Commercial Roof Inspections in Orlando, FL

Capability

What the Inspection Documents

Zone diagram: Before the walk, we pull the building footprint and map it into roof zones — field, perimeter, corner — per ASCE 7 and FBC Chapter 15 definitions. This is the document that every photo and every deficiency finding gets keyed to. A deficiency report without zone references is useless when you try to schedule repair crews or present the finding to a manufacturer's warranty desk.

Membrane condition: We document membrane surface condition in each zone — granule loss on modified bitumen, seam integrity on TPO and EPDM, blister or delamination patterns, UV weathering grade. In Central Florida's high-UV environment, TPO membranes that are 8-12 years old often show surface crazing and seam opening that is not yet a leak but will be within two rainy seasons. We distinguish pre-failure from failure, and we provide the photo documentation to support the distinction.

Drainage: We walk every drain, check debris accumulation, confirm the drain is properly recessed below the surrounding membrane, and note any ponding patterns from the last significant rainfall if we can read them from the membrane surface or the drain ring deposits. Drain capacity is calculated against the roof area — Orlando's 100-year 1-hour rainfall intensity is 3.6 inches, which drives specific minimum drain sizing that we verify against what is actually on the roof.

FBC attachment details: At parapets, termination bars, perimeter edge metal, and expansion joints, we are checking the attachment methods and detail conditions that the Florida Building Code requires for the wind-uplift exposure category. Buildings constructed before the 2007 FBC cycle may have parapet and edge metal details that do not

Penetrations and flashings: Every HVAC curb, pipe penetration, skylight curb, and equipment pad gets documented. Curb flashings are the highest-frequency failure point on Central Florida commercial roofs — HVAC equipment vibration and thermal cycling combined with summer UV loading degrades curb flashings faster than field membrane.

Post-Inspection Report Format

The report we deliver is organized by zone and priority tier. Priority 1 items are active leaks or conditions where a significant rainfall event in the next 30 days will produce an interior water event. Priority 2 items are conditions that will produce a failure within the next 12 months under normal Central Florida weather patterns. Priority 3 items are documented conditions that need attention within the next capital cycle but are not imminent failures.

Each finding includes a photo reference keyed to the zone diagram, a description of the condition in plain language, the relevant FBC or manufacturer-warranty implication if applicable, and a rough cost band for the repair scope — so the building owner is reading one document, not three. We do not charge separately for the written report. If we walk your roof, you get the written output.

Inspection Cadence for Orlando Buildings

Buildings in their manufacturer warranty period should be inspected twice a year: once before the June hurricane season opens, and once after the October official close of season. This cadence produces a pre-season condition baseline and a post-season damage assessment, which is exactly what most manufacturer warranty desks require for warranty compliance. Missing a year of documented maintenance is the most common reason manufacturer warranty claims get contested.

Buildings out of their original warranty period should be inspected annually before hurricane season. At this point in a roof's lifecycle, the inspection is supporting capital planning, insurance documentation, and the decision timing on recover versus replace — not manufacturer warranty compliance.

After named storms or significant convective events — the classification we use is any rainfall event exceeding 3 inches in 24 hours or any wind gust event exceeding 60 mph at OIA — we recommend a triggered inspection within 60 days. The progressive damage pattern (membrane lifted at parapet, drain overloaded, repair from a prior event reopened under load) shows up in the first post-storm inspection but often closes before the interior leak event that would trigger an emergency call.

Frequently asked questions