Roof Inspection – Roof Condition Inspection
Certified Roof Inspection Report








Our licensed professional engineers and roof inspection specialists have been involved in roof inspection, roof
maintenance and roof replacement for many years and helped thousands of building owners and property
managers effectively manage their roofs. Our licensed professional engineers and roof inspection specialists are
well experienced with all types of roof systems, including conventional built-up, modified bitumen, TPO, PVC, EPDM
and all types of shingles. Also our licensed professional engineers and roof inspection specialists develop and
tender complete roof repair specifications, and offer construction review services to ensure the highest quality

Our experienced qualified & certified roof inspectors provide detailed in-depth
roof condition inspection reports to
Building Owners, Condominium Corporations and Property Managers in Greater Toronto Area including, Ajax,
Aurora, Barrie, Belleville, Bolton, Brampton, Burlington, Caledon, Clarington, Cobourg, Etobicoke, Georgetown,
Guelph, Hamilton, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Peterborough,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby and Woodbridge. Our
certified roof inspectors offer recommendations based on the current condition of the roof and roof components
and remaining  life expectancy of the roof.

Since our expert roof inspectors are not affiliated with any roofing manufacturers or contractors, they provide
trusted, unbiased and independent professional  roof inspection report. .Whether it be a new roof, a re-roof project,
or simply a matter of roof repairs, our professional roof inspectors can investigate potential problem areas and
recommend proper solutions.

Our roof inspection  includes:
  •  Inspection of current condition of the roof and its major components including roof surfacing, roof flashing,
    counter flashing, expansion and control joints, ventilation, mechanical curbs, roof deck,  skylights, chimneys,
    and roof penetrations
  •  Inspection of roof drainage and evaluation of the slope of the roof and requirement for additional drains is
    determined to prevent ponding. .
  •  Estimated remaining useful life of the roof covering
  •  Detailed list of roof deficiencies, including the roof components that require immediate repair and/or
  •  Recommendations for required short term and long term roof repairs or replacement.
  •  Cost estimate for significant items for budgeting purposes
  •  Narrative roof inspection report of current condition of the roof

In a triple net lease, the tenant pays the landlord rent, property taxes, fire insurance, and the tenant’s share of
maintenance expenses for the property. The cost for future property taxes and fire insurance can be reasonably
estimated, But estimating and budgeting for future
roof maintenance costs can be difficult without a professional
roof inspection.

We provide Expert Roof Inspection certified by Licensed
Professional Engineers in Ontario with more than 25 years of
Roof Inspection experience.

Our Roof Inspection Reports are acceptable to any Banks in

Our Roof Inspection Report includes cost effective preventive
roof maintenance recommendations to assist building owners,
condominium corporations and property managers..

Whether you own your first commercial property or an experienced investor who owns several buildings, owning a
commercial property is a very important financial commitment. Since the repairs and/or replacement of roof on a
commercial building can be very costly, knowing the actual condition of the roof is very important. During our
professional roofing inspection we use state of the art diagnostic tools and equipment for non- invasive analysis.
Our expert commercial roofing inspection report provides an overview of the condition of the roof and its
components. Our roof inspectors are dedicated to help the owners of industrial, commercial, institutional and
residential buildings with their due diligence to make sound decisions. Our professional roof inspectors provide
important maintenance advice and follow up support. We guarantee that our well experienced and qualified roof
inspectors will give you their very best effort.  Our professional roof inspector’s mission is to look out for the best
interest of the owner by inspecting every roof as if we are the ones owning the building. Our professional roof
inspectors’ commitment to our clients has allowed us to become a leader in the roof inspection industry. Our
certified professional roof inspectors’ experience and reputation sets us apart from all the rest!
For your biggest investment you need roof inspection experts!

Our well experienced, qualified & certified roof inspectors have completed thousands of commercial, industrial,
institutional & residential roof inspections including commercial strip plazas, apartment buildings, industrial
warehouses, manufacturing plants, office buildings and restaurants in Ontario including  Ajax, Aurora, Barrie,
Belleville, Bolton, Brampton, Burlington, Caledon, Clarington, Cobourg, Etobicoke, Georgetown, Guelph, Hamilton,
Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Peterborough, Pickering,
Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby and Woodbridge.
Our roof inspectors  perform a quality oriented roof inspection rather than a time and cost limited one. Our roof
inspectors offer a thorough roof inspection and superior quality narrative roof inspection report, not just a check list
roof inspection report of items inspected, at reasonable price! You need the best lawyer or doctor to save you from
disaster; similarly you need the best roof inspector. To become a good roof inspector requires many years of roof
inspections and learning from each and every roof inspection. Our roof inspectors know the value of their
experience, reputation, qualifications, talent, attention to detail, the time and detail of the roof inspection, the quality
of the written roof inspection report, the extent of consulting and advice that are provided, and charge accordingly.
If the roof inspection turns up little wrong with the roof, you have bought peace of mind for few hundred dollars! If
the roof inspection finds serious problems, your roof inspection fee could ends up saving you tens of thousands of

A flat roof lasts longer if it is properly maintained. Unless a old tar and gravel roof has been neglected for too long
and there are many problems in many areas, a built up roof of tar, paper and gravel will last 20–30 years. There
are built-up roof systems in place dating to the early 1900s.

Typical flat roof maintenance includes getting rid of ponding water, typically within 48 hours. This is accomplished
by adding roof drains or scuppers for a pond at an edge or automatic siphons for ponds in the center of roofs. An
automatic siphon can be created with an inverted ring shaped sprinkler, a garden hose, a wet/dry vacuum, a check
valve installed in the vacuum, and a digital timer. The timer runs two or three times a day for a minute or two to start
water in the hose. The timer then turns off the vacuum, but the weight of water in the hose continues the siphon
and soon opens the check valve in the vacuum. The best time to address the issue of ponding water is during the
design phase of a new roofing project when sufficient falls can be designed-in to take standing water away. The
quicker the water is got off the roof, the less chance there is for a roof leak to occur.

Periodically, a formal moisture survey should be done in addition to the normal roof inspection. There are three
major types of moisture survey systems used, none of which actually measures water. All of them measure
properties of the roof materials that change when there is water present.
  •   An infrared scan measures the amount of heat retained or lost through the insulation. Wet insulation
    transmits heat better than dry materials. Thus, the infrared camera will pick up the higher levels of heat
    radiated by wet materials. Inverted system and loose laid ballasted single ply membranes cannot be infrared
    scanned successfully.
  •   Nuclear isotopic meters work by sending hydrogen ions into the roof system and counting the number that
    bounce back. Because water has two hydrogen ions in every molecule, the number of ions counted
    increases significantly when water is present in the roof.
  •   Electrical capacitance and resistance meters measure the ability of roof materials to conduct electricity.
    They work on the principle that wet materials conduct electricity better than dry ones do.

Each of these testing methods has limitations. The roof inspector should determine their applicability to a particular
roof before they are used. It is worthwhile to have a formal moisture survey done at least once every five years.

All roofs should be inspected semi-annually and after major storms. During the winter the cold, storms and
precipitation contributes to the demise of the roof. During the summer the solar UV radiation is higher, and the roof
is subjected to high heat and to thermal shock due to sudden cooling during summer rains. Particular attention
should be paid to the flashings around all of the roof top penetrations. The sharp bends at such places can open
up and need to be sealed with plastic cement, mesh and a small mason's trowel. Additionally, repairs to lap seams
in base flashings should be made. 90% of all roof leaks and failure occur at the flashings. Another important
maintenance item, often neglected, is to simply keep the roof drains free of debris. A clogged roof drain will cause
water to pond, leading to increased "dead load" weight on building that may not be engineered to accommodate
that weight. Additionally, ponding water on a roof can freeze. Often, water finds its way into a flashing seam and
freezes, weakening the seam.

For bitumen-based roof coverings maintenance also includes keeping the tar paper covered with gravel, an older
method, currently being replaced with bituminous roofing membranes and the like, which must be 'glued' in place so
wind and waves do not move it causing scouring and more bare spots. The glue can be any exterior grade glue like
driveway coating.

Roof maintenance also includes fixing blisters (delaminations) or creases that may not yet be leaking but will leak
over time. They may need experienced help as they require scraping away the gravel on a cool morning when the
tar is brittle, cutting open, and covering with plastic cement or mastic and mesh. Any moisture trapped in a blister
has to be dried before being repaired.

Roof coatings can be used to fix leaks and extend the life of all types of flat roofs by preventing degradation by the
sun (ultra-violet radiation). A thickness of 30 dry mils is usually preferred and once it is fully cured, you will have a
seamless, watertight membrane.

Asphalt is an aliphatic compound and in almost all cases a byproduct of the oil industry. Some asphalt is
manufactured from oil as the intended purpose, and this is limited to high quality asphalt produced for longer
lasting asphalt built-up roofs (BUR). Asphalt ages through photo-oxidation accelerated by heat. As it ages, the
asphalts melt point rises and there is a loss of plasticizers. As mass is lost, the asphalt shrinks and forms a surface
similar to alligator skin. Asphalt breaks down slowly in water, and the more exposure the more rapid the
degradation. Asphalt also dissolves readily when exposed to oils and some solvents.

There are four types of roofing asphalt. Each type is created by heating and blowing with oxygen. The longer the
process the higher the melt-point of the asphalt. Therefore, Type I asphalt has characteristics closest to coal tar
and can only be used on dead level surfaces. Type II, is considered flat and can be applied to surfaces up to 1/4 in
12 slopes. Type III, is considered to be "steep" asphalt but is limited to slopes up to 2 in 12, and Type IV is "special
steep". The drawback is, the longer it is processed, the shorter the life. Dead level roofs where Type I asphalt was
used as the flood and gravel adhesive has performed nearly as well as coal tar. Asphalt roofs are also sustainable
by restoring the lifecycle by making repairs and recoating with compatible products. The process can be repeated
as necessary at a significant cost savings with very little impact on the environment.

Asphalt built-up roof is made up of multiple layers of reinforcing plies and asphalt forming a redundancy of
waterproofing layers. The reflectivity of built up roofs depend on the surfacing material used. Gravel is the most
common and they are referred to as asphalt and gravel roofs. Asphalt degradation is a growing concern. UV-rays
oxidize the surface of the asphalt and produces a chalk-like residue. As plasticizers leach out of the asphalt,
asphalt built up roofs becomes brittle. Cracking and alligatoring inevitably follows, allowing water to penetrate the
system causing blisters, cracks and leaks. Compared to other systems, installation of asphalt roofs is energy-
intensive (hot processes typically use LP gas as the heat source), and contributes to atmospheric air pollution
(toxic, and green-house gases are lost from the asphalt during installation).

Ethylene Propylene Diene Monomer is a synthetic rubber most commonly used in single-ply roofing because it is
readily available and simple to apply. Seaming and detailing has evolved over the years and is fast, simple and
reliable with many membranes including factory applied tape, resulting in a faster installation. The addition of these
tapes has reduced labour by as much as 75%.

It is a low cost membrane, but when properly applied in appropriate places, its warranted life-span has reached 30
years and its expected life-span has reached 50 years.

There are three installation methods: ballasted, mechanically attached, and fully adhered. Ballasted roofs are held
in place by large round stones or slabs. Mechanically attached roof membranes are held in place with nails, and
are suitable in some applications where wind velocities are not usually high. A drawback is that the nails penetrate
the waterproof membrane; if correctly fastened the membrane is "self-gasketing" and will not leak. Fully adhered
installation methods prove to give the longest performance of the three methods.

The most advanced EPDM has been combined with a polyester fleece backing and fabricated with a patented hot
melt adhesive technology which provides consistent bond strength between the fleece backing and the membrane.
This has resulted in largely eliminating shrinkage of the product, whilst still allowing it to stretch up to 300% and
move with the building through the seasons. The fleece improves puncture and tear resistance considerably and .
045 mil EPDM with a fleece backing is 180% stronger than .060 mil bare EPDM. Fleece backed EPDM has a tear
strength of 39.9N/mm compared to 13.1N/mm of that without the fleece reinforcement, more than 3X the strength of
non-reinforced membranes

Modified bitumen
A bitumen is a term applied to both coal tar pitch and asphalt products. Modified Bitumens were developed in
Europe in the 1970s when Europeans became concerned with the lower performance standards of roofing asphalt.
Modifiers were added to replace the plasticizers that had been removed by advanced methods in the distillation
process. The two most common modifiers are APP (attactic polypropylene) from Italy and SBS (styrene-butadiene-
styrene) from France. The United States started developing modified bitumen compounds in the late 1970s and
early 1980s.

APP was added to asphalt to enhance aging characteristics and was applied to polyester, fiberglass, or polyester
and fiberglass membranes to form a sheet good, cut in manageable lengths for handling. Usually applied by
heating up the underside of the roll with a torch provided a significant fire hazard and was outlawed in some
municipalities when buildings caught fire and some burnt to the ground. Another problem developed when a lack of
standards allowed some manufacturers to produce goods with amounts of APP insufficient to enhance the aging

SBS is used as a modifier for enhancing substandard asphalt and provides a degree of flexibility much like rubber.
It also is applied to a myriad of carriers and produced as a sheet-good in rolls that can be easily handled.

SEBS – (styrene ethylene butadiene styrene) is a formulation increasing flexibility of the sheet and longevity.

PVC (vinyl) membrane roofing
Polyvinyl Chloride (PVC) membrane roofing is also known as vinyl roofing. Vinyl is derived from two simple
ingredients: fossil fuel and salt. Petroleum or natural gas is processed to make ethylene, and salt is subjected to
electrolysis to separate out the natural element chlorine. Ethylene and chlorine are combined to produce ethylene
dichloride (EDC), which is further processed into a gas called vinyl chloride monomer (VCM). In the next step,
known as polymerization, the VCM molecule forms chains, converting the gas into a fine, white powder – vinyl resin
– which becomes the basis for the final process, compounding. In compounding, vinyl resin may be blended with
additives such as stabilizers for durability, plasticizers for flexibility and pigments for color.

Thermoplastic is heat-welded seams form a permanent, watertight bond that is stronger than the membrane itself.
PVC resin is modified with plasticizers and UV stabilizers, and reinforced with fiberglass non-woven mats or
polyester woven scrims, for use as a flexible roofing membrane. PVC is, however, subject to plasticizer migration. (a
process by which the plasticizers migrate out of the sheet causing it to become brittle.) Thus a thicker membrane
has a larger reservoir of plasticizer to maintain flexibility over its lifespan. PVC is often blended with other polymers
to add to the performance capabilities of the original PVC formulation, such as KEE – Keytone Ethylene Ester. Such
blends are referred to as either a CPA – Copolymer Alloy, or a TPA – Tripolymer Alloy.

Vinyl roofs provide an energy-efficient roofing option due to their inherently light coloring. While the surface of a
black roof can experience a temperature increase of as much as 90 degrees under the heat of the full sun, a white
reflective roof typically increases only 5–14 degrees Celsius (10–25 degrees Fahrenheit).

Vinyl membranes can also be used in waterproofing applications for roofing. This is a common technique used in
association with green, or planted, roofs.

Flexible Thermo Polyolefin- correct acronym for the product TPO "Flexible"-retains flexibility "Thermo"-can be
reheated again and again, does not cure". "Polyolefin"-a polymer produced from a simple olefin. Flexible Thermo
Poly-Olefin is the exact physical and chemical name given to the product "TPO" Thermo Plastic Olefin. Although
TPO exhibits the positive characteristics of other Thermo Plastics, it does not however have any "plasticizers"
added to the product like other Thermo plastics. This mis-categorization made sense when the product was
introduced in the early 1990s and was unproven in the industry. TPO was categorized with thermo plastic
membranes that were similar in look and performance but were far from their real chemical and physical
characteristics of the TPO membrane. TPO was formulated to fix all the problems associated with other Thermo
plastic membranes. Having no plasticizers and chemically being closer to rubber but having better seam, puncture,
and tear strength, TPO was touted to be white weldable rubber of the future. From 2007-2012 reported sales of
TPO roofing products by all six major US manufacturers report materials and accessories sales quadrupling all
other flat roofing materials. Gross sales of TPO membrane roofing in US exceed all other flat roof types combined.
TPO's rapid market acceptance over the last twenty years by contractors, architects, engineers, and the market in
general shows it is living up to its original purpose and it's here to stay. TPO is also being touted as the green
solution as it is safer for installers and recycles 100% without chemical byproduct. TPO
- Thermoplastic Polyolefin
single-ply roofing can be fully adhered, mechanically fastened, or ballasted. TPO seam strengths are reported to
be three to four times higher than EPDM roofing systems. This is a popular choice for "Green" building as there are
no plasticizers added and TPO does not degrade under UV radiation. It is available in white, grey, and black. Using
white roof material helps reduce the "heat island effect" and solar heat gain in the building.

Asphalt Composite Shingles - For Sloped Roof
Replace with Algae Resistant Architectural Shingles (Not Standard 3 Tab Asphalt Singles) - When replacing
shingles, install ice and water shield, replace all flashings and check the sheathing for damage.

We prepare comprehensive specifications for roof replacement to meet the building owner’s or condominium
property management's criteria for performance and budget considerations. Proper specifications for roof
replacement saves thousands of dollars due to the competitive bidding process where qualified contractors submit
tenders for the same scope of work.
Our Roof Replacement Service includes
  •    Review of existing roof
  •    Prepare comprehensive of specifications for roof replacement
  •    Onsite meeting with roofing contractors. Issuance of addenda and change orders as necessary
  •    Perform the periodic field reviews of roof replacement to assess contractor performance and quality of the
    work, and to ensure compliance with specifications and contract documents.

Whether a reroofing or a re-cover project, roofing is a complex subject. Among the many issues are determining
what is on a roof, how it is used, how poor drainage will be corrected, how obsolete rooftop equipment will be
removed, and whether the remaining curbs and penetrations will have sufficient clearance so that additional
thermal insulation, if needed, can be added.

If there is no one in-house with the capability to make these determinations, then a qualified roof inspector may fit
the bill for building owners, condominium corporations and property managers.. The roof inspector, in turn, may
recommend a structural analysis if the weight of the new roof system will be significantly heavier than what is there
(i.e., a ballasted roof system). If there is a suspicion that asbestos may be found in or under the existing systems,
the consultant may recommend checking this out well before the reroofing begins, usually by a confirming
laboratory analysis.

The roof inspector's observation will include:
  • verification of condition of roofing materials stored on-site and compliance with specification documents;
  • attendance at pre-job, progress and final inspection meetings and
  • presence at manufacturers’ site inspections;

Roof inspectors determine whether the roof work is being performed in a manner that, when fully completed, will be
in accordance with the roofing contract documents.

Our certified roof inspectors perform evaluations of existing roofs, plan roof design solutions, prepare roofing
construction documents, perform forensic roof inspections, monitor roof construction, and serve as expert
witnesses. Our expert roof inspectors possess a broad base of practical knowledge about the roofing industry at

Our roof inspectors strive to ensure that the project is constructed according to the contract documents. Our roof
inspectors work to ensure that proper application procedures are followed, and that criteria for validation of
manufacturer’s warranties are met. Our roof inspectors have training, experience and familiarity with the project
requirements and products being installed. Our roof inspectors have thorough understanding of the manufacturer’s
materials and installation requirements.

Some roofing contractors may fear that the roof inspector's presence is a distinct threat to the smooth and rapid
completion of a roof project. Others welcome qualified observation, inspection and assessment, knowing that by
announcing this quality assurance process in bid documents, competitors are forewarned not to low-ball the
bidding, as they will not be able to cheat on materials and workmanship to make it up.

The most significant factor contributing to  staggering amount of financial commitment towards roof
maintenance and replacement is the lack of a comprehensive pro-active approach towards extending
the service life of the existing roof. Establish an inspection schedule to anticipate trouble areas in the
early stages. Minor problems can be identified and corrected before roof leaks cause serious and
costly damage to the roof system and interior of the building. A regular roof inspection can greatly
increase a roof’s lifespan and give building owners peace of mind. Roof inspections along with
preventive maintenance are ongoing tasks that should not be neglected by the building owners. We
recommend having your roof inspected regularly. Roof is one of those items that is out of sight, out of
mind. Detecting a potential roof leak and identifying the more-subtle problematic areas early enough
can prolong the useful roof covering life. The cost of a visual roof inspection is minimal when
compared to the amount of money required to replace an entire roof. Our professional commercial roof
inspectors identify immediate and long-term necessary roof repairs and provide recommendations for
remedial actions and the costs associated with.

Our roof inspectors have the  “BSSO” - Building Science Specialist of Ontario designation -   Elite
group of building science professionals dedicated to the implementation and effective use of, Building
Science Principles in the Construction Industry of Ontario.  Our roof inspectors also have the RRO
(Registered Roof Observer) designation, which is given only to the best in the roof inspection
business.  Our professional Roof Inspectors are dedicated to continually upgrade their knowledge and
education by attending professional educational commercial roof inspection seminars, conferences
and meetings, every year.

Our Roof Inspection Specialists service Greater Toronto Area including Ajax, Aurora, Barrie, Belleville,
Bolton, Brampton, Burlington, Caledon, Clarington, Cobourg, Etobicoke, Georgetown, Guelph, Hamilton,
Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Peterborough,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Bowmanville  
and Woodbridge.

Visual Commercial Roof Inspection by Professional Certified Roof Inspector
$375 plus $35 per 1,000 sq ft
Certification by Our Licensed Professional Engineer: Add $395

Infrared Scanning
$275 plus $25 per 1,000 sq ft

Inventory roof system components and photographic documentation
$275 plus $25 per 1,000 sq ft

Roof CAD drawing of perimeter with perimeter details
$275 plus $25 per 1,000 sq ft

Core cut analysis of the roof assembly with photographic documentation $495

Detailed roof CAD drawing mapping roof penetrations, details & deficiencies
$275 plus $35 per 1,000 sq ft

Residential Homes
Single Storey $175        Two Storey $225
Attic Inspection: Add $50

Professional Engineers Ontario - Certificate of Authorization # 100205934
416 332 1743  (24/7)
Text Message: 416 727 8336
Our Roof Inspection Specialists service Greater Toronto Area including Ajax, Aurora, Barrie, Belleville,
Bolton, Brampton, Burlington, Caledon, Clarington, Cobourg, Etobicoke, Georgetown, Guelph, Hamilton,
Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Peterborough,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Bowmanville  
and Woodbridge.