NM monsoon dumps more rain in 30 minutes than the roof sees in the entire dry season. A $200 sealant repair in June becomes a $5,000 drywall and insulation claim in July. I audit drainage, sealant, flashing, and parapet cap in May and June and rank defects by monsoon-failure risk — not cosmetic priority.
Scupper, drain, and internal drainage clearance check (flat roofs)
Pipe-boot and penetration sealant aging score
Parapet cap, coping, and stucco chimney crack audit
Skylight flashing and sidewall step-flashing review
Priority-ranked repair list scored by monsoon leak likelihood
Written scope with 30-day, 60-day, and post-monsoon action bands
Full roof walk with monsoon-failure bias. Every drain, scupper, and gutter section cleared and tested for flow. Every pipe boot, curb, and penetration sealant scored (0-5 aging scale). Parapet cap, coping, and stucco chimney crack mapping. Skylight flashing and sidewall step-flashing review. Attic ventilation intake/exhaust NFA math (heat drives monsoon-season shingle failure). Written scope with 30-day, 60-day, and post-monsoon repair bands.
NM homeowners wanting monsoon prep done before July. Property managers with flat-roof commercial buildings and interior drains. Agents whose listings need to survive monsoon without new disclosures. Homeowners who had leaks last monsoon and don't want a repeat. Owners of homes with prior repairs wanting a fresh confidence check.
Verbal Walk — $149 Standard Pre-Monsoon Report — $349 Detailed w/ Drainage Flow Test — $549 Commercial Flat-Roof Monsoon Prep — $900+ Most residential pre-monsoon reports are $349–$549. Booked in May or early June for guaranteed time to fix defects before the first storm cell hits.
Late May through mid-June. NM monsoon typically kicks in the first week of July. Booking earlier gives you time to actually fix what I find before the first heavy cell hits — most repair crews are 2–4 weeks out by late June.
In order: (1) clogged scuppers and interior drains on flat roofs, (2) failed pipe-boot sealant on shingle roofs, (3) cracked parapet caps and stucco chimneys, (4) failed skylight flashing, (5) uphill sidewall step-flashing on additions. I check all five and prioritize the ones that would actually leak in a real monsoon cell.
Same tools, different bias. A normal inspection reports every defect. A pre-monsoon inspection ranks defects by how likely they are to leak in the next 90 days of heavy rain — so you spend repair budget on what will actually fail, not on cosmetic issues that can wait until fall.
SMACNA sizing + downspout audit.
Bid + scope compared line-by-line.
Hail/wind + NOAA event correlation.
Map wet insulation before you recoat.
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.