9913 101 Ave, Peace River, AB T8S 1E1, Canada
Inspection Address
9913 101 Ave, Peace River, AB T8S 1E1, Canada
Inspection By
Chris McAllister
Inspection Date
March 5, 2025 at 8:48:52 p.m.
Existing Roof System
Describe the type and conditions of the various membranes types on the roof
The existing roofing system is a built-up roof (BUR) with a pea gravel ballast surface. Multiple vents and penetrations are present, some active and some inactive. A previous repair, performed by Bulletproof Roofing, utilized a gray, torch-applied SBS modified bitumen membrane. Notably, all visible metal components and fasteners exhibit signs of rust and are recommended for replacement. A comprehensive cleaning to remove accumulated debris and general garbage is strongly advised.
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 Inspection - West Side Thrift Store, South Wall:
The initial inspection of the west side of the building, specifically along the south wall, revealed significant water damage. Visible water stains, areas of concern, and saturated drywall were observed. One particular area exhibited a substantial accumulation of water, evidenced by the presence of multiple collection buckets. The primary source of this water intrusion appears to be a hatch, potentially compounded by previous roof leaks. Photographic documentation has been obtained for reference.
Roof Penetrations and Ceiling Condition:
Further assessment revealed numerous abandoned hatches and vents, which have been capped off at the roof level and repurposed for electrical conduits. In the large west-side room, minimal water staining was observed on the ceiling tiles. However, water stains were noted around penetration points in the tile ceiling. The lower section of the building's middle north side, featuring drop-down foam tiles, showed no current signs of water damage.
Main Affected Area - Center of Building:
The most severely affected area is located in the center of the building, near the back door and south-side main exit. All drywall has been removed, exposing the roof deck and revealing extensive staining and rotting wood. This area corresponds to a previous repair performed by Bulletproof Roofing on the roof's top side. It is strongly recommended that this entire area, including any affected roof deck, be completely replaced.
Overall Building Condition:
The majority of the thrift store's interior is in good condition. The primary areas of concern are concentrated in the center of the building, with the affected areas measuring approximately 10 to 12 feet by 10 to 12 feet."
Attic/Crawl Space Inspection
Check vent/insul/deck/struct/plumb/wire/pests/moisture. Note damage, leaks, ventilation, & insulation. Photo any issues
Continuation of Interior Inspection - East Side:
The interior inspection continued on the east-north side of the building, which adjoins a residential property to the commercial business below. A visual inspection of the drain indicated it was in good working order. Minimal water staining was observed on the ceiling tiles, with the primary affected area located on the northeast side of the building. This area corresponds to the location where the signage walkway connection was previously addressed. The visual inspection of this section was then concluded.
Valley Health/Vape Store Area:
The backside of Valley Health, which houses a vape store on the east side of the building, showed no visible water stains. Only one minor corner tile, adjacent to the street near our signage, exhibited potential issues.
Northeast Corner Leak Investigation:
The primary area of concern for the east side of the building is located on the northeast corner. Access to this area was obstructed by ice at the time of inspection. The client reported a leak and affected areas running down the north-east side wall, extending into their portion of the building below the signage where ice was present.
Affected Area Recommendations:
The affected areas will require replacement, as patching is not a viable long-term solution. The extreme softness of the substrate indicates guaranteed wood replacement is necessary.
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.
"Previous BulletProof Repair Area:
The area previously repaired by BulletProof Roofing appears to be performing well. No visible penetrations or 'fish mouthing' were observed. Minor blistering was noted in affected areas of damp fiberboard, along with minimal spots where protective poly sheeting remains. Overall, the drain and workmanship are in order, with only minor standing water present. The overall assessment of this area is good.
East Side Building - Residential/Commercial:
The east side of the building, featuring residences above commercial shops, utilizes a pea gravel ballast over a built-up roofing (BUR) system. A fiberboard wrap-around deck/walkway by the windows is holding substantial amounts of frozen water. All previous repairs performed by BulletProof Roofing are currently obscured by ice. While drains are in working order, they are not effectively functioning due to improper slope, particularly in the area near the signage. The ground is extremely soft. All pitch pockets have been previously topped up by BulletProof Roofing, but heavy standing ice remains. Wire cement blocks holding signage are structurally leaning eastward, as previously discussed. Professional assessment strongly recommends complete roof and roof deck replacement, or at minimum, a section of the building. The surface is very soft and unstable underfoot. Photographic documentation has been obtained.
West Side Building - Thrift Store and Adjoining Businesses:
The west side of the building, where the thrift store and other businesses connect, also features a pea gravel BUR system with fiberboard. Many areas are extremely soft, with standing water and uneven surfaces. Penetrations are present, requiring detailed assessment. The overhang roof over the walkway, including curbs supporting signage, is in need of complete replacement. All metal components and fasteners are deteriorated, and visible penetrations are being pushed back.
West End - Thrift Store:
The furthest west portion of the thrift store building appears to be in the best condition. The pea gravel surface is properly sloped and draining. Metal flashings should be replaced, and all metal flashings should be caulked. Overall, a comprehensive cleanup to remove garbage and debris from this roof section is necessary."
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.
The roof exhibits an excessive number of penetrations, exceeding 50 in total, including vents, HVAC units, plumbing stacks, hatches, and remnants of previous access points. An additional 12+ penetrations are located on the highest roof section. The previously identified area of concern, featuring larger 4x4-foot metal flashings, which had been sealed with mastic at all corners, appears to be effectively preventing water intrusion. No visible water, pooling, ice, or frost was observed in these areas. However, due to the overall condition and the sheer volume of penetrations, a complete roof replacement, including the installation of a slope package to improve drainage, is strongly recommended.
