Commercial roof maintenance programs in Los Angeles
The commercial roof maintenance Los Angeles property managers put on a calendar and stop thinking about. Scheduled visits, a condition report after each one, and the small repairs done before a tenant ever calls.
License #1131531. Bonded and insured. certificates on request. Same crew lead every visit.
Set up a maintenance program
Tell us how many roofs and we'll quote the program from a baseline survey. We call you back within one business hour.
Why a program costs less than the repair calls
The commercial roof maintenance Los Angeles buildings skip is the reason so many of them get replaced early. The story is always the same. A drain blocked, water sat, a seam opened, and nobody was on the roof to see it until it came through a ceiling.
The warranty depends on it
Manufacturer warranties on TPO, PVC and modified bitumen roofs expect the roof to be inspected and maintained, and ask for the records when there's a claim. A program is that record, and we keep it for you.
Small problems are cheap for about a year
A blocked scupper costs nothing to clear in September. By March it's a pond, a failed seam and wet insulation. The gap between those two numbers is what preventive maintenance on a commercial roof is for.
Budgets like predictable
A fixed annual figure per roof, a condition report your owner can read, and replacements planned years out instead of landing as an emergency capital request.
Pick the program that fits the roof
Two schedules and a portfolio option. Every program is quoted from a baseline survey, so the price reflects the roof you actually have.
Standard program
For most flat roofs on offices, retail and apartment buildings.
- A visit before the rainy season and one after it
- Everything in the visit checklist below
- Minor repairs done on the visit within an agreed allowance
- A condition report after each visit
- Priority scheduling if a tenant reports a leak
Priority program
For roofs with trees over them, restaurant exhaust, heavy HVAC traffic, or a warranty that asks for it.
- Quarterly visits, drains and penetrations checked every time
- Everything in the standard program
- Walk pads and rooftop equipment areas inspected for damage from other trades
- A written leak response commitment
- An annual review meeting with the owner or board
Portfolio program
For managers and owners with several roofs.
- One baseline survey across every roof
- Standard or priority schedule per building
- One calendar, one contact, one set of records
- A five year capital plan across the portfolio
What a maintenance visit covers
A crew lead, a checklist, a camera and a bucket of sealant. This is the commercial roof inspection Los Angeles buildings get from us twice or four times a year.
Drains, scuppers and gutters
Cleared and checked for flow. The most common cause of the failures we see, so we handle it first.
Seams and laps
Every welded seam and every lap walked and probed for lifting or opening.
Parapets, curbs and flashings
Wall caps, counter flashing, termination bars and every HVAC curb.
Penetrations
Pipes, vents, conduit and equipment stands resealed before the sealant fails, not after.
Ponding and surface
Standing water marks, blisters, alligatoring, and the general state of the membrane or cap sheet.
Rooftop equipment areas
Damage from HVAC techs, satellite installers and anyone else who's been up there since our last visit.
Debris cleared
Leaves, trash, abandoned equipment and anything holding water against the roof, removed and bagged.
Minor repairs on the spot
Resealing, a patched seam, a reset drain strainer. Within the allowance in your program.
Photos and the report
Dated photos of every item, and the condition report updated with what was done and what's coming.
Emergency tarp going on
Leak stopped at the source
Storm damage before repair
The condition report
The point of the program is the paper trail. After every visit you get a report written for the person who has to approve the next thing, not for another roofer.
Photos
Dated, every item, before and after
Condition
Fine, watch, fix now, per element
Work done
What was repaired on the visit
Remaining life
Updated each visit
Next steps
Priced, if anything needs doing
Warranty record
The maintenance log the manufacturer wants
Across a portfolio, the reports become roof asset management on one page. Every roof, its condition, its remaining life and its year for replacement, so a capital plan writes itself.
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How a program starts
Four steps, and the first one is useful even if you stop there.
Baseline survey
A crew lead walks every roof in scope, photographs it and writes the first condition report. You see where you stand.
Program quote
Standard or priority per roof, with the repair allowance and the response commitment written in. One page.
Scheduled visits
On the calendar a year out. We remind you the week before and send the report the week after.
Annual review
Where every roof stands, what to budget next year, and what to plan for the year after. With the owner or the board if you want us there.
What a maintenance program costs
A fixed figure per roof per year, quoted from the baseline survey. Here's what moves it.
- Roof size. A visit on a 40,000 square foot warehouse roof takes longer than one on a fourplex.
- Visits per year. Two for most roofs, four for the ones with trees, grease or a lot of rooftop traffic.
- Condition at the start. A roof that needs catch up repairs before it can be maintained is priced for those first.
- The repair allowance. How much minor repair is included in each visit before anything is quoted separately.
- Access. Ladder, hatch or lift, and whether the crew can get up without disrupting the building.
Most programs cost less per year than one uncaught leak, and the report alone is worth it at renewal time when your insurer asks about the roof.
Already have a leak?
A program is for a roof that's sound. If something has already failed, it's a commercial roof repair first, and the program starts once the roof is back to baseline.
Maintenance programs across Inglewood and the South Bay
Our office is on La Brea Avenue, so the commercial roof maintenance Los Angeles buildings on our calendar are mostly a short drive apart, from the warehouses of Gardena and Hawthorne to the offices of Culver City and the airport district in Westchester. The same crew lead can cover a whole portfolio in a week.
- Inglewood, our home base
- Culver City
- Gardena
Commercial roof maintenance questions
What is a commercial roof maintenance program?
A commercial roof maintenance program is a schedule of inspection and upkeep visits, two or four a year, where a crew lead clears the drains, checks every seam and flashing, fixes small problems on the spot and writes a condition report. It keeps the roof performing, the warranty valid and the replacement on a date you chose.
How often should a commercial roof be inspected?
Twice a year for most flat roofs, before and after the rainy season. Four times for roofs under trees, with restaurant exhaust, with heavy rooftop traffic, or where the manufacturer's warranty asks for it. And after any major storm.
Does maintenance really affect the warranty?
Yes. Most manufacturer warranties on TPO, PVC and modified bitumen roofs expect documented maintenance and can be voided without it. The condition reports from a program are the log they ask for.
What's included in each visit?
Drains, seams, flashings, penetrations, ponding, rooftop equipment areas, debris, minor repairs within the allowance, photos and the report. The full checklist is above.
Can you cover every roof in our portfolio?
Yes. One baseline survey across all of them, a schedule per building, one calendar and one set of records. See roofing for property managers and HOAs.
What if you find a bigger problem on a visit?
It goes in the report with photos and a price. Nothing beyond the allowance is done without your approval, and if the roof is near the end of its life we say so and put a replacement year in the plan.
How much does a program cost?
A fixed figure per roof per year, quoted from the baseline survey. Size, schedule, starting condition, the repair allowance and access all move it. Most programs cost less than one uncaught leak.
Our roof is already leaking. Can we still start a program?
Yes, after the repair. Call (323) 338 2878 for the leak, and once the roof is back to baseline the program picks up from there.
Put the roof on a calendar and forget about it
Set up a maintenance program and a crew lead surveys every roof in scope, writes the first condition report and quotes the program from what's actually up there.