TPO · Fully Adhered
75,000 sqft Cold Storage Facility
Sqft75K
System80-mil TPO FA
Timeline10 days
Free storm damage roof inspection for commercial buildings — storm damage roof inspection, hail damage roof inspection, and detailed commercial roof condition reports for capital planning, pre-purchase due diligence, and insurance carrier documentation across NC, SC, GA, TN. Moisture mapping, drone imagery, core samples, and remaining useful life estimates. 5-10 day standard delivery.
A licensed PM has your request. We'll reach out within 24 business hours — typically sooner. If your roof is actively leaking, call (866) 487-8572 for same-day response.
Commercial roof condition reports answer a specific question: how much service life does this roof have, and what's the replacement budget timeline? The answer drives capital planning decisions worth hundreds of thousands to millions of dollars — so the documentation behind it needs to be rigorous, carrier-defensible, and actionable. Our reports combine on-site visual assessment, moisture mapping (infrared thermography or electrical conductance testing), core sample analysis, drone imagery, and remaining useful life estimate into a capital-planning-ready document.
Four primary use cases drive condition report work. Capital planning: facility owners and property managers planning multi-year roof budgets need accurate remaining useful life estimates to schedule replacement within capital timing windows. Pre-purchase due diligence: commercial real estate buyers and investors evaluating roof condition as part of property acquisition — often under tight closing deadlines requiring expedited delivery. Insurance carrier documentation: some carriers require periodic roof condition documentation for commercial property policies, especially on older buildings, and pre-loss baseline documentation supports future claims. Post-damage assessment (non-claim): for storm damage below insurance deductible or where ownership wants independent assessment before filing claim.
Our standard condition report includes: system identification and age estimate (membrane type, manufacturer if identifiable, approximate install date); visual condition assessment (membrane deterioration, seam integrity, flashing condition, penetration condition, drainage adequacy); moisture mapping using infrared thermography or electrical conductance testing across full roof area; 4-12 core samples showing system cross-section and insulation condition; drone imagery with annotated condition notes; decking inspection where accessible; remaining useful life estimate (0-5, 5-10, 10-20+ years); capital planning recommendation with repair/restoration/full replacement scope and timeline; and photo documentation of every condition observation. Delivery is typically 5-10 business days from on-site inspection, expedited to 3-5 days for deadline scenarios.
For property management firms, REITs, and 3PL operators with multi-building portfolios, we run portfolio assessment engagements with volume pricing (typically $1,200-2,800 per building for 5+ buildings). Annual portfolio assessment on a master service agreement basis is standard practice for firms with coastal or hail-exposed commercial portfolios where pre-loss baseline documentation matters for future claims. Our property manager workflow and facility manager workflow pages detail how reports integrate with capital planning and CMMS systems. For pre-purchase due diligence work, commercial broker workflow covers the buyer-side coordination pattern.
Standard single-building reports run $1,500-4,500 depending on roof size and scope. Multi-building portfolio assessment volume pricing drops per-building cost to $1,200-2,800. For customers contracting repair or replacement based on the report, the condition report fee is typically credited toward project cost.
Six-phase workflow from scope definition through report delivery and follow-up. Multi-building portfolio engagements run phases 2-5 per-building with consolidated delivery at phase 6.
Initial intake call defines scope: single building vs multi-building portfolio, use case (capital planning, due diligence, carrier documentation, other), delivery timeline (standard 5-10 day vs expedited 3-5 day), and access requirements. Site visit scheduled within 3-7 days of intake for standard reports.
Licensed roofing professional on-site for full-roof walk-through. Visual condition assessment of membrane, seams, flashings, penetrations, drainage, and rooftop equipment. Drone imagery of full roof with annotated condition notes. 4-12 core samples taken at representative locations showing system cross-section.
Infrared thermography or electrical conductance testing across full roof area. Infrared typically performed in evening after solar heating cycle — thermal gradient between dry and saturated insulation visible in IR imagery. Electrical conductance testing uses direct measurement of moisture in insulation; works in any lighting condition but slower for large roofs.
Core samples photographed and analyzed for system type identification, insulation condition, vapor barrier presence/condition, and substrate integrity. Where access allows, deck inspection for structural condition and fastener pullout. Core holes patched with appropriate repair material before crew leaves roof.
Report compiled with: system identification, visual condition notes, moisture map, core sample analysis, drone imagery, remaining useful life estimate (0-5, 5-10, 10-20+ years), and capital planning recommendation. For multi-building portfolio reports, consolidated portfolio summary with per-building detail sections.
Report delivered to owner/buyer/property manager within 5-10 business days of inspection (3-5 expedited). Follow-up call to walk through findings and answer questions. For customers contracting repair or replacement based on report findings, condition report fee typically credited toward project cost.
Multi-building portfolio assessments for property management firms, pre-purchase due-diligence reports for commercial real estate buyers, capital planning reports for facility owners, and carrier-required annual inspections across NC, SC, GA, TN.
Capital planning reports integrate with facility management workflows and multi-year budget cycles. For facility managers using CMMS systems (FM Express, Corrigo, ServiceChannel, MaintainX), we deliver reports in formats that integrate with capital asset management. Report structure: year-by-year spend projection with priority tiers (immediate, 1-3 year, 3-5 year, 5-10 year), scope vs repair decisions with budget ranges, and cost confidence intervals. For REITs and institutional portfolio owners, we format reports to match typical investor/lender due-diligence templates.
Pre-purchase due-diligence reports serve commercial real estate buyers, investors, and lenders evaluating property roof condition as part of acquisition. Standard 5-10 day delivery; expedited 3-5 day delivery for tight closing deadlines with rush premium. Report content: remaining useful life, repair/replacement budget range, and any material concerns affecting closing. For commercial brokers representing buyers, we coordinate directly with broker and buyer's attorney on report delivery. Report becomes part of buyer's due-diligence package and may inform price negotiation or contingency removal decisions.
Insurance carrier documentation supports pre-loss baseline establishment — especially important for commercial property policies in hurricane-zone, hail-prone, or older-building contexts where carriers may dispute damage-vs-pre-existing condition. Report captures dated photography, moisture data, and system condition as pre-event state. For annual carrier-required documentation (common on large commercial schedules), we run recurring engagements on MSA pricing. Related: our insurance claims workflow integrates pre-loss condition documentation into claim packages where available.
Post-damage non-claim assessment covers two scenarios. First: storm damage below the insurance deductible, where owner needs independent repair scope without claim involvement. Second: pre-claim evaluation where owner wants to understand damage extent before deciding whether to file claim — sometimes the damage is less severe than it appears, sometimes it's more, and either determination affects claim filing strategy. For post-storm commercial damage, condition report workflow coordinates with emergency tarp and repair scope development.
For specialized facility types, condition reports include facility-specific assessments. Cold storage condition reports include vapor barrier assessment and thermal envelope analysis. Data center condition reports include rooftop cooling equipment integration and mission-critical leak-tolerance analysis. Pharma/biotech facility condition reports integrate GMP-adjacent zone assessment and validation impact estimation for future replacement planning.
Capital planning, pre-purchase due diligence, carrier documentation, multi-building portfolio assessment. 5-10 day standard delivery; 3-5 day expedited. NC, SC, GA, TN. Call for scope + timeline.