Most commercial roof leaks start at the HVAC curb, not the field membrane. Vibration, thermal movement, and bad original flashing turn RTUs into water funnels. I inspect every curb, pitch pocket, and conduit penetration so you fix the real source instead of chasing stains.
Per-curb flashing and counterflashing audit
Fastener torque and vibration-gap check
Pitch pocket and conduit penetration seal review
Curb cap and cant condition scoring
Water-path tracing to interior stains
Per-unit repair scope for roofing bids
Visual and probe inspection of every rooftop unit curb. Flashing, counterflashing, and cant strip condition documented. Fastener inspection and vibration-gap measurement. Pitch pockets, conduit seals, and gas-line penetrations checked. Interior stain correlation to curb source. Written report: per-unit grade, photos, and repair scope.
Commercial property managers with chronic RTU leaks. Industrial facilities with multiple rooftop units. Building owners after a new RTU install that now leaks. Buyers inspecting properties with heavy rooftop mechanical.
Up to 5 RTU Curbs — $349 6–15 RTU Curbs — $549 Large Portfolio / Campus — Custom, $1,000 minimum Add IR Moisture Scan — $400 Most HVAC curb inspections are $349–$549.
Curb-to-roof flashing is a continuous penetration through the membrane. Vibration from the RTU loosens fasteners, sealant ages, and water follows the curb corners straight into the building.
Yes. I inspect the exterior flashing, counterflashing, pitch pockets, and conduit penetrations without disrupting HVAC operation. Interior coil inspection is separate and handled by an HVAC tech.
Yes. Each curb gets a photo set, condition grade, and a line-item scope — re-flash, re-seal, or full curb replacement — so contractors bid apples-to-apples.
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.