Commercial roof condition assessments and roof asset reports

What we document on every roof section

Each roof is divided into sections on a roof plan, and each section is walked and documented the same way: the membrane and seams, flashings, penetrations and pitch pockets, curbs and rooftop equipment areas, drains, scuppers and gutters, edge metal and sheet metal, sealants, and debris or standing water. Every finding is backed by dated, geotagged photos, so anyone reading the report later can see exactly what was found and where.

Where a visual check can't answer the question, such as whether insulation under the membrane is wet, we add an infrared or EFVM moisture survey rather than guess.

From condition ratings to a capital budget

Every section gets a condition rating, applied the same way on every roof so buildings can be compared side by side. The findings become a prioritized repair list: what to fix now, what to watch and what to plan for. That list rolls up into a multi-year capital budget you can take to ownership, a board or a budget cycle. Fully ARMed maintenance customers receive a 5-year capital budget report as part of their program.

Because ARMS also logs leaks by roof section, the record helps separate a maintenance issue from a failing system. That distinction is often the difference between a repair line and a replacement line in the budget.

Who uses condition assessments

• Property managers and REIT portfolios: several buildings, one vendor and one reporting standard across all of them.
• Healthcare, schools and municipal owners: budget cycles reward capital planning and documented condition.
• Industrial, warehouse and distribution: large low-slope roofs where a leak means downtime and damaged inventory.
• Retail and multi-tenant commercial: documented roof upkeep for lease obligations and tenant leak complaints.
• Federal facilities: our QC documentation discipline comes from USACE and VA roofing work.

Buying, selling or leasing a building?

Roof replacement is a major capital cost, and a roof's condition isn't obvious from the ground or the top floor. A condition assessment documents where the roof stands before you commit, and a moisture survey can be added where hidden water is a concern. You get a written record of the roof's condition, a prioritized repair list and a budget view, not just an opinion.

An assessment from people who also do the repairs

Independent roof consultants can assess a roof, but they don't perform the work. ARMS does both. And because we're a maintenance-first company that doesn't sell roof replacement, there's no incentive to inflate the scope. If a roof is at the end of its life, the report will say so plainly. If it isn't, the report will show what it takes to keep it in service.