TPO is the most common commercial membrane in NM — and the one with the most install-quality variance. I probe seams, audit T-joints, measure membrane thickness, and photograph every failure point so you know whether it needs a repair, a recoat, or replacement.
Seam probe on 100% of accessible welds
T-joint and detail-weld audit (highest failure area)
Membrane thickness gauge readings
Ponding water and drain-flow test
Parapet, curb, and penetration flashing survey
Repair-vs-recoat-vs-replace scoring with photos
Full walk with metal seam probe on every accessible weld. T-joints, inside/outside corners, and pipe boots documented individually. Membrane thickness measured at 6+ locations. Drain and scupper flow verified. Written report with photo map, seam-failure inventory, and prioritized repair scope.
Commercial and multi-family owners with TPO roofs. Buyers/sellers of properties with TPO membranes at due diligence. Property managers before renewing service contracts. Owners weighing coating vs. replacement bids.
Verbal Walk (small building) — $149 Written TPO Report — $349 Detailed Report w/ Seam Map — $649 Commercial / Multi-Building — $0.05–$0.15/sqft, $1,500 minimum Most single-building TPO inspections are $349–$649.
First-gen TPO (pre-2010) is often failing now — chalking, seam separation, and reinforcement scrim showing through. Modern TPO (60 mil+) reasonably runs 20–25 years in NM UV with proper install.
T-joint failures, cold-weld seams, membrane shrinkage pulling at parapets, and punctures at HVAC service paths. I probe every seam and photograph anything that lifts.
Sometimes — if the membrane is sound but chalking, a proper TPO-specific coating can add 5–10 years. If seams are failing or scrim is exposed, coating is throwing money at a replacement.
Landlord annual + portfolio pricing.
Torch-lap + blister mapping.
Cap metal + crack map.
Per-unit re-flash scoring.
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.