Failures

Flashing—thin materials used to prevent water from entering at joints—is often poorly installed or deteriorated. This leads to leaks at chimneys, skylights, HVAC units, or parapet walls.

4. Compromised Roof Penetrations

Commercial roofs frequently house HVAC units, vents, and drainage systems. These penetrations are critical weak points. If not properly sealed, they can become easy entry points for water.

5. Roof Age and Improper Repairs

Sometimes, problems stem not from the original construction but from years of patchwork repairs. Quick fixes by unqualified personnel often lead to bigger issues down the line. Age also plays a key role—most commercial roofs last 15–30 years depending on the material and maintenance.

What Our Commercial Roof Inspection Includes

At Focus Building Inspections, our commercial roof inspection is thorough, detailed, and designed to give you clarity about your asset.

✔ Visual Surface Evaluation

We assess the surface material for cracking, ponding, bubbling, degradation, or damage. We look at all sections of the roof and photograph areas of concern.

✔ Drainage & Slope Review

We check for adequate slope to direct water toward drains and inspect the drainage system itself to ensure water can be safely removed.

✔ Flashing & Penetration Check

We examine all transitions and penetrations to identify sealant failure, rust, gaps, or shifting.

✔ Parapet and Edge Condition

We inspect parapet walls, edge metals, and terminations for weathering, gaps, or structural compromise.

✔ Infrared Moisture Scans (Optional)

For clients who request deeper insights, we offer thermal imaging to detect trapped moisture under membranes.

✔ Opinion of Cost & Recommendations

Our reports include an "Opinion of Cost" (not a quote or bid) for needed repairs or improvements and our professional opinion on roof life expectancy and replacement planning.

How to Protect Your Roof Investment

Your commercial roof doesn’t have to be a mystery. With regular inspections, maintenance, and smart upgrades, you can extend its life and avoid emergency expenses.

➤ Schedule Annual Inspections

Even if you don’t suspect problems, an annual check-up can catch issues early. Don’t wait until you see a leak.

➤ Keep It Clean

Leaves, trash, and debris clog drains and trap water. Have a maintenance plan that includes regular roof cleaning.

➤ Don’t Ignore Minor Damage

A cracked membrane or lifted flashing can let in water, and a single leak can lead to thousands in interior repairs.

➤ Use Licensed Roofing Contractors

Avoid cheap “fixes” from unlicensed labor. Commercial roofing is specialized, and bad repairs often make things worse.

➤ Document and Plan

Maintain a history of inspections and repairs. This helps with resale, insurance claims, and long-term budgeting.

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Conclusion: Roof Worries Are Valid—Let’s Handle Them Smartly

Roof issues can be expensive, but they don’t have to be surprises. With the right inspection, expert advice, and proactive maintenance, you can protect your building, your investment, and your peace of mind.

Don’t wait for leaks or costly surprises. If 85% of our clients are concerned about their commercial roofs, it’s time to take action. Schedule your commercial roof inspection with Focus Building Inspections today—and gain peace of mind knowing exactly where your building stands.

Want to Learn More or Schedule an Inspection?

Contact us today or schedule online. We’re here to protect your building like it’s our own.

Questions This Article Answers

  1. Why are commercial roofs a major concern for building owners and investors?

  2. What are the financial implications of replacing a commercial roof?

  3. What are common hidden issues in commercial roofing systems?

  4. How does weather exposure affect commercial roof longevity?

  5. What are the top 5 roofing issues seen during inspections?

  6. What does a professional commercial roof inspection include?

  7. How can business owners proactively maintain and protect their commercial roofs?

  8. What is the importance of documenting roofing inspections and repairs?

  9. Why is it critical to use licensed roofing contractors for repairs?

  10. How does thermal imaging (infrared scans) help with roof inspections?

Bibliography / Resources

RoofingBritFocus Building InspectionsCommercial Inspector, Commercial Building Inspection, Property Condition Assessment