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 8:08:05 p.m.
Existing Roof System
Describe the type and conditions of the various membranes types on the roof
Roof Section 3 - Rear (South) Lower Metal Roof
The inspection continued at the rear of the property on a lower roof section adjacent to a field with numerous trees. This section includes a metal roof.
A critical safety notice was given for this area: the metal roof is considered off-limits for foot traffic due to being structurally "very uneasy." As per this directive, a direct, hands-on inspection of the metal surface was not performed. A designated walkway is present; however, observations were limited from this path.
It was also noted that the trees surrounding this part of the building have not been trimmed for a significant time, with branches overhanging the roof. This can lead to debris accumulation and potential physical damage to the roof surface. (Please reference attached photographs for visual context.)
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.
A general inspection of the building's interior confirms that water intrusion is a severe and widespread issue. Evidence of active and past leaks was observed in numerous locations, affecting multiple floors of the property.
The distribution of the interior leaks is extensive and not isolated to a single area or contained only to the top floor. This indicates that water is migrating from the failed roofing systems down through the building structure. The presence of leaks on lower floors is a direct consequence of the systemic failures detailed in this report. A comprehensive, invasive investigation will be required to trace the water paths and determine the full scope of damage to ceilings, wall cavities, insulation, and structural components across all affected levels.
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.
Exterior Wall and Transition Areas
The inspection of this roof area included the adjoining vertical walls. Stucco attached to the transition with Roof Section 2 shows signs of stress, with cracks running in an upward direction. The scuppers and associated sealants on this upper wall section are also showing signs of failure and require attention.
Roof Membrane Condition and Deficiencies
This roof is covered with a gray SBS torch-down membrane, and its condition is extremely poor. The application is inconsistent and failing, with areas of extreme bleed-out adjacent to other sections with significant granule loss and no visible bleed-out. The membrane is severely deteriorated in multiple locations.
Numerous deficiencies were noted across the surface:
Improper Supports: All conduits and piping are improperly supported, with pieces of wood placed directly on the membrane to hold them up. This practice creates point loads and potential puncture risks.
Failed Patches & Incorrect Materials: Visible patches have been made, including an incompatible patch of TPO membrane material on top of the SBS system. This is an incorrect application and a likely point of failure.
Missing Curbs: Proper watertight curbs are missing from around roof penetrations.
Penetrations and Detailing
The detailing work on this roof section is critically flawed:
Vents and Flashing: A gooseneck vent has been sealed with an extreme amount of caulking, and incorrect flashing has been used. A kitchen vent is being supported by cinderblocks resting directly on the SBS membrane, causing damage and strain.
Drains and Contamination: The roof drains are clearly active with leaks. An extreme amount of grease, dirt, and grime is present, particularly around the kitchen vent, which appears to be saturating the membrane and potentially sinking into the wood substrate below.
General Condition and Debris
The entire roof area is in a state of disarray. There are extreme amounts of debris scattered everywhere, including dirt, organic material, discarded tools, and garbage, which are trapping moisture and accelerating the roof's deterioration. The surface has multiple curbs, deep scratches, and an uneven soft feel, indicating underlying issues.
Adjacent Roof Areas
This main roof is adjacent to a steep-slope section covered with green metal panels. Additionally, an area above the building's main sign appears to be covered with a matching green torch-down membrane material.
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.
Overall Conclusion and Final Recommendation
The inspection covered multiple distinct roof sections with various materials, including gray SBS torch-down membranes, a metal roof section, a TPO area, and incompatible TPO patches on SBS components, such as on a flange.
According to reports from on-site personnel, the severity of water intrusion varies by location, with leak severity ranging from extreme on the northernmost section to major, medium, and minimal on other areas. However, despite these varying degrees of failure, the findings of this inspection confirm that the entire building's roofing system is compromised. The combination of critically failed structures, aged and improperly installed membranes, incorrect material usage, and widespread water damage to the underlying substrates has created a systemic failure.
Spot repairs are not a viable option.
