Commercial Roof Inspections
The roof system is the single most important part of the building envelope and once installed often goes ignored for years. The average lifespan of a commercial roof is 7 years but with a proper maintenance program the life span can be increased 3 times this. Many commercial flat roof systems develop leaks within the first 2 years due to improper installation. Other factors are design problems or lack of maintenance. Once insulation becomes wet it can take decades to dry out. Wet insulation becomes a thermal conductor accelerating heat loss or gain on the conditioned air space it is meant to protect from the environment.
This causes materials on the roof system to degrade and fail prematurely and even threaten the structural integrity of the system. It is recommended that both a visual and thermal inspection be done every 3 years and after any major weather event such as severe thunderstorms with hail or high winds. Damage by a roof leak can be very costly if left undetected.
Thermal imaging can pinpoint roof leaks and save the building owner from installing an entire roof by only replacing the effected areas saving thousands of dollars.
We preform thermal inspections on commercial roofs and confirm our findings with an in depth report and photographs.
Our inspections are independent, impartial and confidential.
This thermal image was taken of a new commercial roof installation before the interior of the building was even completed. This was a direct result of improper installation. If this roof was not inspected with our infrared camera this leak could have gone undetected for years costing thousands of dollars in damage. A visual inspection alone may not have found this water infiltration problem.
Cap flashing on flat roof area leaking directly over an exterior light fixture. This could not be seen with a visual inspection but we catch these types of hidden problems all the time with our infrared inspections.
EPDM installed over mineral surfaced roll roofing. This is not a recommended installation. It is always recommended to remove the existing roofing material to check the substrate, flashings and insulation for moisture or deterioration.
During the day the roof system is heated by solar loading, after sunset the dry areas of the roof cools off while areas of trapped moisture retain heat. These areas are easily detected with our infrared camera.
Age of the roof does not matter; we have found leaks on newly completed systems.
By using infrared we can pinpoint the wet areas so that repairs can be made on the affected areas saving money by not having to replace the entire roof system.
Water infiltration into the roof assembly must be addressed immediately, damage to the roof system will only get worse with time. Due to the freeze thaw cycle in the Northern climate damage increases rapidly. If left undetected this will lead to damage in other parts of the building structure and possibly the buildings contents.
Residential Roof Inspections
Residential roof inspections are very important. Your roof system requires maintenance like any other part of your home. It can make a big difference in the roof lasting 10 years or 30 years. With the cost of asphalt roofing materials going up twice a year it has become a major expense to replace the roof system. We look for proper installation of the roofing material, valleys, chimney flashing, kick out flashing, wall flashing, and manufacturing defects,
We do accurate identification of weather damage caused by high winds and/or hail. It's easy to ignore your roof until a major problem occurs but a roof inspection can catch many problems before they turn into something larger.
The Gardner Company is a full service roofing contractor, we do all types of steep slope roofing applications and offer third party unbiased roof inspections.
reports come with visible light photographs and thermal imaging where appropriate.
We preform roof inspections on residential properties and confirm our findings with an in depth report and photographs, reports come with visible light photographs and thermal imaging where appropriate.
Our inspections are independent, impartial and confidential.
We also look in the attic. This thermal image shows warm moist air entering the cold attic space. This causes condensation, frost and mold. This is one of the factors needed to build ice dams. Check out the Ice Dam Algebra formula in our blog. We check out the attic space and run ventilation calculations to see if your home is properly ventilated, insulated and all vertical air paths are sealed.
These two words will send some contractors scrambling hundreds of miles in the dead of night to work a 6 square block area with 30 other contractors to write insurance jobs.
Some of these contractors will do a good job but the truth remains they are not from your area. How long will it take a crew to drive back up to repair your roof if something happens?
Or did they rent a small office space after the storm and get a phone number from your area so they can say they are local. It is always a good idea to get your roof inspected before you give them the last RCV payment. If you want to know if they are really local ask to see their drivers license.
Caution! as of January 1st 2014 it is now illegal in the state of Wisconsin for a contractor to offer to pay your deductible or compensate you in any way to sign his contract. This is called the storm chaser law.
This was an attempt at installing new flashing at the chimney. Although I must admit the farther you stand back the better it looked. The roofer came back after my report and reinstalled the flashing the correct way. We feel when a homeowner pays thousands of dollars for a roof it should be installed properly.
Sometimes we don't even get off the ladder before we find problems. This roofer didn't pull off the backer on the ice and water shield. The whole point of this product is to adhere to the sheathing to help eliminate ice dam backups and leaks into your home.
The end of this valley did not make it all the way down so the roofers figured it was good enough with just the starter strip at the bottom. This was a new roof installation and the homeowner was questioning the workmanship and called us. This roof had many other problems and the roofing company had to come back and make repairs on a brand new roof.
Kickout flashing's for some reason are the least understood part of a roof system. Although they are required by building code very few roofers have even seen one. They are needed anywhere a roof intersects with a wall to kick the water away from the siding. As you can see in the picture above a kickout flashing was not installed and rotted out the wall. This particular problem is a real epidemic on homes all across America and with our infrared camera we can spot this before it gets too far.
Soil stack flashing, stink pipe, vent pipe or as we called it in the roofers union "sandwich warmer". As you can see in the photo it has a gap between the lead ring and the PVC pipe. Lead top flashing's are made for cast iron pipes. Neoprene flashing's are made for PVC pipes like the plumbing pipe in the photo.
This type of flashing can be used for PVC pipes but at least order one for the right pitch and make sure it fits. Roofs are not waterproof they are made for shedding water not gathering it.
Architectural shingle with extreme granule loss in less than one year. This is a manufacturing defect and can adversely effect the life expectancy of the roof system. This roof was completely replaced at the cost of the manufacturer.