4904 45 St, Rocky Mountain House, AB T4T 1P2, Canada
Inspection Address
4904 45 St, Rocky Mountain House, AB T4T 1P2, Canada
Inspection By
Chris McAllister
Inspection Date
June 7, 2025 at 7:54:19 p.m.
Existing Roof System
Describe the type and conditions of the various membranes types on the roof
The inspection commenced on the roof section located on the west elevation of the building, nearest to the adjacent 7-Eleven property. According to on-site personnel, this specific area has been the source of a significant and persistent leak for a considerable amount of time, and it was reported that no recent remediation work has been performed.
A critical finding upon initial observation is the complete absence of a finished roofing membrane on this portion of the building. The structural wood substrate is unprotected and directly exposed to the elements. Numerous penetrations through the deck were observed to be open and unsealed, leaving the interior vulnerable to water intrusion.
An apparent attempt at a temporary patch is visible, consisting of a liquid-applied sealant directly over what appears to be a type of felt paper on the wood deck. This measure is inadequate and has failed to prevent leaks. The current condition of this roof section is the direct cause of the active water intrusion reported by the client.id sealant on maybe a belt paper onto wood reference pictures
Interior Condition, Leaks, Insulation, Roof Deck Type
Collect pictures to help depict the issues presenting on the interior of the building, if accessible collect images of any below deck insulation and the roof deck type.
Further assessment of this west roof section revealed severe and widespread structural deficiencies. The entire surface is saturated with water, creating an unstable and hazardous platform. Walking across the area is extremely precarious, as the substrate is exceptionally soft underfoot. In several places, the decking has a pliable, rubber-like feel, indicating a complete loss of structural integrity.
These soft areas are indicative of voids beneath the surface where the water-soaked wood has begun to decay and collapse. Applying direct body weight to these compromised spots presents an immediate and significant fall-through hazard. It is the professional opinion of the inspector that the wood decking across this entire section is thoroughly soaked and compromised. Due to this advanced level of deterioration, this roof area must be considered unsafe for any foot traffic.
Attic/Crawl Space Inspection
Check vent/insul/deck/struct/plumb/wire/pests/moisture. Note damage, leaks, ventilation, & insulation. Photo any issues
The underside of the roof deck and the structural framing were not visible for inspection due to finished ceilings within the building. It is highly probable that this ceiling cavity contains batt insulation.
The type of insulation will significantly impact the extent of the damage. If pink fiberglass batt insulation was used, it is almost certain to be saturated, compromised, and will require full replacement. Conversely, if rock wool (mineral wool) insulation is present, it is largely water-resistant and may not require replacement, pending a visual inspection of its condition once the ceiling is opened. An interior assessment will be necessary to confirm the insulation type and determine the full scope of remediation required.
Exterior Roof Inspection
Exterior roof inspections assess the visible condition, including damaged shingles/tiles, leaks, flashing, and gutters. Flat roofs require close membrane scrutiny: blisters, cracks, seams, and ponding areas. Check for rot, mold, structural issues, ventilation, and chimney condition. Document findings with photos, noting membrane type and condition. Prioritize safety and thoroughness.
The larger expanse of the roof is in a state of critical failure. The surface exhibits numerous open seams, multiple soft spots, and visible air pockets or gaps beneath the top layer. Significant areas of standing water were observed across the roof.
The structural integrity of this roof is severely compromised, making it extremely hazardous. The substrate feels dangerously soft in multiple locations, similar to the conditions on the west roof section. Due to the profound safety risks, it was determined that no personnel should be on this roof. As a result, comprehensive photo documentation of every deficiency could not be completed without posing an unacceptable risk of falling through the compromised deck.
Upon inspection, it was evident that all roof penetrations are improperly sealed and exposed to the elements. This includes all plumbing vents and gooseneck stacks, none of which have a functional, watertight seal.
Evidence of past repair attempts is widespread but ineffective. A discarded bucket of mastic was found on the roof, and remnants of both mastic and MS Detail sealant are visible on various patches. It also appears an attempt was made to seal the roof using a white coating over a gray sheet material. This material seems to be a simple membrane placed directly over what is likely plywood sheathing, without the proper components of a complete roofing system. The overall assembly does not constitute a viable, long-term waterproof solution.
In contrast to the rest of the roof surface, the green metal flashing surrounding the perimeter is in relatively good condition. The metal itself appears intact and functional. However, the fasteners used to secure the flashing are aged and show signs of significant rust and corrosion, which could represent a point of failure in the future.
Exterior Roof Materials
Meticulous documentation of the existing roofing system is essential. For color, capture well-lit photos from various angles, noting manufacturer and color names. If unknown, compare physical samples to color charts under natural light. A cut test requires careful removal of a small section, noting material layers, thickness, and degradation. Photograph the cut and surrounding area, recording markings. Additionally, document insulation type (fiberglass, foam, etc.) and thickness. Record fiberboard composition and condition (water damage, delamination). Specify the vapor barrier type (polyethylene, kraft paper) and condition (tears, punctures). During the cut test, examine underlayment and roof deck type (plywood, OSB, etc.). Ensure thorough documentation of all materials for accurate matching and assessment.
Several small, peaked roof sections are finished with shingles, which appear to function only as ridge caps. There are seven such peaks on the property. While the wood shows signs of age and has become brittle, the shingles themselves have held up relatively well over time.
However, signs of damage and activity are present. The ridge caps show some visible damage, and there are multiple gashes in the underlying membrane in these areas. The presence of footprints indicates that these sections have been accessed, though their condition is still a concern. It is highly probable that the assembly in these locations is simply a rubber membrane placed directly over plywood, similar to other areas of the roof. (Reference attached photographs.)
Summary and Professional Recommendations
Based on the comprehensive findings of this inspection, it is my professional conclusion that the entire west roof section (referred to as Roof #1, closest to the 7-Eleven) is in a state of critical failure and requires immediate and complete replacement.
Recommendation:
A full roof tear-off down to the structural deck is necessary for this section. Once the existing materials are removed, the exposed wood decking and underlying joist/truss system will be inspected and repaired before any new roofing materials are installed.
The current substrate is exceptionally weak, saturated, and unsafe. It cannot safely support the weight of work crews or materials required for a re-roofing project and presents a significant safety hazard in its current state. All work should be approached with extreme caution.
