Let’s be honest—roofs don’t get the love they deserve. They’re up there 24/7, dealing with snow, heat, birds, hail, raccoons, the occasional lost football, and a lifetime of neglect. Yet they never complain. Until, of course, they start leaking, and then it’s all, “Why didn’t somebody check on me sooner?”

I’ve been in roofing for over 40 years, and one thing’s for sure: the best time to find out your roof has a problem is before the conference room turns into an indoor pond. That’s why I put together this annual roof inspection checklist for commercial properties. It’s not glamorous work—but it saves buildings, budgets, and reputations.

1. Start with the Flashing—Your Roof’s Unsung Hero
Flashing is like the duct tape of the roofing world—only way more important and a lot less obvious. It wraps around vents, skylights, HVAC units, and other protrusions to keep water out. If it’s cracked, loose, or flapping in the wind like it’s trying to signal distress, it’s time for a fix.

2. Scan the Membrane
Commercial roofs usually have some kind of membrane: TPO, EPDM, modified bitumen—you name it. Blisters, cracks, or punctures aren’t “character lines”—they’re problems. Step lightly and carry a clipboard. If something looks like it could be a trampoline for squirrels, mark it.

3. Gut Check the Gutters and Drains
You’d be amazed what ends up clogging commercial drains: leaves, gravel, fast food wrappers, entire tree limbs. I once found a baseball glove. (Long story.) If water can’t exit the roof, it pools. And pooled water doesn’t just sit there peacefully—it schemes. It plots. It finds its way in.

4. Inspect Penetrations
Every penetration in the roof—pipes, supports, or equipment mounts—should have intact seals. A worn-out pipe boot is like an open invitation to rainwater. Think of these like security checkpoints. If the guards are asleep, anyone (or anything) can get through.

5. Give Those Seams a Glance
Seams in your membrane roofing should be tight and bonded. If they’re curling, lifting, or look like they’re auditioning for a flipbook, that’s a no-go. Water loves seams like kids love mud puddles.

6. Don’t Ignore the Parapet Walls
If your roof has parapets (those short walls around the edge), they’re not just for show. Cracks in coping caps or damage to wall joints can lead to water sneaking into your building sideways. It’s like getting soaked in a rainstorm despite standing under an awning.

7. Peek Inside
The first sign of a roofing problem might not even be on the roof. Check the ceilings for stains, mold spots, or sagging tiles. If the building starts smelling like a wet basement or the breakroom microwave, chances are good that water’s getting in somewhere.

8. Photograph and Document Everything
Don’t rely on memory. Take photos. Write things down. It’s not about making a coffee table book called “Roofs of the Midwest”—it’s about having proof when it’s time to file a warranty claim or budget for repairs.

9. Check Equipment Mountings
Rooftop equipment like A/C units or solar panels should be securely mounted. Loose hardware can wear through membrane layers, and rusted bases can become problem zones. A rooftop should not look like a junkyard on stilts.

10. Watch the Edges
Wind uplift likes to attack corners and perimeter edges first. Look for loose fascia, lifting membrane, or anything flapping like it’s trying to take flight. If your roof’s edge looks like it’s trying to wave goodbye, tighten things up—literally.

Timing Is Everything

Don’t wait for the snow to melt or the next thunderstorm to hit before you check on things. Spring and fall are ideal for inspections: after winter has had its fun, and before summer brings the heat—and the hail. If a big storm rolls through, throw in a bonus check.

Bonus Tip: Be Honest About Age

Every roof has a lifespan. If yours is approaching that retirement age (say 20+ years for many systems), think ahead. Maintenance buys time, but nothing lasts forever—except regrets about skipping inspections.

Final Thoughts from the Roof Guy

Roof problems are rarely sudden. Most start small and grow quietly, like that weird noise under your car hood that becomes a full-blown breakdown two weeks later. An annual inspection is your chance to catch those whispers before they turn into roof waterfalls.

And if the idea of spending a couple of hours walking a roof with a checklist feels like a pain, imagine explaining to your tenants why there’s a trash can in the lobby catching leaks.

Do the inspection. Save the ceiling tiles. Your roof will thank you—even if it never says a word.