10 Key Questions to Ask a Roofing Contractor During Your Commercial Real Estate Transaction

In Toronto, a commercial roof inspection is essential for maximizing your property investment. As landlords know, the roof is a critical property asset, and roofing professionals recommend protecting it with twice-yearly inspections and when planning roofing projects. It has been said that industrial properties consist primarily of “roofs and parking lots!”  Failing to ask the right questions during the inspection could lead to huge outlays in unanticipated repairs, premature roof placement, or worse.

Ask the 10 commercial roofing questions below to optimize your resources, property value, and ROI.

Toronto commercial real estate roofing inspection considerations

In Toronto, a thorough commercial roof inspection is crucial for maximizing roof life and preparing for any real estate transaction. Inspection findings will inform critical decisions including project scope, budget, timeframe, ongoing maintenance needs, and long-term life planning. 

We use the age of the roof assembly as a guide in determining the remaining useful life but there is more to it than a simple look at this one item.  We also need to look at the repair history, the roof composition, and modifications made, if applicable.

#1: What does a Toronto commercial roofing inspection include?

Commercial roof inspections by a highly qualified, reputable inspector will accurately assess the condition of the roof, steps needed to repair active and potential leaks, structural integrity risks, drainage problems, and other issues affecting roof performance and lifespan.   

For the greatest accuracy, hire a roofing inspector that uses the latest techniques.  For example, inspections by Elite Roofing include:

• Digital roof plans using AutoCAD based on site measurements, wherever possible
• Digital photos identifying problem areas
• Digital reports that include a birds-eye view drawing of the roof, short-term outlooks, long-term recommendations, and a detailed cost breakdown
• When applicable, core sample testing and infrared scanning

#2: Why is the roof’s age a key factor in Toronto commercial roof transactions?

The roof’s age helps estimate the remaining roof life. The current condition has a large impact on: 

• Project scope and pricing
• Timing of required work
• Replacement planning
• Ongoing maintenance requirements
• Risk of damage, insurance, and warranty considerations
• Property and resale value
• Energy efficiency

#3: What is the commercial roof’s repair history?

A roof’s repair history is valuable in a commercial real estate transaction to:

• Assess the roof’s condition and remaining lifespan
• Gain insight into how workmanship and materials may affect roof performance
• Identify recurring problems that may suggest underlying issues
• Set a budget for future maintenance and repairs
• Prepare for negotiations

#4: What is the commercial roof’s composition and how will it affect the project?

We typically think of the roof as the top surface, However, the roof’s overall composition is more complex, with a top waterproof layer, insulation, roof decking, underlayment, flashing, drainage system, roof coatings, roof penetrations, and accessories.

The inspection of an existing roof will indicate the current roof’s composition and condition of these elements. Often, though, construction may reveal hidden issues in the lower layers that were not previously identified. Information about roof composition will affect the decision to repair, reroof, or replace the roof.

For a new building, architects, engineers, project managers, and a host of other professionals will determine the roof’s composition, with your roofer’s input as needed.  

#5: Does a commercial roof inspection check insulation?  

Insulation affects overall performance, durability, energy-efficiency, and more. A roofing inspection typically does not include checking the insulation. However, it will identify signs that moisture may be seeping into the insulation, such as visible leaks and water stains, ponding water, poor drainage, mildew or mold, low spots or depressions, surface material damage, penetrations, and leaks.

#6: What modifications (if any) have been made to my commercial roof?

A commercial roof inspection will identify modifications, restoration needs, and related costs. Modifications, especially those with poor workmanship, can affect end-of-occupancy restoration costs, move-in schedule for your next tenant, insurance coverage, and warranty validity.

Leases should clearly state responsibilities, terms, and conditions for restoration at the end of tenancy occupancy to avoid costly, unpleasant disputes over who is responsible for restoration costs.

#7: Can a Toronto commercial roof inspection indicate the type of membrane to use?   

A Toronto commercial roof inspection may help determine the most roofing material that most effectively meets the needs of our harsh winters, building codes, budget, and other criteria. Your choice of materials—such as BUR (built-up roofing), mod-bit (modified bitumen), or single-ply membranes—have implications for cost, durability, wear and tear, environment factors, and more.

The roof’s membrane will also help you predict the future maintenance and repair costs, vulnerability to leaks, energy efficiency, fire safety, insurance and warranties, and environmental sustainability.

#8: What should I know about warranties for Toronto commercial real estate? 

It’s essential that Toronto commercial real estate owners and tenants understand the terms and conditions of leases, including the duration and expiration date, types of damage covered, ownership and transferability, and payment terms.

There are three main types of warranties:

The manufacturer’s materials warranty covers product defects that affect performance and deterioration—if all warranty terms and conditions are met. This is the lowest level of protection.  

A roofing contractor’s labour and workmanship warranty covers anything related to installation, including labor and the replacement of defective materials not supplied by the materials manufacturer, such as adhesives or copings.    

A manufacturer’s workmanship warranty covers most issues related to either materials and/or installation.  This is the highest level of protection.

Failure to keep up with any aspect of a manufacturer or roofing contractor can void the warranty, with you paying out-of-pocket for expensive repairs.

Read more about this topic: What You Need to Know about Roofing Warranties.

#9: What is the benefit of having an experienced person complete a roof inspection?

While many roofing problems are below the surface, careful visual inspection of the surface is a good starting point. You may see more obvious issues like missing flashing, cracks, clogged drains, or overhanging trees on your own. However, your commercial roof inspector can point out less apparent issues like small punctures, damaged drainage components, UV damage, issues related to HVAC or other roof equipment, and signs of poor installation.  

Your roof inspector can use this opportunity to point out urgent repair needs, areas of potential leaks, and other problems, along with arranging for the recommended twice-annual inspections.

#10 What is your experience in working on properties like mine?

When getting a roof inspection, hire a reliable and experienced professional with a reputation for integrity. When choosing a roof inspector, ask about what the inspection includes and get recommendations from others in the industry. You can also ask about training, certifications, and professional designations through associations including the Canadian Roofing Contractors Association (CRCA) and Ontario Building Officials Association (OBOA).

For the most reliable, thorough commercial roof inspections in Toronto, contact Elite Roofing today. We provide comprehensive, detailed information that building owners and managers need for ongoing protection and performance. That’s the Elite Advantage.