Commercial Roofing in Southfield, MI

Most commercial leaks start at the edges of things: open lap seams, flashing at rooftop units and curbs, pitch pans around pipes, and metal coping on parapets. A good repair call includes a moisture check around the leak. Water travels under a membrane and soaks the insulation, and a patch over wet insulation just moves the leak. Ask for photos of the repair and of anything else the technician saw on the way across the roof.

When the membrane is past repair, the choice is usually between three systems. TPO is a white single-ply with heat-welded seams. EPDM is black rubber with taped or glued seams. Modified bitumen is laid in rolls, torched or self-adhered, often with a granulated cap. InterNACHI's life estimates are 7 to 20 years for TPO, 15 to 25 for EPDM and about 20 for modified bitumen. The bigger decision is usually tear-off versus recover over the existing roof, and a moisture survey should settle that. Wet insulation has to come out either way.

A coating can add years to a membrane that's aged but still dry and attached, for less than a tear-off. It's a fit for big, simple roof areas like warehouses and flat-roofed retail, and a poor fit for a roof that's already wet underneath. Silicone versus acrylic, adhesion tests and moisture surveys are covered on the roof coating page.

The National Roofing Contractors Association recommends maintenance inspections at least twice a year, preferably spring and fall, plus after severe weather such as hail. A maintenance program turns that into a schedule. Drains and scuppers get cleared, sealant and flashing get checked, small repairs are made on the spot, and each visit is logged. The fall visit matters most in Southfield. A drain blocked with leaves in November is a frozen pond by January.

A condition report is what an owner, lender or board can act on. It should include a roof plan with each section's system and approximate age, photos tied to marked locations, the results of any core cuts or moisture survey, and repairs ranked by urgency with budget ranges. It's also the document to ask for before buying a building or renewing a long lease.

Apartment and condo complexes usually mix steep-slope shingle roofs with flat sections over breezeways and entries. A re-roof is often spread over several years. The useful thing to fix at the start is a single written specification: the same shingle line and color, the same underlayment, ice barrier and ventilation details for every building. Building four should then match building one, even when they're three budget years apart. Check your association documents for who is responsible for skylights, chimneys and roof penetrations over individual units before the bids come in.