Not sure if you have TPO or EPDM? Most homeowners aren't — and contractors bid the wrong scope because of it. I identify your membrane on-site, measure ponding against the NRCA 48-hour standard, probe every seam foot-by-foot, and give you an honest repair-vs-recoat-vs-replace answer with lifecycle math for each.
Membrane identification on-site (TPO vs EPDM vs mod-bit vs BUR)
NRCA 48-hour ponding standard applied to every low spot
Foot-by-foot seam probe with rounded pick — welds and tape both
Puncture, UV chalking, and mechanical damage mapping
Drain, scupper, and overflow outlet audit
Written scope: repair, recoat overlay, or full replacement with 10/15/20-year lifecycle math
Full flat-roof walk with on-site membrane identification (TPO, EPDM, mod-bit, BUR, or SPF). Ponding survey: depth measured, drain time estimated, NRCA 48-hour standard applied per zone. Foot-by-foot seam probing at every accessible weld (TPO) or tape lap (EPDM) with a rounded pick. Puncture, tear, UV chalking, and mechanical damage mapping. Drain sump, scupper, and overflow outlet condition and code-compliance audit. Parapet termination, wall flashing, and pitch-pan inspection. Written scope with three tiers: targeted repair, membrane-compatible coating overlay, or full replacement — each with 10/15/20-year lifecycle math.
NM homeowners and small-business owners with flat or low-slope roofs. Buyers under contract on properties with flat sections and no idea what's up there. Owners with active leaks needing pinpoint diagnosis vs full-system scoping. Owners weighing recoat vs replacement and needing defensible lifecycle math. Owners who received a replacement bid but suspect they need repair instead.
Verbal Walk — $149 Standard Flat Roof Report — $429 Detailed w/ Membrane ID + Ponding Survey + Seam Probe — $679 Bid Review Add-On (compare a contractor bid line-by-line) — $199 Most flat-roof inspections are $429–$679. Catching a repair-eligible membrane before it gets bid as a replacement saves $6–$12/sqft — often $8,000–$40,000 on a single-family flat roof.
TPO is white or gray, has heat-welded seams (looks like a thin ridge), and squeaks when you walk on it. EPDM is black (usually), has taped seams (looks like a strip), and feels like a truck-tire inner-tube. I'll identify yours on-site if you're not sure — this is the first thing most homeowners get wrong when calling contractors.
Depends on how long. NRCA standard is 48 hours to fully drain after rain. Under 48: normal. Over 48: 'ponding water' — voids most manufacturer warranties, doubles UV degradation, and adds dead-load risk. I measure depth and estimate drain time based on outlet placement, not just guess.
Both TPO and EPDM fail from the seams inward, not from the middle of the field. TPO welds cold-crack in year 8–12; EPDM tape adhesive lets go in year 10–15 while the surface still looks bonded. I probe every accessible seam foot with a rounded pick to catch failure while it's still a repair, not a replacement.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
Manufacturer + workmanship defect audit.
Yearly punch-list + service-life estimate.
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.