PRS inspects commercial roofs across Southern Nevada for property managers, HOAs and building owners. You get a walk of the whole roof, photographs of everything we find, and a written report that says what is wrong, how urgent it is and what we recommend doing about it.
The point of the inspection is to replace guesswork with evidence. Most commercial roofs in the valley are only looked at when something leaks, by which time the cheap version of the problem has already passed. An inspection finds the open lap, the split pipe boot and the drain half full of grit while each one is still a small repair, and it gives you a dated record you can budget from.
What we check
- Membrane field, seams and surfacing
- Flashings at walls, parapets and curbs
- Rooftop units, penetrations and condensate lines
- Drains, scuppers and ponding areas
- Edge metal, coping and anything that wind can lift
- Walkway routes, service damage and crushed insulation
- Interior signs of leaks
How the visit runs
- Drainage first. Water that does not leave the roof does more damage here than anything else, and a restricted drain usually explains several other findings.
- Then the details. Parapets, curbs, pipe boots, drain bowls, skylights and equipment supports. These are the hand sealed parts of the roof, and they are where desert thermal movement does its work.
- Then the field. The open membrane, checked for blisters, splits, abrasion and surface condition.
- Then inside, where possible. Ceiling stains, damp insulation above the ceiling and rust on deck fasteners narrow down the entry point.
- Photograph and locate everything. Each finding is recorded with an image and a position, so you or another contractor can find it again.
Moisture testing
Moisture testing is available when you need to know whether the insulation underneath is wet. A membrane is a surface, but insulation is what holds water, and a wet area is almost always far larger than the hole that let the water in.
That matters because a repair over wet material fails from below, and a coating applied over wet material seals the problem in. Knowing the extent is what separates a patch from a cut and replace repair, and a repair from a section of new roof. We confirm what a scan indicates with a core or a meter reading before recommending anything.
What you receive
A written report with photos, urgency ratings and recommendations you can use for budgeting or to collect bids. Each finding carries four things:
| In the report | Why it is there |
|---|---|
| A photograph | So you can see what we saw without going on the roof |
| A location | So the same fault can be found again on the next visit |
| A cause | Because a fault with no cause will come back after it is repaired |
| An urgency rating | So a board or an owner can rank spending rather than react to it |
How owners use the report
- Budgeting. Urgency ratings turn a roof into a spending order rather than an emergency.
- Collecting bids. A finding described by location and cause can be priced by any competent contractor.
- Portfolios. Several buildings inspected to the same standard in the same weeks can be ranked against each other, which is what an HOA board or a reserve study needs.
- Records. A dated photo log over several years shows which faults are stable and which are moving.
What an inspection can and cannot tell you
An inspection reports condition and cause. It cannot give you an exact number of years remaining, because that depends on maintenance, weather and how much traffic the roof takes from here on. What it can give you is direction: which faults are spreading, whether the insulation is dry, and whether the details can still be rebuilt rather than replaced. Anyone who offers a precise remaining life figure from a single visit is guessing.
When to book
Spring is the most valuable visit of the year, because everything it finds can be dealt with before the monsoon season. Book again after any severe storm, before buying a building, before committing to a coating or replacement, and whenever a leak has appeared that nobody has traced to a source.
Book
Tell us about the property on the booking form. We confirm scope and timing in writing. Check that we cover your location on the areas we serve page, and see our residential inspections if you also own houses or small units.
Common questions
What happens during a commercial roof inspection?
We walk the whole roof rather than sampling it, photograph every condition and record where it is so you can find it again.
- Drainage first, because water that does not leave causes the most damage
- Then the details: parapet and curb flashings, pipe boots, drain bowls, skylights
- The open field comes last, because it usually fails last
- Interior stains, damp insulation and rusting deck fasteners narrow down the entry point
Arrange interior access if you can, because seeing both sides of the assembly on one visit produces a far more confident report. You do not have to follow us around, but book someone who can unlock the hatch.
How often should a commercial property have its roof inspected?
Twice a year suits most valley buildings, with an extra look after any severe storm. Put one visit in spring, before the monsoon season, and one in autumn.
- Spring clears drains, flashings and loose metal before the storms
- Autumn records how the roof came through the hottest months
- Heavy rooftop equipment and many tenants justify quarterly looks
- A manufacturer warranty may require documented inspections to stay valid
The other reason to keep a schedule is the record. Several years of dated inspections show which faults are stable, which are spreading and roughly when the roof stops being a repair problem, which is a better basis for a reserve study than an age estimate.
What is an infrared moisture scan and when do I need one?
It is a survey that finds wet insulation under the membrane by reading how the surface gives up heat, since saturated material holds heat longer. You need it when you have to know how far water has spread.
- Insulation holds water and spreads it sideways beyond the original hole
- A repair over wet material fails from below
- Coating a wet roof seals the water in
- Worth it on large roofs, before a purchase or coating, and on repeat repair areas
The extent decides whether you are buying a patch, a cut and replace repair or a section of new roof. We confirm with a core sample or moisture meter reading before recommending anything, because a scan indicates and a test confirms.
Can I use the report to get bids from other roofing contractors?
Yes. The report stands on its own, because each finding carries a photograph, a location, a plain description of the cause and an urgency rating.
- That is exactly what another contractor needs to price the same work
- Findings given as locations and causes can be compared between quotes
- Findings given as general impressions cannot
- Quotes diverge most on the insulation line, so ask for it separately
Ask every contractor to price the same scope and to break out access, the work itself and any insulation replacement if wet material is found once the roof is opened. Confirm the membrane type and repair method each one intends, and check it matches the report.
What access do you need to inspect a commercial roof?
Safe roof access and someone who can open it. Usually that means a hatch or a fixed ladder plus a contact on site who can let us in and lock up afterwards.
- Say at booking if the roof is reached through a tenant space
- Gated sites, restricted hours and lift access change how a visit is planned
- Some roofs require a second person on site for safety
- Tenants with rooftop equipment should be told in advance
Interior access helps the report, so arrange for us to see the underside where stains have appeared. Leave existing stains uncovered rather than repainting before the visit, because fresh paint removes the best evidence of where water has been going.