Before you recoat or replace a flat roof, know what's wet underneath. I run infrared, capacitance, and (on request) nuclear-gauge moisture surveys across NM — mapping wet insulation slope-by-slope so you spot-replace the soaked zones instead of coating over them and losing your warranty.
Post-sundown IR (thermal) scan for the whole roof plane
Capacitance grid confirmation on suspect zones
Nuclear-gauge testing available for warranty/insurance disputes
Up to 4 verification cores included, patched to spec
Wet-zone map with square-footage totals for the bid scope
Recoat vs partial tear-off vs full replace scoring
Full flat-roof walk with moisture-detection focus. Infrared thermal scan after sundown to reveal wet insulation. Capacitance direct-contact confirmation on flagged zones. Optional nuclear-gauge testing (licensed operator, add-on). Up to 4 verification cores per report, patched to manufacturer spec. Wet-zone map with square-footage totals for the bid. Written report with recoat-vs-partial-vs-full recommendation.
NM commercial and residential owners planning a recoat or replacement. Property managers with unexplained interior leaks on flat roofs. Insurance claims where wet insulation extent is disputed. Buyers doing due-diligence on a commercial building with a flat roof.
IR Survey Only (up to 10,000 sqft) — $649 IR + Capacitance + 4 Cores — $1,200 Nuclear-Gauge Add-On — $600 (licensed operator) Commercial >10,000 sqft — $0.08–$0.15/sqft Most residential and small-commercial surveys are $649–$1,200. A survey typically pays for itself the first time it prevents a full tear-off.
Coating over wet insulation traps water, accelerates deck rot, and voids most manufacturer warranties. A moisture survey lets you spot-replace the wet zones ($3–$6/sqft) instead of coating the whole roof and re-tearing it off in three years ($12–$18/sqft).
IR (thermal imaging) is fast and non-contact, best after sundown when wet insulation releases stored heat. Capacitance is direct-contact, good for tar/gravel where IR is blind. Nuclear-gauge is the gold standard for insurance and warranty disputes but requires a licensed operator. I recommend the right method for your roof and budget.
Yes — up to 4 verification cores included in the detailed report. Cores confirm the survey findings and are patched with the same membrane and manufacturer-approved sealant.
Manufacturer + workmanship defect audit.
Yearly punch-list + service-life estimate.
Pre-listing & buyer due-diligence reports.
Reserve study + per-unit documentation.
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.