How often should a commercial roof be inspected? What owners need to know

AAR Expert John Kenney says building owners should treat their roof as an asset rather than an afterthought to get a better return on investment.

A commercial roof will last a long time when it’s cared for, but even the best system won’t perform the way it should if it’s left alone year after year. I’ve seen too many owners assume a “new” roof doesn’t need attention, only to face repairs that could’ve been prevented with a bit of routine care. Commercial roofs, regardless of material or design, require regular inspections and a consistent maintenance plan. That’s what protects the warranty, preserves the structure and ultimately saves money over the life of the building. 

As a rule of thumb, every commercial roof should be inspected at least twice a year — once in the spring and once in the fall. These seasonal checks bookend the harshest weather periods and give you a clear picture of how the roof is holding up. Beyond that, inspections should be done after any significant weather event. Heavy rain, hail, high wind or snow loads can create problems that aren’t immediately visible from the ground. The sooner those issues are spotted, the easier they are to control. 

A good inspection does more than look around for leaks. It evaluates the entire system as a working assembly. That starts with drainage. Most failures I see on commercial roofs can be traced back to poor water flow — clogged drains, blocked scuppers and debris collecting around low points. Standing water accelerates membrane breakdown, adds weight to the structure and creates the perfect environment for mold and deterioration. Keeping drains clear is one of the simplest yet most valuable maintenance tasks you can perform. 

Seams and penetrations deserve the same attention. These are the areas that naturally move the most and see the most wear. Flashings around HVAC units, vent stacks, expansion joints and perimeter edges should be checked closely for cracks, pulled fasteners, shrinking sealant or loose terminations. Minor problems here grow quickly, and they’re often the first to show stress when a roof expands or contracts throughout the season. 

The roof surface itself also needs a consistent look. Punctures from foot traffic, loose walkway pads, exposed fasteners and damaged membrane areas should be addressed as soon as they’re spotted. Many owners are surprised at how often roof damage comes from daily activities — maintenance teams dropping tools, contractors dragging equipment or simple missteps. Establishing a roof access policy and limiting unnecessary traffic go a long way toward preventing these issues. 

Another often overlooked part of maintenance is reviewing the condition of the building envelope around the roof. Walls, coping, gutters and downspouts all influence how the roof performs. If water backs up behind a deteriorating wall joint or an undersized gutter, the roof absorbs the impact. A roof doesn’t live in isolation, and your inspections shouldn’t either. 

For buildings with rooftop equipment, equipment maintenance is a significant factor in roof life. Unsealed ductwork, leaking condensate lines and poorly mounted units can all compromise a roof. I’ve seen roofs penetrated more by mechanical issues than by weather. The roofing system ends up paying for damage caused elsewhere. 

Documentation is another critical part of long-term performance. Every inspection — routine or storm-related — should be logged with photos, notes and any repairs completed. This builds a history of the roof, which helps tremendously when planning budgets, filing warranty claims or making decisions about replacement down the road. Manufacturers expect this level of care, and many warranties require proof of regular maintenance. 

In the end, the life of a commercial roof comes down to consistency. Inspections twice a year, plus after severe weather, create a manageable rhythm that keeps minor issues from becoming big ones. Addressing drainage, sealants, penetrations and traffic patterns will extend the life of any system, regardless of material. When owners treat the roof as an asset rather than an afterthought, they get longer performance, fewer surprises and a better return on investment, protecting everything beneath it.