EPDM leaks come from seams and shrinkage — not the middle of the field. I probe every accessible seam foot, map perimeter tension where the rubber is pulling away from parapets, and score ballast distribution to catch wind uplift before the membrane balloons. Most EPDM 'failures' are $180 seam repairs caught 18 months too late.
Full seam probe with rounded pick — every accessible foot
Perimeter shrinkage-tension mapping at parapets and terminations
Ballast coverage audit per grid (loose-laid systems)
Pinhole, UV chalking, and cracking survey
T-joint, penetration, and drain-boot condition scoring
Written scope: seam repair, overlay coating, or replacement with lifecycle math
Full EPDM walk with foot-by-foot seam probing at every accessible lap and T-joint. Perimeter shrinkage-tension mapping — measured pull-away at parapets, walls, and curb terminations. Ballast coverage grid audit for loose-laid systems (wind uplift zones flagged). Pinhole, UV chalking, and crack surveying with photo documentation. Penetration boot, pipe flashing, and drain sump condition scoring. Written scope: targeted seam repair, EPDM-compatible coating overlay, or full replacement with 15/20/25-year lifecycle math.
NM commercial and residential owners with EPDM flat roofs 10+ years old. Buyers under contract on EPDM-roofed properties. Property managers with multi-building EPDM portfolios. Owners with active leaks needing seam vs field diagnosis. Owners evaluating EPDM-to-TPO conversion vs coating overlay.
Verbal Walk — $149 Standard EPDM Report — $429 Detailed w/ Seam Probe + Ballast Grid — $679 Multi-Building Portfolio (per building, 3+) — $349 Most EPDM inspections are $429–$679. Catching seam failure at year 15 vs year 18 is the difference between a $180 repair and a $28,000 replacement.
25–30 years for ballasted, 20–25 for fully-adhered — NM's UV and thermal cycling shorten both by 3–5 years vs national averages. Seams typically fail first (year 12–18), followed by membrane shrinkage pulling away from parapets. I score both separately.
Yes. EPDM seams fail from the inside out — the tape adhesive lets go while the surface still looks bonded. I probe every accessible seam foot with a rounded pick; anything that separates gets mapped and photographed for warranty or repair scope.
That's ballast for a loose-laid EPDM system. Displacement patterns tell you a lot: bare spots at parapets mean wind uplift; piled areas at drains mean the membrane is telegraphing shrinkage. I map ballast coverage per grid to catch both.
Tarp placement + permanent repair scope.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
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.