If you're a commercial property owner or facility manager, you've likely heard the advice: “Get your roof inspected regularly.” But what does that actually mean? Is every inspection the same? And how do you know you’re getting a thorough evaluation or just a quick walk across the rooftop?
The reality is that not all commercial roof inspections are created equal. They vary widely depending on who’s conducting the inspection, why it’s being done, the type of roof you have and what the deliverables are. Let’s unpack the key differences and what you should expect from a comprehensive inspection.
Types of Commercial Roof Inspections
Just like commercial roofs themselves, inspections come in different shapes and sizes. Here are the most common types you’ll encounter:
1. Routine Visual Inspections
These are the standard walk-throughs done once or twice a year, typically in the spring and fall, to assess the overall condition of the roof. Inspectors will look for:
- Ponding water
- Open seams or cracks
- Flashing failures
- Debris buildup
- Signs of wear and tear
- Interior ceiling stains
This is your basic preventive maintenance check and it’s essential for spotting early warning signs before they turn into costly repairs.
2. Storm or Event-Based Inspections
After a major storm involving hail, high winds or heavy snow, your roof could suffer unseen damage. A post-event inspection zeroes in on punctures, membrane tears, clogged drains or other issues caused by extreme weather. These inspections are often time-sensitive and critical for insurance documentation.
3. Detailed Roof Surveys
Going beyond a visual inspection, a roof survey includes:
- Core sampling
- Moisture detection (using infrared or nuclear testing)
- Measurement and CAD layout of the roof system
- Analysis of insulation and membrane layers
Surveys are typically performed when a building owner is considering a major repair, retrofit or complete replacement. They provide a technical foundation for planning and budgeting.
4. Warranty or Manufacturer Inspections
These are often required by the manufacturer to keep your warranty valid. They ensure that the roofing system was installed correctly and is performing to specification. Sometimes a manufacturer's rep or a certified contractor will conduct this inspection.
5. Third-Party Inspections
When neutrality is required for real estate transactions, dispute resolution or insurance claims, a third-party consultant can provide an unbiased evaluation. These are especially valuable when there’s uncertainty about the integrity of a previous repair or assessment.
Why They’re Not All the Same
Understanding the different types of inspections is one thing, but let’s dive into the factors that cause them to vary so much in practice:
Roof Type & Materials
Different roofing systems require different inspection protocols. For example:
- TPO and PVC roofs may develop membrane splits or seam failures.
- Metal roofs are prone to panel uplift and rust at fasteners.
- Built-Up Roofs (BUR) may hide issues like moisture between layers.
A good inspector tailors their approach to your specific system—not a one-size-fits-all checklist.
Age & Condition of the Roof
A 20-year-old roof nearing the end of its life cycle will demand a more in-depth inspection (and often a moisture survey) compared to a recently installed system. Inspectors should adjust their depth of analysis accordingly.
Purpose of the Inspection
Is it just preventive maintenance? Insurance verification? A presale condition check? The “why” behind the inspection shapes the scope and thoroughness.
Level of Reporting
Some inspections come with nothing more than a checklist and a few photos. Others include:
- Full CAD diagrams
- Core test results
- Infrared scan images
- Written recommendations
- Repair cost estimates
Knowing what kind of report you’ll receive and how actionable it is matters greatly.
What to Expect from a Comprehensive Inspection
At Roberts Roofing, we advocate for biannual inspections, ideally in the spring and fall, to align with seasonal transitions and prevent compounding issues. Our standard inspection includes:
- Walking the entire roof system
- Checking drainage and slope
- Examining penetrations, flashing, seams and edges
- Looking for signs of blistering, ponding or deterioration
- Interior ceiling checks for signs of leaks
- Photographic documentation
- A clear summary of findings and recommendations
For more complex needs, we also provide detailed surveys that incorporate technical assessments for budgeting and planning capital improvements.
Why This Matters
Failing to get the right kind of inspection—or worse, skipping them altogether—can lead to:
- Undetected leaks that escalate into structural damage
- Voided warranties due to noncompliance with manufacturer requirements
- Unexpected capital expenses when issues are caught too late
- Higher insurance premiums or denied claims
In contrast, a well-documented inspection history builds trust, especially during property transactions or budget reviews.
Final Takeaway: Ask the Right Questions
Before scheduling a roof inspection, ask:
- What type of inspection are you performing?
- What specific systems or materials will you be evaluating?
- Will you provide a written report with photos or measurements?
- Are you inspecting for warranty compliance?
- Do you offer recommendations or repair quotes?
These questions help ensure you're not just checking a box—but actively protecting your investment.
Ready to Schedule?
At Roberts Roofing, we don’t believe in cookie-cutter inspections. Whether you're looking for a routine evaluation or a technical roof survey, our expert team will tailor the process to your specific needs, roof type and long-term goals.
Contact Roberts Roofing online or call us at 440-638-5973 to get started with an inspection.