New CPI here with a question for the group about what to say about this roll roofing. I observed water staining on the underside on the wood soffits in multiple areas. There are no visible cracks or gaps in the roll roofing membrane and there’s sealant where the roll roofing overlaps other pieces. It had rained lightly an hour before I took these pics. This is a north climate (Canada) and the roof is less than 10 years old. Do I recommend evaluation and repair of the roof? Is there something specific I can point out about this roof that will make a recommendation to do something more actionable?
Use a moisture meter to determine if it actively is leaking, possibility from a previous roof, if not actively wet, say evidence of prior leak
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What John Paul said…
Just so you know, that is a torch down roof, it is blead out not sealant you see at the seams.
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That’s what I see. too.
Morning, Pamela. Hope to find you well and in good spirits today.
Flat portico roof. Drains by slope to the scupper.
Modified bitumen portico roof covering material.
Curbed walls. Modified bitumen side & cap flashing. At times referred to as stripping.
Common abut wall. Modified bitumen with what appears to be a cantstrip angle.
Observation: Roofing: Suspect, Old leaking roofing covering. Past useful life expectancy.
Leaking: Water stains below the roof surface.
Observation: Portico roof retains water. Pooled water before the scupper.
The majority of the roof surface appeared wet/damp.
Missing reflective granular mineral-coated particles embedded onto the surface of the MB membrane, that are coated with ceramic pigments for color and durability.
Old dried out looking modified bitumen surface. Likely beyond its useful purpose.
Recommendations: Recommend a licensed roofing contractor further evaluate the portico roof covering and resurface the portico immediately. This includes all flashings, counter flashing and stripping’s or caps.
Act upon any recommendations therein.
Limitations. The surface of the roof covering was wet and damp.
The surface of the portico was inspected by mounting the portico.
Images taken with a Panasonic bridge camera and cell phone.
There are many ways for that roof to leak. Or it could be other issues such as old stains, dew point/condensation, air movement, etc. A moisture meter may produce a false positive if it recently rained.
So try this.
The underside of the overhang has moisture stains, possibly from past or recent roof leaks. Recommend evaluation and repairs/corrections as needed by a qualified contractor. Also, I recommend asking the seller to disclose any known past or recent issues.
P.S. You don’t have to solve every problem. Just report on them. Also, get your hands out of the photos, we can see…no need to hand model 
Make sure you report what you see, not what you suspect: Pooling water, condition of seams, moisture stains on ceiling, ceiling wood tested at XX% moisture content. Recommend further evaluation.
In another case, the ceiling stains may be from a roof leak or from something else. You don’t want to perform a diagnosis unless you are positive.
In the description of your roof section, report what is there: Roof material (EPDM??), flat roof, parapet, scupper roof drainage, etc.
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What he said!
Hi Robert, many thanks for this detailed description!
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Yes, excellent advice. Thank you both
Brian, thanks for the tip! I’m imitating Ben Gromiko with my hands in the photos lol
Pamela, I forgot to mention what appears to be air blisters. The blister or raised shape running parallel the length and in the center, facing the building, of the portico. As well as a small circular blister kind-a centerish of the image.
Bulk Water typically/normally/usually becomes a vapour under MB roof coverings on flat roof surfaces. Evaporation occurs causing bulk water molecules at the surface of the deck under the MB, have gained sufficient thermal energy, heat, to escape and turn into a gas phase.
Sorry I forgot to mention that. Ops.
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Was the ceiling to high to use a moisture meter, I know that a few said to use moisture meter but your article is past tense, whenever you see stains always follow up with moisture meter if accessible.
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Ben does a good job. He has a conversational style that is easy to follow and understand. I have plenty of respect for him.
For consideration. In my opinion, a hand pointing is a bit of a photo bomb, it is distracting and often does not add clarity to the photo, and in your sample image, your finger covers a good bit of the subject.
All modern report writing software has insertable circles, arrows, text, etc. Know your client, you may have doctors, lawyers, engineers or a slew of technically savvy people relying on the data you present. Perhaps it is an investor or a capital management group. In my opinion, the hand modeling/photo bombing degrades the finished product. I am not being a snob, it is my opinion that might be worth additional consideration.
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