9909 96 Ave, Peace River, AB T8S 1H5, Canada
Inspection Address
9909 96 Ave, Peace River, AB T8S 1H5, Canada
Inspection By
Chris McAllister
Inspection Date
March 7, 2025 at 4:14:20 p.m.
Existing Roof System
Describe the type and conditions of the various membranes types on the roof
The initial assessment of the roof reveals a gray, torch-applied SBS modified bitumen membrane with one drain, two scuppers, and six penetrations. A significant portion of the roof, exceeding 50%, is currently submerged under 1 to 2 inches of standing water, indicating inadequate drainage. While the scuppers appear to be functioning slightly better than the drain, the latter seems to be situated at a high point, hindering its effectiveness. A considerable amount of organic debris and garbage is present on the roof surface, including various screws and hardware left behind by previous tradesmen. The wall flashing and its fasteners are in good condition, as are the vent flashings and their associated fasteners and caulking. Overall, the primary concern is the extensive ponding water, which is likely contributing to premature deterioration of the roofing membrane.
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.
Access to the building's interior was not available during this inspection.
Attic/Crawl Space Inspection
Check vent/insul/deck/struct/plumb/wire/pests/moisture. Note damage, leaks, ventilation, & insulation. Photo any issues
Access to the building's interior, including any attic or crawl space, was not available during this inspection.
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.
While the roof is generally in acceptable condition, several areas of concern were noted. Visible blistering is present on the SBS torch-down membrane, which could lead to 'fish mouthing' if not addressed. One such 'fish mouth' wrinkle blister was observed near a scupper with standing water, likely indicating the source of the current leak. This will be temporarily repaired using mastic to stop the leak and fill the opening. Additionally, a B-vent penetration near the drain is submerged under 2 inches of water, potentially causing issues in the future. The overall condition of the torch-down SBS membrane, which is gray in color, is fair, but the identified issues require attention to prevent further damage. (Refer to pictures.)
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.
A cut test was performed to analyze the roof's composition. The test revealed a multi-layered construction: a torch-applied SBS modified bitumen membrane over ISO insulation, which sits atop a built-up roofing (BUR) system. The BUR consists of tar and gravel over 1 to 2 inches of fiberboard, all installed on a wood deck. (Refer to pictures.)
Additional Observation:
During the inspection, a visible 'fish mouth' defect was observed at the scupper. This opening has been filled with mastic to prevent immediate water intrusion.
