Storm checks, leak checks, budget planning and pre-purchase roof checks for warehouses, offices and retail. Your inspection is set up the same day you call.
We connect property owners in Raleigh and nearby areas, including Research Triangle Park, Durham, Cary, Morrisville, Apex and Holly Springs, with one independent local commercial roofing specialist.
What it costs
Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Inspection for repair or replacement workSet up the day you call
Most flat roof problems start small and out of sight. By the time water hits the ceiling tiles, it has often been in the insulation for weeks.
A roof inspection finds that early. Call (984) 464-8602 or send the form. We set up an inspection with a local commercial roofing contractor the same day you reach us. You get photos of what they find and a written estimate for anything that needs fixing.
When to get an inspection
After a storm. High wind, a hurricane, a tropical storm or hail.
When you see a leak or a stain. Even a small one.
Before you buy or lease a building. So you know what the roof will cost you.
Before a budget meeting. So you can plan repairs or a new roof over the next few years.
Twice a year as routine. Spring and fall are the usual times.
After other trades were on the roof. HVAC, solar, signs or cell equipment crews can damage a roof without noticing.
When a warranty is about to end. So you can get covered problems fixed while you still can.
What a good inspection covers
On the roof:
Seams across the whole roof
Flashing at walls, parapets, curbs, units, pipes and vents
Drains, scuppers, gutters and downspouts
Edge metal and copings
Soft spots, blisters, wrinkles and ponding areas
Punctures, cuts and worn traffic paths
Hail bruises, dents and storm damage
Rooftop equipment and how it sits on the roof
Skylights and roof hatches
Inside the building:
Ceiling stains, wet tiles and drips
Deck rust, sagging or water marks
Where inside leaks line up with the roof
What you should get:
Photos of each problem, with a note on where it is
A plain-language summary of the roof's condition
A written estimate for any repair, with each item priced
A rough idea of how many years the roof has left
Ask for all of these up front. A good inspector will not mind.
Finding wet insulation
On a flat roof, the biggest hidden cost is wet insulation. Water gets in through a small opening and spreads under the membrane. The roof looks fine from the top. Underneath, the insulation is soaked.
Wet insulation does three bad things. It stops insulating, so energy bills go up. It adds weight. And it keeps feeding leaks long after the opening is fixed.
Inspectors find it in a few ways:
Infrared scans. Done after sunset. Wet areas hold heat longer and show up on the camera.
Core samples. A small cut through the roof to look at the layers and feel the insulation. The cut is patched right after.
Moisture meters. Handheld tools that read moisture in spots.
Knowing where the roof is wet changes the whole plan. It decides whether you can repair, coat or need a new roof.
Storm checks in Raleigh
Hurricanes. Hurricane season runs June 1 to November 30. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. Tropical storms that are much weaker can still lift edges, loosen flashing and blow debris into a roof.
Hail. The North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Hail damage on a flat roof is hard to see from the ground and sometimes hard to see from the roof. A trained inspector knows what bruising looks like.
Thunderstorms. Summer storms bring strong gusts and heavy rain in short bursts. They test drains and edges more than any other weather.
After a storm, act quickly. Many insurance policies have time limits for reporting damage. Dated photos from soon after the storm make a claim much easier.
Heat and wear
Normal July highs at Raleigh-Durham sit near 91 degrees, based on National Weather Service climate normals. Roofs in full sun get much hotter. Heat ages seams, sealants and flashing year after year. A routine check catches the wear before it lets water in.
About these prices
The price table on this page shows typical ranges from a published commercial roof inspection cost guide. It is not a quote. Sale and lease inspections, written condition reports for lenders, and full infrared surveys are usually paid services. Ask the contractor what is included before the visit.
Who does the inspection
Raleigh Commercial Roofs is a lead referral service. We connect you with one independent local commercial roofing contractor. That contractor inspects the roof and writes the estimate. You decide whether to hire them for any work.
Projects of $40,000 or more in North Carolina need a contractor licensed by the North Carolina Licensing Board for General Contractors.
Call (984) 464-8602 or send the form. We set up your inspection the same day you call. Want to check your roof yourself first? See the signs your roof needs attention.
Frequently asked questions
How much does a commercial roof inspection cost?
An inspection set up through Raleigh Commercial Roofs for repair or replacement work is free to you. Stand-alone inspections for a sale, a lease or a full moisture survey are often paid. Published guides put those at about $200 to $1,500 or more per visit, and infrared scans at about $0.05 to $0.12 per square foot.
How often should a commercial roof be inspected?
Twice a year is the common advice, usually in spring and fall, plus after any major storm. In Raleigh, a fall check before winter rains and a spring check after hail season fit the weather well.
What does an inspector look for?
Seams, flashing at walls and rooftop units, drains and gutters, edge metal, the roof surface, signs of wet insulation, and damage from storms or foot traffic. Many also check the inside for stains and the deck for sagging.
Can I use the inspection for an insurance claim?
The photos and notes can support your claim. Ask the inspector for dated photos of each problem and a short written summary. Your insurance carrier will usually send their own adjuster too.
What is an infrared roof scan?
An infrared camera picks up heat differences on the roof, usually after sunset. Wet insulation holds heat longer than dry insulation, so wet areas show up on the image. Small core samples confirm what the camera finds.
Do I need to be there?
Not always. The inspector needs roof access, which may mean a key, a ladder or a roof hatch. If you want to walk the roof with them or see the inside leaks, set a time together.
Should I get a roof inspection before buying a building?
Yes. A roof is one of the most costly parts of a commercial building to replace. An inspection before you close tells you what the roof needs and helps you price it into the deal.