Commercial Roof Condition Assessment Checklist
A comprehensive, interactive checklist for evaluating commercial roof conditions. Check items as you inspect and track your progress.
Check for blistering, bubbling, or ridging
HighBlisters indicate moisture trapped beneath the membrane. Document size, quantity, and location. Blisters over 6" diameter may require repair.
Inspect for cracking, splitting, or tears
CriticalCracks allow water infiltration and indicate membrane aging. Linear cracks along seams are especially concerning.
Evaluate UV degradation and weathering
MediumLook for chalking, fading, or brittleness. TPO and PVC may show surface crazing. EPDM may appear gray rather than black.
Check seam integrity and adhesion
CriticalProbe seams with a blunt tool. Seams should be fully adhered with no lifting, fish-mouths, or separations.
Look for punctures or impact damage
HighCheck areas with foot traffic, near equipment, and below trees for punctures. Document and photograph all damage.
Assess membrane flexibility
MediumGently flex membrane at corners. Brittle membranes indicate advanced aging and reduced remaining service life.
Inspect perimeter edge metal condition
CriticalCheck for corrosion, loose fasteners, lifted sections, and proper overlap. Edge metal is the #1 point of failure in wind events.
Check wall flashings and counterflashings
CriticalVerify counterflashing is properly embedded or mechanically attached. Check for sealant failures and gaps.
Evaluate coping cap condition
HighCheck for loose sections, missing fasteners, open joints, and proper slope away from the building.
Inspect expansion joint covers
HighExpansion joints must accommodate building movement. Check for cracking, separation, or debris accumulation.
Check interior corners and valleys
MediumInside corners concentrate stress and water. Verify proper reinforcement and sealant application.
Assess pitch pocket and curb flashings
CriticalAll penetrations should have watertight flashings. Pitch pockets should be filled and maintained.
Inspect HVAC unit curbs and seals
CriticalCurbs should be minimum 8" above roof surface. Check for gaps, deteriorated seals, and proper flashing integration.
Check pipe penetrations and boots
HighRubber boots crack over time. Metal flashings with proper sealant are more durable. Verify watertight condition.
Evaluate electrical and conduit penetrations
HighAll conduit entries should be properly sealed. Check for missing or deteriorated pitch pocket filler.
Inspect roof hatches and access points
MediumCheck hatch seals, hinges, and surrounding flashings. Ensure proper operation and watertight closure.
Check skylight conditions
HighInspect frames, seals, glazing, and curb flashings. Look for condensation, seal failures, and cracking.
Assess lightning protection and antenna mounts
MediumVerify all roof-mounted equipment has proper flashing. Check for corrosion around metal attachments.
Check primary drain function and flow
CriticalDrains should be clear of debris. Water should flow freely. Note any standing water around drains.
Inspect overflow/secondary drains
CriticalOverflow drains are critical backup systems. Verify they are unobstructed and properly sized.
Evaluate scupper conditions
HighScuppers should be clear and properly sized. Check for corrosion, debris accumulation, and proper slope.
Check for ponding water
HighAfter 48 hours of dry weather, no standing water should remain. Mark and photograph ponding areas.
Inspect gutters and downspouts
MediumCheck for blockages, proper attachment, corrosion, and adequate capacity for roof drainage area.
Assess overall roof slope adequacy
MediumMinimum 1/4" per foot slope is recommended. Inadequate slope leads to ponding and accelerated deterioration.
Check for deck deflection or sagging
CriticalWalk the roof noting any soft spots, bouncing, or visible deflection. This may indicate structural issues or wet insulation.
Inspect parapet wall conditions
HighCheck for cracking, spalling, efflorescence, or movement. Verify cap flashing integrity.
Evaluate equipment support conditions
MediumAll rooftop equipment should be on proper supports that distribute weight. Check for rust, settlement, or damage.
Check interior for water staining
HighInspect ceilings and walls below roof for evidence of past or active leaks. Document locations and conditions.
Assess insulation condition (if accessible)
MediumWet, compressed, or missing insulation reduces R-value and indicates roof system problems.
Check fall protection systems
HighVerify anchor points, guardrails, and safety cable systems are in place and properly maintained.
Inspect roof access ladder/stairs
MediumAccess must be safe and secure. Check for corrosion, proper attachment, and OSHA compliance.
Evaluate walkway pads condition
MediumTraffic paths should be protected with walkway pads to prevent membrane damage from foot traffic.
Check signage and warning labels
MediumHazard warnings, equipment labels, and safety information should be visible and legible.
Documentation Best Practices
Photo Documentation
Take overview photos from each corner plus close-ups of any deficiencies. Include a reference object for scale.
Location Marking
Use a roof plan drawing to mark the location of all noted conditions. Reference by quadrant or grid system.
Measurement Recording
Measure and record dimensions of deficiencies like ponding areas, cracks, and blisters for tracking over time.
Weather Conditions
Note the date, time, temperature, recent precipitation, and weather conditions at time of inspection.