A roof inspection tells you how much life your roof has left, where water is getting in or likely to, and what to fix first. We inspect flat commercial roofs and sloped residential roofs, and we look at the roof as part of the building: the attic or ceiling space, drainage, rooftop equipment and the details where most leaks start.
Why inspect a roof before it leaks
By the time water shows up on a ceiling, it has usually been getting into insulation, decking or framing for some time. Canadian roofs also deal with snow, ice dams, freeze-thaw cycles and strong sun, all of which wear the membrane and flashings. A regular inspection finds open seams, failed flashings, blocked drains and soft decking while the repair is still small.
Inspections are also useful at specific moments: before buying a building, after a hailstorm or heavy snow season, before a warranty runs out, and when planning a replacement so you can budget with real information.
What we look at
- Roof covering: membrane, shingles, metal or other coverings, and signs of blistering, splitting, granule loss, ponding or wear.
- Flashings and details: parapets, walls, curbs, penetrations, skylights, chimneys and roof edges.
- Drainage: roof drains, scuppers, gutters, downspouts, overflow paths and areas where water ponds.
- Rooftop equipment: curbs and supports for rooftop units, exhaust fans and piping, and damage caused by service traffic.
- Attic or roof space: insulation, ventilation, moisture, frost, staining and condition of the deck where it can be reached.
- Interior signs: ceiling stains, damaged tiles, and leaks reported by occupants, traced back to likely sources.
- Snow and ice: drifting areas, ice dam history and signs of heavy load, such as sagging or cracking.
How it works
- Understand the concern. We ask why you need the inspection: a leak, a purchase, a budget, a warranty or a storm.
- Gather history. We review what you know about the roof's age, past repairs, warranties and drawings.
- Safe access. We plan roof access and fall protection for the roof type. Where a roof cannot be walked safely, we inspect from ladders, edges or with other means and say so in the report.
- Inspect the roof and below it. We look at the roof surface, details, drains and equipment, then the attic or ceiling space underneath.
- Recommend next steps. If moisture inside the roof system is suspected, we can recommend further testing such as cores or moisture surveys and coordinate it.
- Report. You receive a written report with photographs, a marked-up roof plan where useful, and prioritized recommendations.
What you get
- An assessment of the roof's overall condition and the main problem areas
- Photographs of each finding with its location
- Priorities: urgent repairs, maintenance items and planning items
- Notes on attic ventilation and insulation where they affect the roof
- Guidance on when to repair and when to plan for replacement
Common findings and what usually causes them
Most of what an inspection turns up falls into a handful of patterns. Knowing the likely cause matters, because a repair that treats the symptom tends to fail again.
| Finding | Common causes |
|---|---|
| Open seams or split membrane | Age, thermal movement, poor welds or adhesion at installation, foot traffic |
| Failed parapet or curb flashing | Sealant used in place of proper flashing, flashing too short, movement between wall and deck |
| Ponding water | Blocked or high drains, deck deflection, insufficient slope or tapered insulation |
| Damage around rooftop units | Service traffic, dropped tools and panels, no walkway pads |
| Granule loss or curling shingles | Age, hail, poor attic ventilation overheating the roof deck |
| Frost or staining in the attic | Warm, moist air leaking up from the house, blocked soffit vents |
What to have ready before the visit
- The roof's approximate age, and the installer's name if you know it
- Any roofing warranty, with its terms and expiry date
- Records of past repairs and where they were made
- A list or marked plan of where leaks have appeared inside, and when
- Roof drawings or a roof plan for larger buildings
- Safe access: a roof hatch, ladder or key to the stair penthouse, and attic access for houses
A typical case
A property manager has a single-storey retail building with ceiling stains in two units that keep coming back after each repair. On the roof, the inspector finds the membrane in fair condition overall, but the parapet flashing along one wall has been sealed over several times and is open at the corners. There is also ponding near a drain partly blocked by debris and a strainer that has gone missing. The stained units sit downslope of the parapet, not under it, which fits water running along the deck before it drips through. The report recommends proper reflashing of the parapet rather than more sealant, clearing and fitting a strainer to the drain, and a moisture survey to find out how much insulation is wet before deciding between repair and partial replacement.
Stay off the roof in winter. Snow hides skylights, edges and weak spots, and icy membranes are slippery. If you are worried about snow load or ice, call a qualified person rather than going up yourself, and keep people out of areas below a roof that is visibly sagging.
Who it's for
- Property and facility managers responsible for flat commercial roofs
- Buyers and lenders looking at a building's capital needs
- Condominium boards planning roof replacement
- Homeowners with leaks, ice dams or an ageing roof
Learn more before you book
Start with the signs your roof needs an inspection and how flat and sloped roof inspections differ. For winter problems, read about ice dams and snow loads on roofs. On flat roofs, roof drains and ponding water is worth reading. To book, call 1-833-888-0091 or email contact@ehzee.ca.
Common questions
How often should a roof be inspected?
Many owners have commercial roofs looked at in spring and fall, and after major storms. For homes, an inspection every few years and after hail or a hard winter is common. The right interval depends on the roof's age, type and history.
Can you find the source of a leak?
Often, yes. Water can travel a long way before it appears inside, so we trace it from interior signs back to likely entry points on the roof. Some leaks need further testing to confirm.
What happens after the inspection?
The report gives you a prioritized list you can take to roofing contractors. We can help you turn it into a scope of work, review contractor proposals against it, and check the finished repairs.