Wet insulation doubles your energy bill and rots the deck below it — long before a leak shows up inside. I scan low-slope NM commercial and flat roofs with a calibrated FLIR camera at sundown, verify every hot spot with a core cut, and give you a wet-percentage number a bid can be written against.
Calibrated FLIR IR scan at optimal sundown window
Wet-zone mapping with GPS-tagged imagery
Core-cut verification of every flagged area
Wet-insulation percentage of total roof area
Written scope: partial replace, full replace, or recoat
No membrane conflict — I don't install roofs
IR survey scheduled after sundown for maximum thermal contrast. Calibrated FLIR camera walked across every membrane plane. Wet zones marked on the roof and overlaid on a scaled drawing. Core cuts pulled at every flagged area — measured for depth and material. Written report with wet-percentage, insulation R-value estimate, and remaining-life determination. Repair scope specifying which zones need partial removal vs. full replacement.
Property managers with 5,000+ sqft low-slope commercial roofs. Owners quoted for full tear-off who want to verify the wet-percentage before committing. Buyers in due diligence on commercial or industrial NM properties. Adjusters needing neutral moisture documentation for a disputed claim.
Small Roof (<10,000 sqft) — $1,250 flat Mid-Size (10k–25k sqft) — $0.05/sqft Large / Portfolio (25k+ sqft) — $0.03/sqft, custom quote Core Cuts — $75 each (typically 4–8 per building) Most IR scans land between $1,250 and $3,500. Sundown scheduling required — book 5–7 days ahead.
On low-slope commercial roofs and any roof suspected of trapped moisture in insulation. IR shows wet zones as thermal anomalies at sundown when the roof gives up daytime heat. It doesn't help on cold or wet-surface days — timing matters.
For any area IR flags as wet, yes. Core cuts verify the anomaly is moisture (not a thermal artifact) and let us measure exactly how deep the water penetrated. Every wet call in my reports is core-verified.
Limited. IR is a low-slope, insulated-membrane tool. On pitched shingle and tile roofs, physical walk-and-probe finds far more than IR does. I'll tell you upfront if IR isn't the right call for your roof.
Yearly punch-list + service-life estimate.
Pre-listing & buyer due-diligence reports.
Reserve study + per-unit documentation.
Party-wall + shared-roof attribution.
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.