Mod-bit is a workhorse membrane on NM commercial and mid-century flat roofs. Most calls I get are about seam failures at torch-down laps or blistering after a hot summer. I probe every seam, map blisters, and give you an honest recoat-vs-replace score.
Seam probe on all accessible torch laps
Cap-sheet granule loss and asphalt-exposure mapping
Blister count, size, and pressure test
Parapet, curb, and pitch-pan condition survey
Drain, scupper, and ponding assessment
Recoat vs. replace scoring with justification
Full walk with seam probe on every accessible torch lap. Blisters counted, measured, and pressure-tested where safe. Granule loss photographed by quadrant. Pitch pans, pipe boots, and parapet terminations documented individually. Written report with photo map and prioritized scope.
Owners of NM commercial or mid-century homes with mod-bit roofs. Buyers at due diligence on properties with 15+ year-old flat roofs. Property managers deciding between coating and tear-off bids. Insurance claims after hail on granulated cap sheet.
Verbal Walk — $149 Written Mod-Bit Report — $349 Detailed w/ Seam & Blister Map — $649 Commercial / Multi-Building — $0.05–$0.15/sqft, $1,500 minimum Most residential mod-bit inspections are $349–$649.
Two-ply mod-bit with a granulated cap sheet typically runs 15–20 years in NM UV. SBS caps outlive APP in our climate; the failures I see most are at seam laps and pipe boots, not the field membrane.
Torch-down seam voids, blistering from moisture trapped between plies, granule loss exposing asphalt, and shrinkage at parapet terminations. I probe seams and document every blister on the report.
If the cap sheet is granule-loss only and seams are sound, an aluminum or acrylic coating buys 5–8 years. If seams are open or the base ply is exposed, coating is a stall — I score it honestly.
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.