Roof Inspections in Oklahoma City, OK.

What We Walk and What We Document

The inspection records membrane, seams, flashings, drains, penetrations, edge metal, moisture indicators, photographs, and practical next steps in a condition report. Membrane condition: We photograph every field seam accessible on foot, every lap, every area of blistering, granule loss, or surface cracking. EPDM shrinkage at parapets is one of the most common deferred-maintenance findings on OKC commercial buildings constructed in the 1980s and 1990s — the membrane pulls back from the flashing termination and creates an open water path before a leak signal reaches the interior. TPO membranes on buildings from the 2000s are reaching the age where seam bond integrity needs verification, particularly on roofs that have seen significant hail or wind events without documented post-storm assessment.

Drains: We pull every drain cover, check the clamping ring for corrosion and proper seating, verify the bowl is clear of debris and sediment, and confirm the drain leader is accepting water flow. Oklahoma City's heavy-rain events — the Mesonet records repeated instances of two-plus inches per hour across Oklahoma County — can overwhelm partially blocked drains rapidly. Buildings in the South Canadian River corridor and the lower Bricktown canal district have experienced ponding when drains impacted by spring debris meet a two-inch event at peak storm-system capacity.

Parapets and flashings: Every parapet cap joint, every reglet, every counterflashing lap, every pipe penetration boot, and every HVAC curb flashing. These are the highest-probability leak sources on any commercial flat roof, and they are the items that Oklahoma's freeze-thaw cycles and spring wind events stress most aggressively. An OKC parapet that survived the winter with a small counterflashing gap may open that gap to a water-entry path during the first sustained April rain.

Equipment curbs and penetrations: Conduit penetrations, gas line penetrations, exhaust vent boots, and drain-field penetrations receive individual inspection and photography. We flag sealant shrinkage, separation at the boot collar, and any penetrations that appear to have been field-cut and flashed after original installation — a common finding on OKC commercial buildings where rooftop electrical and mechanical has been added incrementally over decades.

Expansion joints: We verify the joint cover is seated, confirm the expansion gap has not been packed with debris or filled with rigid caulk, and check that the termination flashings on both sides of the joint are intact. Oklahoma red clay movement — which drives differential foundation settlement on slab-on-grade buildings — is one of the forces that expansion joints are designed to accommodate. A joint that has been improperly filled or bridged will tear at the first significant seasonal soil movement.

The Deliverable Format

Every inspection produces a numbered roof zone diagram — typically four to eight zones per building depending on roof size and complexity — with each zone assigned a condition grade, a summary of observed conditions, and a scope column with three categories: Immediate (address within 60 days), Monitor (re-evaluate at next visit), and Capital (budget for the next one to three years). All photographs are keyed to zone numbers and item descriptions, so there is no ambiguity about where a photo was taken or what condition it documents.

The deliverable format is designed to be readable by a CFO or an asset manager, not just a facility director. The scope column prices the deferred items into a capital budget without requiring a follow-up call to interpret the report. We developed this format because inspection reports that are narrative paragraphs are routinely ignored or misread at budget time — and we were tired of watching capital decisions get made without the information we had documented on the roof.

We deliver the report as a PDF within five business days of the roof walk. Clients on annual or semi-annual inspection contracts receive their reports on a schedule that syncs with fiscal quarters — most OKC facility managers want a pre-storm-season inspection in March or April and a post-season inspection in October before winter.

Inspection Frequency — Annual vs. Semi-Annual

Annual inspections are appropriate for roofs under active manufacturer warranty in good documented condition. Most warranty programs — Carlisle, GAF, Johns Manville — require annual inspections to keep the warranty active. We produce inspection records in the format those manufacturers accept for warranty compliance, and we coordinate directly with manufacturer warranty desks when a finding needs to be reported under the coverage terms.

Semi-annual inspections are appropriate for roofs with known deferred maintenance, roofs in the final five years of a warranty term, and buildings where the owner is preparing for sale or refinancing. Oklahoma City's spring storm season (March through June) and its documented history of late-summer severe weather create two annual windows where undetected damage can migrate. A pre-spring inspection and a post-storm-season inspection catches damage before it worsens through the summer or the winter.

Roofs over sensitive occupied spaces — surgical suites at Oklahoma City medical campuses, data center raised floors at energy-sector offices near the Devon Energy Center, archival storage at state government buildings in the Capitol Hill district — should be inspected semi-annually regardless of membrane age. The consequence of a water event in those spaces justifies a more conservative inspection schedule than the membrane's condition alone would require.

Frequently asked questions

Can your inspection report be used to support an insurance claim?

Yes. Our reports document observed conditions with dated, geotagged photographs and written condition descriptions. Adjusters regularly accept our inspection reports as supporting documentation. If the inspection is specifically to support a post-storm claim — hail assessment, wind-damage documentation — we structure the report to address the adjuster's documentation requirements and distinguish pre-existing conditions from event-related damage.

What happens if you find something requiring immediate repair during the inspection?

We flag it in the Immediate scope column and call your facility contact the same day. For conditions that present an active leak risk — an open flashing termination, a drain completely blocked after a storm — we discuss emergency temporary repair on the spot so the building is not left exposed between the inspection and the written report.

Do you inspect roofs that your company did not install?

Yes. Most buildings on our inspection routes were installed by other contractors. We document what we find, not what we want to find. Our inspection revenue does not depend on generating repair scope, and we do not manufacture findings to replace a competitor's work.

How long does an inspection take?

A 20,000 sq ft single-story commercial building with straightforward geometry takes roughly 90 minutes on the roof. A 100,000 sq ft building with multiple roof levels, heavy equipment, and a complex penetration count takes most of a day. We schedule accordingly and give your facility team a time window in advance.

Next Step

Get your OKC building on a documented inspection schedule.

We walk the roof, produce a zone-keyed photo report, and give your facility team a capital-ready deliverable — not a narrative paragraph that raises more questions than it answers.

Schedule an Inspection →