Every hole in your roof is a leak waiting for the right conditions. NM sun cracks pipe-boot collars in under a decade, UV kills skylight curb sealants in half that, and step-flashed skylights routinely get reused when a roof is replaced (they shouldn't be). I audit every penetration on your roof — skylights, plumbing stacks, HVAC curbs, exhaust fans, satellite dishes, gas lines — with a persistent-leak diagnostic tree that isolates where the water actually gets in.
Per-skylight condition scoring: glass, curb, flashing kit, and interior wet-marks
Pipe boot UV crack audit (aluminum-collar vs EPDM lifespan)
HVAC curb flashing and pitch-pan audit for commercial roofs
Exhaust vent, bath fan, and range hood flashing scoring
Persistent-leak diagnostic tree for skylights that have leaked twice+
Satellite dish, gas-line, and conduit penetration attachment audit
Full roof walk with per-penetration condition scoring (typical NM home: 6–15 penetrations). Skylight per-unit audit: glass seal condition, curb rot probe, head/side/apron flashing lap, weep-hole clearance. Pipe boot collar UV crack inspection — recommend aluminum-collar upgrade at end-of-life. HVAC curb flashing, counter-flashing, and pitch-pan condition audit (commercial + residential heat pumps). Exhaust vent, bath fan, dryer vent, and range hood cap and flashing scoring. Persistent-leak diagnostic tree — 6-mode isolation for skylights with repeat repair history. Satellite dish, solar-conduit, gas-line, and antenna-mount attachment + flashing audit. Written scope with per-penetration repair-vs-replace recommendation and cost band.
Homeowners with a leaking skylight who've already paid for one or two failed repairs. Homeowners planning a re-roof who want penetrations included in scope (not reused). Buyers under contract with skylights or lots of roof penetrations wanting due-diligence. Commercial owners with recurring drips under HVAC curbs or from a specific pipe stack. Homeowners with unexplained ceiling stains near a bath, kitchen vent, or skylight.
Verbal Walk — $99 Standard Penetration Report (up to 10 penetrations) — $349 Detailed w/ Per-Skylight Photo Grid + Diagnostic Tree — $549 Commercial (30+ penetrations) — Custom Most skylight + penetration inspections are $349–$549. Compared to $600–$1,800 per failed skylight repair (each one), catching the actual failure mode once is the play.
Because they interrupt the shingle field's shed pattern — every penetration is a 4-sided flashing problem on a roof designed to shed water in one direction. NM sun cracks EPDM boot collars in 8–10 years, UV kills curb-mount sealants in 5–7, and step-flashed skylights get reused when the roof is replaced (mistake). I audit every penetration type with a diagnostic tree that isolates where the water actually enters.
That's a diagnostic-tree case. Persistent skylight leaks after two repairs are usually not the skylight — they're the flashing above it (uphill diverter), the shingle seal on the head flashing, condensation from a poorly-insulated curb, or the wrong flashing kit for the skylight brand. I walk the tree with you and identify which of the six failure modes is active before anyone else touches it.
The rubber collar that seals around your plumbing vent stacks. In NM sun the black EPDM collar cracks radially around the pipe after 8–10 years — you can see the split from the ground with binoculars. Aluminum-boot replacements last 25+ years; I recommend swapping every boot on the roof at the same time so you're not back up there in 2 years.
Yes — HVAC curb flashing, gas-line supports, condensate lines, satellite-dish attachment, exhaust fans, grease-hood stacks, and rooftop conduit penetrations all get the same per-penetration audit. Commercial roofs typically have 30–80 penetrations and any one of them can be the leak.
IRC / IBC / NMCID cited per finding.
Per-door pricing + rolled-up capex plan.
Get ahead of the buyer's inspector.
Class A + ember-zone audit for WUI.
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.