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 8:21:21 p.m.
Existing Roof System
Describe the type and conditions of the various membranes types on the roof
Southernmost Section
The final area covered in this inspection is the southernmost roof section of the building. The following report details the observations and condition of this area.
Subject: Tar and Gravel Roof Section (RTU Area)
A separate, small roof section was also inspected. This area has a built-up roofing system, consisting of hot-mopped tar with a pea gravel surface for UV protection. According to the inspector, this is the smallest of all the roof sections.
At the time of the inspection, there was active work being performed on the rooftop units (RTUs) located in this area.
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
A general inspection of the building's interior confirms that water intrusion is a severe and widespread issue, impacting multiple floors.
The damage is most significant on the third floor, where every room at the end of the building is compromised by water leaks. This damage has cascaded to lower levels, with corresponding water intrusion and damage now evident on the second floor as a direct result of the failures on the third floor.
The distribution of these leaks confirms a systemic failure of the roofing systems. A comprehensive, invasive investigation will be required to trace all water paths and determine the full scope of damage to ceilings, wall cavities, insulation, and structural components across all affected levels of the building.
Attic/Crawl Space Inspection
Check vent/insul/deck/struct/plumb/wire/pests/moisture. Note damage, leaks, ventilation, & insulation. Photo any issues
Inspection Limitations
A comprehensive visual inspection of the underlying roof deck and structural support system (i.e., trusses or joists) could not be performed from the interior. This was due to the presence of finished ceilings throughout the building, which obstruct the view of the attic space and roof assembly from below. All observations of the attic were limited to the immediate vicinity of the small access hatch.
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.
According to on-site personnel, this area has the most minimal leaks compared to the rest of the building. The roofing system is a built-up assembly with a pea gravel surface. While this section has the fewest primary penetrations, it does support a significant number of rooftop fans and other units (RTUs).
Component Conditions
Despite reports of minimal leakage, the components on this roof are in poor condition:
Metal Flashing: The perimeter metal is in very poor condition, exhibiting multiple cracks, dents, and holes. It is clear that patches and replacements have been attempted many times.
Drains: The drains are older but appear to be holding up. However, they have been excessively patched with mastic over the years, indicating a history of performance issues.
Roof Field: The pea gravel on the surface appears relatively new compared to the age and condition of the other roof components. Despite this, there are multiple areas where the underlying roofing felts are exposed. Given the deteriorated state of the perimeter flashing, it is the inspector's professional opinion that the corners of this roof are highly probable sources of water intrusion.
(Please reference the 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.
Final Conclusion and Recommendations
This comprehensive inspection has identified multiple roofing systems across the property, including built-in gutter systems that will require a significant amount of skilled metal work to repair or replace. Observations were made of a tar and gravel roof where the pea gravel appeared newer and cleaner than the underlying mop-down application, as well as extensive metal work adjacent to steep slope sections.
A critical finding is the presence of voids within the building's structure where water has collected and appears to have no proper path for drainage. This trapped moisture is a major contributor to the widespread water damage and poses a significant risk to the long-term structural integrity of the building.
The issues are systemic and present across all inspected areas. Therefore, addressing individual leaks or patching single sections will not resolve the underlying failures.
Final Recommendation:
Based on the totality of these findings, a full roof replacement is required for all four primary roof sections. This is the only recommended course of action to correct the extensive list of deficiencies, eliminate the pervasive water intrusion affecting multiple floors, and ensure the safety and viability of the building.
(Please reference all attached photographs to support these findings.)
