Commercial Roof Inspections and Maintenance in Northern Michigan
Most commercial roofs in Northern Michigan do not fail from age. They fail from a sealant joint nobody looked at, a drain nobody cleared, and five winters of freeze-thaw working on both. An inspection costs a fraction of a tear-off, and it gives you something a surprise leak never does: a number you can put in next year's budget. Doyle, Inc. has inspected and maintained low-slope commercial roofs here since 1980.
What a Doyle roof inspection covers
Membrane condition: seams, laps, punctures, shrinkage and ponding
Flashing at every parapet, curb, wall, chimney and penetration
Drains, scuppers, gutters and internal drain lines
Rooftop equipment: HVAC curbs, condensate lines, gas lines, conduit and walkway pads
Insulation condition and suspected moisture areas
Sheet metal, coping, edge metal and fastener backout
Interior ceiling and deck inspection where leaks have been reported
What you get back in writing
A photo report that shows each problem area and where it sits on the roof. A condition rating for the roof as a whole. Repairs sorted into three buckets: fix now, fix this year, watch. A budget range for each bucket, and an honest estimate of remaining service life. Facility managers use these reports to defend a capital request; building committees use them to stop guessing.
Our maintenance plan, twice a year
Spring visit. We clear winter debris, check for ice and snow damage at eaves and valleys, flush drains, and repair anything that opened over the winter before spring rain finds it.
Fall visit. We re-seal pitch pans and sealant joints, tighten and replace edge-metal fasteners, clear drains ahead of leaf fall, and close any opening that would let snowmelt into the assembly.
Between visits. Plan customers get priority scheduling when something goes wrong, and we already have your roof on file, which means a faster, cheaper visit than a cold call from a contractor who has never been on your building. For active leaks, see commercial flat roof repair.
What maintenance saves on a commercial roof
A single-ply or modified bitumen roof that is inspected and maintained routinely outlasts a neglected one by years, and the difference is almost entirely water. Once water gets into insulation it spreads sideways, ruins R-value, corrodes deck fasteners and quietly raises the heating bill of every winter that follows. The NRCA recommends inspecting low-slope roofs at least twice a year and after major storms, which is exactly how we schedule. Catching a $900 flashing repair in October is the difference between a repair and a $90,000 tear-off three winters early.
Who this is built for
School districts and private schools. Hospitals, clinics and senior living. Churches and community centers. City, township and county buildings. Manufacturing plants and warehouses. Property managers with multiple buildings, who get one report per building and one call for all of them. See our commercial roofing projects for the kinds of buildings we are on every week.
Service area
Cheboygan, Petoskey, Harbor Springs, Mackinaw City, Indian River, Onaway, Rogers City, Alpena, Gaylord, Boyne City, Charlevoix, Cross Village and the surrounding Northern Michigan counties.
Contact us here or give us a call at (231) 627-4368 to get started!