Built-up roofs get replaced years before they need to be, or years after they should have. Ply count and blister moisture are the only two things that matter — and both require core cuts, not eyeball estimates. I pull real cores, count plies under a loupe, and give you the renewal-vs-replacement math on paper before a facilities board or a bid meeting.
Core-cut ply verification at 3–5 representative locations (patched compatibly)
Blister mapping with moisture-presence testing on representative samples
Alligator-crack depth probing and flood-coat condition scoring
Gravel embedment density audit (BUR-with-aggregate systems)
Flashing, base-flashing, and metal-edge audit
Written scope: flood-coat renewal, aluminum-fibered recoat, cap-sheet overlay, or full replacement with 5/8/10-year lifecycle math
Full BUR walk with 3–5 core cuts to verify ply count and interply condition. Blister survey with sounding and representative-sample moisture testing. Alligator-crack depth probing and flood-coat integrity scoring. Gravel embedment density audit for aggregate-surfaced BUR. Base flashing, metal edge, gravel stop, and pitch-pan audit. Core holes patched with compatible plastic cement before I leave. Written scope: flood-coat renewal, aluminum-fibered recoat, cap-sheet overlay, mod-bit re-cover, or full tear-off with lifecycle math for each.
NM commercial building owners with BUR / tar-and-gravel roofs 15+ years old. Facility managers running capital planning for multi-building portfolios. Buyers under contract on commercial properties with legacy BUR. Owners with active leaks needing pinpoint diagnosis vs full-system scoping. Owners weighing recoat vs replacement and needing defensible lifecycle math.
Verbal Walk — $199 (commercial minimum) Standard BUR Report — $549 Detailed w/ 3–5 Core Cuts + Blister Moisture Testing — $899 Additional Cores (each) — $95 Multi-Building Portfolio (per building, 3+) — $499 Most BUR inspections are $549–$899. Catching a recoat-eligible roof before it gets bid as a replacement saves $6–$14/sqft — often $40,000–$120,000 per building.
Core cuts. I take 2-inch plug samples at 3–5 representative spots, count plies under a loupe, and photograph the stratigraphy. It's the only way to know if you're at a 3-ply that's toast at year 15 or a 4-ply with real service life left. Cores are patched with compatible mastic before I leave.
Not automatically. Alligatoring is the flood-coat surface breaking down; if the underlying plies are intact, a full flood-coat renewal or aluminum-fibered coating buys 5–8 more years. I probe crack depth and pull the ply count to score renewal vs replacement.
I map every blister over 3 inches, sound each one, and open representative samples to see if they contain moisture (bad — replace scope) or dry air (fine — leave alone). Blister density and moisture presence drives the recoat-vs-replace decision, not blister count alone.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
Manufacturer + workmanship defect audit.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.