Roof Asset Management Program in Oklahoma City, OK.

What We Inspect and Document on Each Visit

Every inspection visit produces a structured condition record for the building's permanent roof asset file. Field inspection covers: membrane condition across all zones (field, flashings, seams, penetrations, parapets), drainage performance (drain bowls, overflow drains, scupper condition, active ponding zones), rooftop equipment condition (curb flashings, equipment base condition, foot-traffic impact zones), and parapet and wall flashing condition. Every inspection item is rated on a consistent condition scale — Good, Fair, Poor, or Failed — and photographed at the location shown on the building's roof zone diagram.

For portfolio accounts covering ten or more OKC-area buildings, we use a standardized data capture template so condition records are directly comparable across buildings and across inspection years. An owner with assets in downtown Bricktown, the NW Expressway medical corridor, and the south Oklahoma County industrial parks can assess their portfolio on a common scale rather than reconciling three different inspection formats from three different contractors.

Post-inspection reporting is delivered within five business days of the site visit: the updated condition record with all photos keyed to the zone diagram, any deficiencies found with priority classification — Critical (repair within 30 days), Significant (repair within 90 days), or Watch (monitor at next inspection) — and the updated remaining-life estimate for each roof zone.

Capital Horizon Planning — 5 and 10-Year Windows

Once we have two or more years of condition data on a building, the asset file supports capital horizon planning. Condition trend data — is the membrane degrading faster or slower than expected? — combined with the manufacturer's service life baseline and the building's current condition rating produces a projected replacement window: a 2-3 year range the owner can plan capital budgets against rather than a specific date that will not be accurate anyway.

For OKC portfolio owners we produce a 5-year and 10-year capital schedule showing every building, its current condition rating, its projected replacement window, and a rough capital estimate in current-year dollars with an escalation assumption for future-year costs. This is the document that goes to ownership and lenders for capital planning conversations — professionally documented asset data the building's other advisors can use, not a contractor's sales proposal.

We update the capital schedule annually as new inspection data arrives. A building that degrades faster than projected moves earlier on the capital schedule. One that holds condition longer than expected moves later. The ownership group's capital horizon always reflects what the roofs are actually doing, not what was assumed at program entry two or three years ago.

Maintenance Coordination, Warranty Protection, and Storm Response

Active manufacturer warranties require documented maintenance to remain valid. Most 20-year NDL warranties from GAF, Carlisle, and Johns Manville specify annual or biennial maintenance visits, written maintenance records, and timely repairs by a certified contractor after deficiencies are identified. We hold manufacturer certifications from all major manufacturers and produce documented maintenance visits that satisfy the warranty maintenance requirements — generating the maintenance record in the format the manufacturer's warranty desk requires.

For OKC portfolio owners managing multiple buildings on multiple warranty terms, tracking which building's warranty requires which maintenance in which calendar year is its own administrative task. We manage that calendar and notify the building's facility contact when a warranty maintenance visit is due — removing a common warranty-lapse risk that property managers consistently encounter.

Post-storm rapid response: buildings on our asset management program receive priority scheduling following documented OKC-area hail or tornado events. Our current average response time for inner-metro portfolio buildings — properties within the I-40/I-44/I-35 triangle — is under 2 business hours for emergency calls. Buildings in Edmond, Norman, Yukon, and Midwest City are same-day. After a major storm event we activate the full rapid-assessment protocol without waiting for individual calls from each building.

Frequently asked questions

What is the minimum portfolio size for your roof asset management program?

We take portfolio accounts starting at three buildings in the OKC metro. Below three buildings, the economics of a structured program are harder to justify against per-project inspection fees — we would tell you that directly and suggest inspection-on-request instead. For ten or more buildings the program delivers the greatest return: standardized condition data across the portfolio, meaningful trend analysis, defensible capital planning documentation, and storm-response coordination that scales across all buildings simultaneously.

Do you manage roofs your company did not install?

Yes. We inspect and asset-manage roofs we did not install. We document the existing system, request the original warranty from the prior contractor or manufacturer — and we assist in locating it if the owner does not have it — and integrate it into the asset record. If a building has no warranty documentation at all, which is common on acquisitions of older OKC properties, we perform an as-found condition assessment and establish the forward maintenance and capital plan from that baseline.

How do you handle a portfolio building that needs emergency replacement mid-cycle?

Buildings on the program get priority scheduling for emergency replacement scoping and mobilization. We already have the condition data, the zone diagram, and the system history — scope development that takes two weeks on a new project relationship takes two to three days on a program building. The capital conversation with ownership is also faster because the replacement was not a surprise: the condition data had been making the case before the emergency developed.

Next Step

Managing multiple Oklahoma City commercial buildings without systematic roof condition data?

We will audit your portfolio — inspect each building, document condition, produce a 5-year capital horizon estimate, and set up the storm-response protocol — so you are managing on data instead of reacting to emergencies.

Start a Portfolio Audit →