Commercial Roof Repair in Orlando, FL

Interior stain mapping is the first step. We document the location and pattern of every interior stain or moisture intrusion point on the building's floor plan, then translate those locations to roof-level coordinates on the zone diagram. Stain pattern and roof slope direction together narrow the likely entry zone significantly before we set foot on the membrane.

Roof surface investigation follows: we walk the entire roof, not just the area above the stain. On TPO and EPDM roofs, we run a seam probe at every lap joint in the suspect zone — a 5-lb test wheel that reveals unsealed or delaminated seams invisible to visual inspection. On modified bitumen and BUR roofs, we probe lap joints and flashings for loss of adhesion. On any roof where we suspect saturated insulation, we take moisture cores in the wet zone and in representative dry zones for comparison.

Penetration flashings at HVAC curbs, pipe boots, and conduit penetrations are the most common single source of commercial roof leaks we find in the Orlando market. The thermal expansion and contraction cycle in Central Florida — 95°F peak surface temperatures in summer, 38°F low-temp nights in winter — stresses unconditioned roof flashings at rates that cause separation at the curb-to-membrane joint within 10-15 years even on properly installed systems. We probe every penetration flashing in the suspect zone.

Membrane lap seam repairs: On TPO and PVC systems, failed lap seams are rewelded with a hot-air tool and covered with a compatible flashing membrane strip. On EPDM, failed seams are cleaned, primed, and reinforced with EPDM lap sealant and a seam cover strip. We do not accept a visual-only seam repair without probe testing — a seam that looks repaired but tests soft will fail again within a season.

Penetration flashing replacement: We remove the failed pipe boot or HVAC curb flashing, clean the substrate to bare membrane, and install a new manufacturer-compatible flashing detail. For HVAC curbs, we use pre-formed curb flashing kits from the membrane manufacturer where available — they carry a defined warranty path and are compatible with the existing system's chemistry.

Parapet and edge metal repair: Separated edge metal is removed, the substrate is inspected for moisture infiltration, and new FBC-compliant edge metal is installed to the current code details. If the separation caused membrane damage at the perimeter, that zone of membrane is replaced.

Every repair project, regardless of scope size, closes out with the same documentation package: a before-and-after photo set keyed to the roof zone diagram with GPS coordinates, a written scope summary describing what was found and what was done, a material certification confirming that all repair materials are compatible with the existing system, and a note on whether any conditions observed during the repair scope indicate a broader system issue that the building owner should be aware of for capital planning.

For buildings with manufacturer warranties in force, we provide the documentation in a format compatible with the manufacturer's warranty-maintenance reporting requirements. A repair that is not documented correctly — or that uses incompatible materials — can void the warranty on the sections adjacent to the repair, not just the repair itself. In the Lake Nona Medical City campus, the Winter Park Class A office market, and the Maitland corporate corridor, where buildings often carry active NDL warranties, this documentation discipline is not optional.

If the repair scope triggers an FBC permit threshold — Florida's 25% rule, under which replacing more than 25% of a roof system requires full code compliance — we flag this in writing before starting work and manage the permit process through the relevant jurisdiction. Orange County Building Division, the City of Orlando Building Division, and the City of Winter Park each have slightly different threshold interpretations for repair-versus-replacement triggering; we know the distinctions.

We map interior stains to roof coordinates, then work backward using slope direction and water-travel patterns under the membrane. On TPO and PVC, we seam-probe every lap joint in the suspect zone. On BUR and modified bitumen, we probe flashings and lap joints for adhesion loss. On systems where we suspect moisture migration, we take moisture cores to determine how far the wet zone extends. We find the entry point before we repair, not after.

Yes, if the repair uses compatible materials and is documented correctly. Every major TPO, EPDM, and PVC manufacturer has a documented repair protocol — materials, primer, method, and documentation requirements. We follow those protocols and provide the documentation that keeps the warranty intact. Using non-compatible materials or an undocumented repair method can void the warranty on adjacent sections, not just the repair point.

Minor repairs — isolated flashing replacement, a single seam repair, a single penetration — typically fall below the permit threshold. Larger repair scopes that involve replacing more than 25% of the membrane area, or that trigger the FBC 25% rule in the specific jurisdiction, require a permit. We assess the permit requirement before every project and manage the permit process when it is required.

Downtown Orlando and International Drive buildings get crews on-site within 4 business hours for an emergency dry-in. We carry emergency repair materials on service vehicles — tarps, temporary roof cement, EPDM lap sealant, and drain-plugging kits — to stop active water intrusion the same visit. The documented repair scope follows after the building is stabilized.

Our project managers will trace the leak source, document every finding, and write a repair scope before any material goes on the roof — so you know what was done and why it will hold.