Hi All- I am about to do a commercial inspection. Its a mix of 2 family house + commercial garage with apartment above…so i did a drive by and snapped a couple pics. I am am not as familiar with commercial so i appreciate:
What i see so far:
advanced alligatoring
pooling water/poor pitch
Coating deteriorated
Drain missing leaf/debris guard and looks like has tar around it
If the alligatoring is actually on the membrane, and not just the coating, that roof is toast and needs replacement.
What Ryan said. Is that a flue pipe right next to a walk out roof deck?
Be sure you post some pics in the WTF thread after the inspection. 
Here’s a couple.
I would defer that whole mess to a qualified Roofer.
That roof looks like it’s just done.
Nah, just give it another coat… or three 
In your picture : Just like last weeks roof ponding discussion on here…20’x20’x1" of water = 1ton
First, the roof isn’t shedding water properly. Second, the roof membrane is aged with signs of deterioration and patching over many years. I would try to determine if there is active leaking at the building interior caused by the roof. If not leaking, I would say something like: 1) Roof materials appear to be adequately protecting the roof exterior. 2) However, there are signs of patching over many years and the roof membrane shows deterioration commensurate with its age. 3) The roof appears to be approaching the end of its Estimated Useful Life. 4) The inspector recommends further evaluation by a qualified roofing contractor to help budget for upcoming roof replacement. Good luck!
Rick,
Where are you located or is this property located? What inspection agreement or standards are you using? Being mix use, my 1st thought is to sort out the scope of work. Perhaps 1/2 residential sop and other under a commercial standard scope of work.
In regard to the roof membrane, from my chair several hundered miles away i can see it is in poor condition 
There’s more than just the roof covering though. That coping is in poor condition, parapet or sidewalls, penetration points, etc.
Structural concerns for sure. Moisture intrusion concerns for sure.
Hope that helps. Let us know how it goes.
WELL- had the inspection yesterday…
Roof shot- leaking in multiple areas…ice skating ring on top roof…
I don’t know about you guys but i like black and white…
Commercial roofing like mattresses to me…seems like there are tons of shoddy contractors selling their magic coatings etc.
This roof is black and white>>>>Its done!
Thanks for the follow-up Rick.
Looks like they’ve invested heavily in water retainment systems. 
Any views of the roof structure/decking from the underside?
One section replaced already
Some areas look solid
Some need further evaluation
My favorite is the all famous flex seal. If i had $1 for every time i saw it…$$$!
Uh oh, this has moved from a leaky roof to a structural concern…as Ray predicted in an earlier post. Write hard, lol.
