A proactive commercial roof program designed to keep water moving, identify hidden concerns early,
document roof conditions over time, and help owners plan repairs before small problems become major
capital expenses.
Most commercial roofs receive attention only after a leak — and by then, the damage has already been done.
Industry research is unambiguous: a documented preventive maintenance program is one of the highest-return
investments available to a building owner.
Years of roof life: proactively maintained vs. reactive-only (NRCA industry data)
Every $1 in preventive maintenance avoids roughly $4 in future repairs
Lower lifetime roof cost: $0.14/SF proactive vs. $0.25/SF reactive
| Scenario | Annual Cost | Typical Outcome |
|---|---|---|
| No Maintenance (Reactive Only) | $0 — until failure | Wet insulation replacement at $3–$8/SF affected; interior damage. Total costs can be 10–100× higher than preventive maintenance, and the roof may require early replacement at $7–$20+/SF. |
| Summit Roof Asset Management | From $4,000–$6,500 | Drainage remains clear, minor issues are repaired for hundreds instead of thousands of dollars, maintenance history helps protect the manufacturer’s warranty, and roof replacement can be deferred by several years. |
One preventable leak over a tenant space, one voided warranty claim, or one season of clogged scuppers backing water under the membrane will cost more than years of program membership. Clogged drainage is the single most common preventable cause of catastrophic roof failure — and clearing it is the first thing we do on every visit.
Most manufacturer warranties require documented, professional semi-annual inspections to remain in force. Our reports are formatted to satisfy those requirements — membership effectively protects the warranty you already paid for
The core of the Summit program is professional-grade, non-destructive moisture scanning technology that measures moisture conditions inside the roof assembly — up to six inches deep — without a single core cut, without damaging the membrane, and without waiting for a leak to show you where the problem is.
How the Scan Works
Our broad-area scanner uses electrical impedance technology. As the scanner rolls across the roof surface, it transmits a low-frequency signal down through the roofing assembly — through the membrane, through the insulation layers, and down to the structural deck. Moisture changes how that signal behaves: wet insulation and saturated materials conduct differently than dry ones.
The instrument reads that difference in real time and converts it into a comparative moisture value on a 0–100 scale — all without touching, cutting, or disturbing a single square inch of your roof.
Depth & Deck Compatibility
• Scans up to 6 inches (152mm) deep — deep enough to read through the membrane, cover boards, and full insulation packages down to the deck on most commercial assemblies.
• Works over concrete, wood, metal, and gypsum decks. The signal reads the full assembly regardless of what the roof is built on — and when an anomaly is found over a concrete or wood deck, we verify at the deck level with dedicated probes.
• Compatible with the most common commercial systems — TPO, PVC, modified bitumen, built-up roofing, and most single-ply assemblies. (Certain conductive membranes, such as some black EPDM systems, require our alternate point-scanning method — we identify this at the baseline visit.)
• Reads what the eye cannot see. A roof can look perfect from above while insulation three inches down is saturated and losing R-value every day. Wet insulation doesn’t just risk leaks — it drives up heating and cooling costs and voids warranties silently.
The Survey Method
• Full-roof coverage. Our technicians walk the entire roof in a disciplined serpentine grid pattern, continuously scanning as they move. Nothing is spot-checked — the whole surface is surveyed.
• Direct measurement, not guesswork. Unlike infrared-only surveys that infer moisture from surface temperature — and can be thrown off by wind, shade, ballast, and time of day — impedance scanning measures moisture response directly within the assembly, in any conditions, day or night.
• On-the-spot verification. When the scan flags an anomaly, we verify it immediately with deck-level probes, in-assembly humidity readings, and dew point analysis. That means we can tell you whether you have a leak, trapped construction moisture, or a condensation issue — three very different problems with three very different price tags.
• Scanned to recognized industry standards. Our surveys follow established ASTM practice for non-destructive moisture surveying of roofing systems — documentation language that satisfies manufacturers, insurers, and institutional owners.
What You Receive: The Moisture Survey Map
Every broad-area scan produces a color-coded moisture map of your roof — a visual record showing exactly where readings are elevated, how large each affected area is, and how conditions compare to your previous surveys. Below is a sample deliverable:
Summit’s program combines scheduled maintenance with the scanning technology and disciplined documentation —
• Remove leaves, trash and loose debris
• Clean scuppers, drains, strainers and drainage
paths
• Inspect gutters, downspouts and overflow routes
• Check ponding and drainage performance
• Inspect seams, flashings, penetrations and curbs
• Review parapets, coping, hatches and skylights
• Check rooftop equipment areas and contractor
damage
• Photograph and map deficiencies
Non-destructive moisture screening — no core cuts, no membrane damage
• Broad-area flat-roof moisture surveying with color-coded mapping
• Point investigation of roof and wall assemblies
• Concrete and wood deck moisture verification where appropriate
• Relative humidity, dew point and surface-temperature analysis — distinguishes leaks from condensation
• Digital condition history with year-over-year trend
comparison
The goal is simple: give owners better information, cleaner drainage systems, earlier warning of developing conditions, and a documented plan for the roof as a capital asset — not a surprise expense.
• Direct measurement, not inference. We measure moisture inside the assembly and verify anomalies on the spot.
• One accountable partner. Inspection companies hand you a report and leave. Summit is a licensed general contractor: we inspect, maintain, diagnose, repair, and support replacement planning under one roof.
• Evidence-grade documentation. Mapped findings, photos, and trend records support warranty claims, insurance events, budgeting, and property transactions.
Everything in Preventive, plus baseline broad-area moisture survey with the color-coded map where the roof assembly is compatible, annual trend comparison, repair prioritization and 1–5 year capital planning. Best for larger
facilities and portfolio owners.
Cleaning of roof surface debris; scuppers, drains and accessible drainage paths; visual condition inspection; photo report; priority recommendations. Best for smaller, lower-complexity commercial roofs.
Everything in Essential, plus targeted moisture screening at suspect areas, condition tracking, limited minor-maintenance labor allowance, and preferred scheduling.
Cleaning of roof surface debris; scuppers, drains and accessible drainage paths; visual condition inspection; photo
report; priority recommendations. Best for smaller, lower-complexity commercial roofs.
| Roof Area | Essential Preventive | Preventive + Scan | Asset Management |
|---|---|---|---|
| Up to 10,000 SF | $1,500–$2,400/year | $2,500–$4,000/year | $4,500–$7,000/year |
| 10,001–25,000 SF | $2,400–$4,000/year | $4,000–$6,500/year | $7,000–$11,000/year |
| 25,001–50,000 SF | $4,000–$6,500/year | $6,500–$10,000/year | $11,000–$17,500/year |
| 50,000+ SF | Custom Pricing | Custom Pricing | Custom / Portfolio Pricing |
| Service | Suggested Starting Price |
|---|---|
| Standalone Leak Investigation / Diagnostic Mobilization | $950 minimum |
| Comprehensive Moisture Survey with Mapped Report | $1,750 minimum + size/complexity |
| Pre-Purchase Roof Due Diligence | $2,500 minimum |
| Post-Storm Condition Assessment | $1,250 minimum |
| Post-Contractor Rooftop Damage Inspection | $750 minimum |
| Additional Drain/Scupper Heavy Cleaning | Quoted based on condition and labor |
| Minor Repairs Beyond Plan Allowance | Quoted or Time & Materials |
| Emergency / Priority Response | Program-member preferred rates |
A digital roof asset file including: roof plan, roof type and age, drain and scupper locations, equipment and penetration locations, photographs, observed deficiencies, moisture survey maps and screening records, completed maintenance, repair history, priority recommendations and future capital considerations. Every year of membership makes the record — and the roof decisions it supports — more valuable.
• Recurring care: scheduled visits create predictable protection instead of emergency-only interaction.
• Better decisions: diagnostic information helps owners prioritize where to investigate and spend.
• Documentation: year-over-year records protect warranties, support insurance events, and strengthen property value
at sale or refinance.
• One accountable partner: Summit can inspect, maintain, diagnose, repair and support future replacement planning.
Moisture screening is comparative and non-destructive; readings can be affected by roof composition and conductive materials. Findings are reported as areas of elevated or anomalous readings that may warrant further investigation — not as definitive proof of trapped water. Destructive verification, engineering, laboratory analysis, warranty determinations and code-required professional services are outside the base program unless separately contracted.
Schedule a baseline assessment and build a maintenance plan around the actual condition of your property.