Problem
Commercial roof leaks start at seams, drains, and curbs
On a flat roof, water does not run to a gutter. It sits, finds a seam, a failed drain, or an HVAC curb, and shows up two rooms away. Property managers need a mapped leak and a written job they can send to ownership—not a bucket and a guess.
Signs we look for
- Ceiling tiles staining under a different area than the obvious roof feature
- Ponding that remains more than 48 hours after rain
- Open seams, bridging, or pulled termination bars
- Rust or wet insulation at HVAC curbs and pipe penetrations
Why it happens
Membranes age at the seams first. Internal drains clog. Foot traffic to mechanical units cuts the surface. Wichita warehouses, Charlotte apartments, Naperville office parks, and St. Louis mixed-use buildings all show the same pattern with different access rules.
What we do next
We document the roof that is installed—TPO, EPDM, modified bitumen, or metal—then say whether you need a seam or drain repair, a recover, or a tear-off. Occupied buildings get hour and access notes on the estimate. Coverage questions still go to the insurance company if a claim is involved.
What not to do
Do not coat over an active leak without knowing the membrane type. The wrong product can void a warranty and trap water. Limit interior damage if it is safe and ask for an inspection.
Services that address this
Markets where we see this often
Related: All roof problems · Request an estimate.
People also ask
Can you work around tenants?
- Yes. Share access notes, dumpster limits, and quiet hours. Those belong on the written estimate.
Topic cluster
More on commercial roofing
Commercial and apartment roofs need notes a manager can send to ownership. We inspect the system that is installed—membrane, metal, or built-up—and write a maintenance, repair, or replacement estimate. House-shingle advice does not transfer to a low-slope roof. Full topic.
Next step
Request an inspection for this problem
Send the address, the storm date if you have it, and what you have noticed. We inspect, then give you a replacement or repair price. Your insurance company decides what they pay.