A comprehensive roof survey report should do more than state that a roof is in “good” or “poor” condition. For a commercial property, the report should provide a clear, evidence-based picture of the roof system, identify existing deficiencies, explain potential risks, and outline recommended repairs, restoration, or replacement. A well-prepared report can also support property acquisition, budgeting, insurance discussions, financing, and long-term capital planning.
A useful framework is consistent with the principles of commercial property condition assessments, including ASTM E2018, which emphasizes site observations, document review, identification of physical deficiencies, and opinions of probable repair costs.
1. Property and Roof Information
The report should begin with basic identification information, including the property address, building type, inspection date, inspector or roofing company, and areas included in the survey. It should identify the number of roof sections and, where available, the approximate roof areas.
The report should also describe the roofing system, such as:
- TPO, PVC, EPDM, modified bitumen, BUR, metal, or other systems
- Approximate installation date
- Number of existing roof layers
- Insulation type and condition, where observable
- Roof deck type, where known
- Manufacturer and warranty information, if available
2. Inspection Scope and Limitations
A professional report should clearly explain what was and was not inspected. It should state whether the inspection was visual, whether roof areas were safely accessible, and whether concealed conditions were excluded.
Limitations are important because a standard roof survey is not necessarily a destructive investigation or structural engineering assessment. ASTM E2018 recognizes that the appropriate level of due diligence varies according to the property’s purpose, age, risk tolerance, and other factors.
3. Detailed Roof Condition Assessment
The core of the report should document the actual condition of the roof. The inspector should evaluate membrane or roofing materials, seams, flashings, penetrations, drains, gutters, downspouts, edge metal, coping, curbs, rooftop equipment, and visible roof-to-wall transitions.
For low-slope commercial roofs, the survey should also identify ponding water, drainage problems, membrane deterioration, open seams, punctures, blisters, splitting, exposed reinforcement, surface wear, and previous repairs.
Where accessible, the condition of the roof deck should also be considered. Signs such as deflection, soft spots, movement, corrosion, or water-related deterioration may require additional investigation.
4. Photographs and Roof Plans
Photos are one of the most valuable components of a roof survey report. The report should include both overview photographs showing the condition and location of roof areas and close-up photographs documenting specific deficiencies.
Whenever possible, photographs should be labeled with locations and corresponding observations. A roof plan or marked-up aerial image can make it much easier for property owners and facility managers to locate each problem.
5. Deficiencies, Causes, and Risk
Each significant deficiency should explain what was observed, where it was found, its likely cause when reasonably determinable, and the potential consequence if left uncorrected.
For example, an open membrane seam should not simply be listed as “damaged.” The report should identify its location, document it with photographs, explain the potential for water intrusion, and indicate the appropriate corrective action.
6. Repair and Replacement Recommendations
The report should distinguish between routine maintenance, minor repairs, restoration opportunities, and conditions that may justify full roof replacement. Recommendations should be prioritized by urgency.
A useful report may categorize items as immediate, short-term, and long-term actions so owners can make informed maintenance and capital-planning decisions.
7. Remaining Service Life and Budget
Finally, a comprehensive survey should provide an informed estimate of remaining useful service life, subject to the limitations of a visual assessment. It should also provide budgetary cost considerations for recommended repairs, restoration, or replacement when appropriate.
Shieldline Roofing’s Expert Opinion
A comprehensive roof survey report should identify the property and roof areas inspected, roofing system and apparent age, inspection scope and limitations, observed conditions, drainage, flashings, penetrations, equipment, photographs, deficiencies, recommended repairs, remaining service life, and budgetary replacement considerations. For acquisition or capital planning, it should also distinguish observed conditions from assumptions and clearly document areas that were inaccessible.
Our Key Insights
ASTM E2018-24 establishes a baseline process that combines walk-through observations, document review, interviews, and opinions of costs for remedying physical deficiencies. Its Property Condition Report provisions also address executive summary, scope, survey findings, documentation, and qualifications. A comprehensive roof survey should therefore provide enough evidence and limitations for another decision-maker to understand the conclusions.
Why a Comprehensive Roof Survey Matters
A strong roof survey report turns an inspection into a practical decision-making document. It gives building owners, property managers, buyers, lenders, and investors a documented understanding of roof condition, risks, priorities, and potential future expenditures. For commercial properties, that information can be critical when deciding whether to repair, restore, or replace an existing roof.
For a professional commercial roof survey, Shieldline Roofing can evaluate existing roof conditions and help determine the most practical path forward based on the roof’s current condition, performance, and long-term needs.
Related Questions
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- What is the difference between a basic and a comprehensive maintenance plan?
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