✓Hurricane wind reaches RaleighHurricane season runs June 1 to November 30. When Hurricane Fran came through in 1996, Wake County alone reported over $900 million in damage to homes and businesses. Wind lifts roof edges and flashing first.weather.gov
✓Spring hail in Wake CountyThe North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Hail can bruise a flat roof without damage you can see from the ground.climate.ncsu.edu
✓Summer heat on the roofNormal July highs at Raleigh-Durham sit near 91 degrees. A roof in full sun gets much hotter, and the daily heat and cool cycle works seams and flashing loose.weather.gov
✓No new roof over a wet oneNorth Carolina code does not allow a new roof over a water-soaked roof, or over a building that already has two roofs. The old roofing has to come off first.hendersoncountync.gov
Most commercial roof problems give warning before they turn into a big leak. Here is what to look for, where to look, and what each sign usually means. If you see any of these, call (984) 464-8602. We set up an inspection the same day you call.
Signs you can see from inside
Stained or sagging ceiling tiles. The most common first sign. Brown rings mean water has been there more than once. A sagging tile is full of water. Clear the area under it.
Drips during or after rain. Even a slow drip means water is already in the insulation. On a flat roof, the opening can be many feet from the drip.
Water marks on walls near the top. Streaks or stains near where the wall meets the roof often point to failed flashing at the parapet or edge.
Rust on the underside of the metal deck. Look up in warehouses and open-ceiling spaces. Rust stains or flaking on the deck mean water has been reaching it.
Musty smells or mold on the top floor. Wet insulation in a humid climate can lead to odors and mold.
Higher energy bills. Wet insulation stops insulating. If cooling costs jump with no other cause, the roof is worth a look.
Light through the roof. In a dark warehouse, any daylight you see through the deck or around a fan means a gap water can use too.
Signs you can see from the ground
Edge metal that is bent, loose or lifted. Roofs fail at the edges first in high wind.
Water pouring over the edge instead of through the gutters or drains. That usually means a clog on the roof.
Overflowing or sagging gutters. Full gutters back water onto the roof and into the walls.
Rust streaks running down the walls. On metal buildings, this often comes from rusting screws, laps or trim above.
Plants or moss on the roof. If something is growing up there, water and dirt are sitting where they should not.
Signs you can see on the roof
Only go up if you can do it safely. If not, let the inspector go.
Water that sits for more than a day or two after rain. Ponding water wears the surface, adds weight and finds any weak seam.
Seams lifting or splitting. The edge of one sheet pulling away from the next. Common on aging TPO and EPDM.
Blisters, bubbles and wrinkles. Bubbles under the membrane can mean trapped moisture or loose attachment.
Soft or spongy spots. If the roof gives under your feet, the insulation below may be wet or crushed.
Cracked, chalky or worn surface. The top layer is wearing away. Common after years of strong sun.
Flashing pulling away from walls, curbs and units. Gaps where the roof turns up a wall or around a rooftop unit.
Cracked pipe boots and open pitch pans. Every pipe and vent through the roof needs a tight seal.
Loose, rusty or missing screws on metal roofs. Dried-out washers and backed-out screws let water in at every one.
Dents, punctures and debris. After hail or wind, look for damage and anything that blew onto the roof.
Worn paths to rooftop units. Service techs walk the same line every visit. Worn spots there often leak.
Raleigh weather that should trigger a check
After a hurricane or tropical storm. Even storms much weaker than a hurricane can loosen edges and flashing.
After hail. Hail can bruise a flat roof without leaving damage you can see from below.
After a hot summer. Months of heat dry out seams and sealants. A fall check catches what summer wore down.
After strong thunderstorms. Gusty winds and heavy rain in short bursts test drains and edges.
Signs the roof may be near the end
Leaks keep appearing in new places, even after repairs
Large areas feel soft or show wet insulation
The roof has been patched many times
The surface is worn through in many areas
The roof is near the end of its expected life: about 15 to 30 years for TPO, 20 to 30 for EPDM, and 30 to 50 or more for metal, based on published industry ranges
A wet roof, or one with two roofs already on it, changes the price a lot, so it is good to know early. See the cost guide.
What to do when you see a sign
Take photos. Inside and out, with the date. They help the inspector and your insurance carrier.
Protect people and property. Move stock and equipment, catch drips, close off sagging ceilings.
Clear what you safely can. If a gutter or drain you can reach from the ground is clogged, clear it.
Call for an inspection. Call (984) 464-8602 or send the form. We set up your inspection the same day you call.
Inside, it is usually a stained or sagging ceiling tile, often near a wall, a column or a rooftop unit. On the roof, it is often water that sits for days after rain or a seam starting to lift.
Is one stained ceiling tile a big deal?
It can be. On a flat roof, water spreads through the insulation before it drips. One stain can mean a wide wet area above it. It is worth a check before the next big storm.
How do I know if my roof has storm damage?
Look for lifted or bent edge metal, debris on the roof, new leaks right after the storm, loose flashing and dents in metal. Hail damage on flat roofs is hard to see, so have it checked if large hail fell nearby.
How long can I wait after I see a leak?
Not long. Every rain adds water to the insulation, and wet insulation holds water for a long time in humid weather. Fixing a leak in the first weeks usually costs far less than fixing it after a season.
Is it safe for me to go on the roof to look?
Only if you have safe access, fall protection where needed, and the roof is dry and calm. Stay away from edges, skylights and soft spots. When in doubt, look from inside and from the ground, and let the inspector go up.
Are higher energy bills a roof sign?
They can be. Wet insulation stops insulating, so the building gains more heat in summer and loses more in winter. A sudden jump with no other cause is worth a roof check.