4904 45 St, Rocky Mountain House, AB T4T 1P2, Canada

Inspection Address

Inspection By

Chris mcallister

Inspection Date

June 7, 2025 at 8:01:19 p.m.

Existing Roof System

Describe the type and conditions of the various membranes types on the roof

Roof Section 2 (Adjacent to North Section)

This report pertains to the roof area located immediately south of the northernmost roof section (previously inspected as Roof #1). With the building being oriented on a north-south axis, this is the second major roof segment from the north end. While this area reportedly has fewer active leaks than the northernmost section, water intrusion is still a recurring issue.

The existing roof system is a two-ply SBS (Styrene Butadiene Styrene) torch-down membrane, gray in color. The installation appears to be quite old and was completed with exceptionally poor workmanship, which is the primary cause of its current deficiencies.

Workmanship and Deficiencies

The quality of the installation is substandard throughout the entire section. Specific issues observed include:

Poor Application: The torch-down membrane was applied unevenly, with crooked runs visible across the roof surface. There is a notable lack of uniformity in the bleed-out from the seams; some areas show intense, excessive bleed-out while others have none at all, indicating improper heat application during installation.
Detailing Failures: The craftsmanship on crucial details is extremely poor. This includes improperly cut materials, poorly constructed corners, and inadequate stripping. In many cases, the stripping does not extend far enough to create a proper seal.
Membrane Integrity: Multiple defects are compromising the membrane's waterproofing capability. These include numerous voids, air bubbles, gaps, and splits in the material. There are also sections with significant granule loss, which exposes the underlying asphalt to UV degradation.
Penetrations: The gooseneck vents penetrating the roof have not been properly detailed with built-up curbs, which is a significant deviation from proper roofing standards.

These widespread installation defects have resulted in a compromised and unreliable roofing system. (Please reference the attached photographs for a detailed depiction of these conditions.)

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.

Interior Assessment

An interior inspection of the property revealed evidence of widespread water intrusion. Active and past leaks were noted in multiple locations throughout the building, manifesting as water stains on ceiling tiles, damaged drywall, and other signs of moisture.

The distribution of the interior leaks is extensive and not isolated to a single area. This confirms that the failures observed across both Roof Section 1 and Roof Section 2 are resulting in significant water damage to the building's interior. A comprehensiveinvestigation will be required to determine the full scope of damage to insulation, and potential structural components during membrane replacement.

Attic/Crawl Space Inspection

Check vent/insul/deck/struct/plumb/wire/pests/moisture. Note damage, leaks, ventilation, & insulation. Photo any issues

Attic Space and Access Constraints

Access to the upper roof levels is gained via a small ladder hatch that opens into a compact attic crawl space. The hatch also serves as the egress point for crawling out onto the roof surface.

The attic space itself is very small, with severely limited height that restricts movement and maneuverability. These dimensional constraints will make it difficult to stage tools, equipment, and materials for any necessary repair work. It is anticipated that projects requiring the transport of significant materials or heavy equipment to the roof will necessitate the use of a crane, which should be considered when planning for future work.

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.

Surface and Substrate Condition

While this roof section is comparatively easier to walk on than the northernmost roof, it still presents significant structural concerns. There is a noticeable inconsistency in the feel of the deck underfoot, with multiple areas that are clearly unable to support a person's full weight. These soft spots are indicative of rotted or water-damaged wood in the underlying substrate.

The wood deck is particularly soft and compromised around the plumbing stacks. Walking on the roof requires caution, as the waterlogged condition of the wood can be felt through the membrane in several locations.

Deficiencies and Previous Repairs

A visual inspection of the surface revealed numerous deficiencies stemming from both the initial poor installation and subsequent repair attempts. Key findings include:

Granule Loss: There is heavy accumulation of loose granules piled up in corners and low spots. Large areas of the membrane are missing so many granules that the underlying felt is exposed to direct sun and potential UV degradation.
Improper Detailing: Gooseneck vents and gum boxes (junction boxes) are set too low and are not detailed correctly. In one instance, a piece of wood is being used to prop up a pipe from an HVAC unit, with the wood resting directly on the membrane. Curbs have not been built around penetrations, which is a major deviation from standard roofing practice.
Failed Sealants: Caulking and other sealants, including MS Detail, have been used in many areas in an attempt to patch leaks. This indicates a history of performance issues. Evidence of a past core test was also observed, confirming that the roof has undergone multiple repairs.

Even though Roof Section 2 is in marginally better condition than Roof Section 1, it is still a failing system with a compromised substrate and a deteriorating membrane that is well past its service life. (Reference attached photographs for a detailed record of these findings.)

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.

Summary of Findings and Required Actions

A comprehensive review of the entire roofing system, including all sections and components, has identified numerous systemic failures.

Gooseneck Vents & Plumbing Stacks: All gooseneck vents lack proper, built-up curbs. The existing plumbing stacks are aged and require full replacement to ensure a lasting seal.

Shingled Peaks: The shingles on the roof peaks are in fair condition, but the ridge caps are deteriorating and must be replaced.
Perimeter Flashing & Drains: The green metal perimeter flashing is in acceptable condition. The roof drains, while still functional, are old and should be replaced as part of a full system replacement.
Rooftop Unit Curbs: The curbs supporting the rooftop HVAC units appear to be in adequate condition.

Final Assessment and Recommendation

It is not possible to isolate the water intrusion issues to one or two specific points of failure. The inspection concludes that the entire roofing system is compromised. The property suffers from a combination of critically failed sections (Roof #1), poorly installed and deteriorating membranes (Roof #2), and widespread water damage to the underlying structural decking. The roof is actively leaking in multiple locations, allowing water to find its own path into the building's interior.

Spot repairs or partial replacements are not viable or recommended solutions, as they will not address the systemic nature of the problems.