TPO, EPDM, modified-bitumen, and SPF foam roofs all fail differently — and every roofer sells the system they install. I inspect every flat-roof system, give you the truth on recoat vs replace, and write a scope any qualified roofer can bid.
Every seam, penetration, drain, scupper, and canale documented
Ponding water measurement and drain performance
Membrane thickness / foam coating thickness where accessible
Recoat-vs-replace decision framework using the industry 25% rule
Written scope specifying material, mil thickness, and warranty tier
No installer conflict — I don't sell membrane or foam
Full walk of every membrane or foam plane. All seams, T-joints, penetrations, and mechanical curbs. Drains, scuppers, and canales tested for flow. Ponding depth measured at every low point. Remaining service life estimate per section. Written scope: recoat vs partial replace vs full replace, with material spec.
NM homeowners with pueblo/territorial-style flat roofs (very common in ABQ, Santa Fe, Taos). Commercial building owners with TPO, EPDM, or mod-bit. Anyone told they need a full replacement who wants a second opinion. Buyers under contract on a flat-roof property.
Free On-Site Walk-Around — $149 (small residential flat) Standard Written Report — $349 (typical residential) Detailed Report — $649 (multi-plane, complex penetrations) Commercial / Multi-Building — $0.05–$0.15/sqft, $1,500 minimum Most residential flat roofs fall in the $349–$649 range.
TPO: 18–25 years. EPDM: 20–30. Modified bitumen: 15–20. SPF foam (recoated): 30+ if the recoat schedule is kept. UV in NM shortens every material by 10–20% vs coastal averages.
UV degradation of the top coat, ponding water at drains and scuppers, and torn/split seams at penetrations. Foam roofs specifically fail from missed 5-year recoat cycles — the base foam is fine but the elastomeric coating erodes.
That's exactly what a flat-roof inspection answers. If the substrate is dry and seams are intact, recoat. If moisture scans show wet insulation or the seams are failing, replace. I use the industry 25% rule: more than 25% wet, replace.
Torch-lap + blister mapping.
Cap metal + crack map.
Per-unit re-flash scoring.
Factory & warehouse membrane + equipment 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.