Tar-and-gravel (BUR) inspection done the way it should be — ballast test sections, blister and alligator-crack mapping, and a recoat-vs-replace scoring sheet you can hand to any commercial roofer for an apples-to-apples bid.
Ballast pulled at 3–5 test sections to see the actual membrane below
Blister and alligator-crack density mapped and photographed
Flashing, drain, and scupper probe with corrosion notes
Coating-adequacy determination (flood coat, gravel embedment)
Recoat-vs-replace scoring worksheet with defensible criteria
Written report formatted for property management and carriers
On-site: ballast test sections at 3–5 locations, membrane inspection at each pull, flashing and edge-metal probe, drain and scupper check, blister mapping, and coating-thickness estimate where accessible. Deliverable: written report with photos, blister density map, and a recoat-vs-replace score with cost-range estimates.
Homeowners with older ABQ ranch, mid-century flat, or foam-over-BUR homes. Apartment owners, HOAs, and commercial property managers evaluating renewal scope. Buyers under contract on a property with an aging tar-and-gravel roof. Anyone told 'you need a full replacement' who wants a scored second opinion.
Residential BUR — $449 Multi-plane / Commercial BUR — $749–$1,500+ Add infrared moisture scan (seasonal) — +$249 Annual maintenance plan with quarterly checks — from $399/yr Most commercial recoat-vs-replace decisions save $15K–$40K when scored properly.
Tar and gravel (BUR — built-up roofing) inspection is a specialized job. It requires ballast removal at test sections, flashing probe, blister and alligator-crack mapping, and a coating-adequacy determination. Not something a general roofer will do properly on a free visit.
20–30 years with proper flood-coating maintenance. NM's UV cycle is harder on BUR than most climates — expect earlier alligatoring on south-and-west exposures. Annual inspection extends life significantly.
$449 for a residential BUR inspection with written report. Commercial multi-plane BUR starts at $749. Includes ballast test sections, blister mapping, and a recoat-vs-replace scoring sheet.
Depends on membrane condition under the gravel, blister density, and flashing state. My BUR inspection includes a recoat-vs-replace scoring worksheet with defensible criteria — often saves $15K–$40K on avoidable replacements.
Yes — apartments, warehouses, retail, restaurants, and medical. Reports are formatted for property management underwriting and can be sent directly to the carrier for renewal documentation.
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.