Commercial Roof Maintenance Program Management in San Antonio

What Goes Into Each Inspection

Every maintenance inspection produces a written report. The report format is specific enough to satisfy manufacturer warranty documentation requirements - which means it covers drain flow condition, seam probe results at any suspect areas, flashing condition at all penetrations and parapets, ponding pattern observations, and photo documentation keyed to a roof zone diagram. A narrative that says 'roof is in good condition' does not satisfy a GAF or Carlisle warranty desk. A zone-by-zone inspection report with probe results and photos does.

The drain inspection is one of the highest-value items on the maintenance checklist for San Antonio buildings. San Antonio limestone karst soil generates fine particulate that accumulates in internal drains faster than the national maintenance guides assume. A drain that is 50% blocked does not cause problems in an average rainfall year - but during a Gulf moisture event that dumps five inches of rain in four hours on the South Side, a partially blocked drain can back up and put standing water on a roof that has never had ponding. We clear drains at every inspection and document flow rates.

Flashing inspection at penetrations and parapets is the second critical item. San Antonio's thermal cycling - daily swings of 30 to 40 degrees Fahrenheit even in summer, and the extreme swings during Uri-type freeze events - works flashing sealants and termination bars in ways that moderate climates do not. We probe every flashing termination and document any open laps or sealant failures. A sealant failure caught at the October inspection is a $200 repair. The same failure found after the February rain season is a $15,000 interior damage claim.