CASE STUDY #2

The client needed reliable, unbiased insight into:

• The true condition of the roof system
• Deficiencies that could impact performance or longevity
• How long the roof could realistically remain in service
• What types of maintenance and capital planning should be anticipated

Assessment Overview

The existing roof system is a ballasted black EPDM assembly, originally installed approximately between 2006 and 2007 and manufactured by Carlisle SynTec. At the time of inspection, the roof was observed to be in fair overall condition. While no active leaks were reported during the assessment, the property had experienced an interior leak event within the prior year, underscoring the importance of evaluating the roof system as a whole rather than relying solely on current leak activity.

Assessment Scope

RAM Infrared Services completed a comprehensive visual roof condition assessment focused on acquisition-level decision support, including:

• Review of membrane condition and aging indicators

• Inspection of flashings, penetrations, and perimeter details

• Evaluation of rooftop equipment interfaces

• Identification of visible deficiencies and installation concerns

• Projection of remaining service life and future maintenance implications

Due to the presence of stone ballast, infrared moisture scanning was not feasible at the time of inspection without ballast removal. This limitation was clearly documented so the client understood where additional investigation may be required in the future.

Key Findings

The assessment identified multiple deficiencies consistent with an aging EPDM roof system, including:

• Membrane punctures and holes
• Deteriorated lap sealant at seams and transitions
• Failing sealant and corrosion at parapet and coping metal
• Delamination of flashing materials
• Improperly detailed penetrations
• Areas of displaced or missing ballast
• Evidence of previous repairs and leak activity
• Drainage and overflow concerns

While the roof remained serviceable in the short term, the number and distribution of deficiencies indicated increasing maintenance demands and elevated risk as the system continues to age.

Remaining Service Life & Planning Considerations

Based on observed conditions, the roof system was determined to be nearing the end of its effective service life, with only a limited window where proactive maintenance could be used to manage risk. RAM Infrared Services emphasized that remaining service life is influenced by factors such as weather exposure, ongoing maintenance practices, and the timely correction of identified deficiencies.

Rather than focusing solely on immediate repairs, RAM Infrared Services helped the client understand the types of roofing-related expenses and decisions that typically arise with an aging system, including:

• Increased frequency of maintenance and leak response
• Short-term repairs required to manage risk
• The need for near-term planning for roof replacement
• Potential unknown conditions once the system is opened

This allowed the buyer to factor roofing implications into acquisition negotiations and long-term ownership planning.

Why This Matters in Acquisitions

Roofing surprises after closing can significantly impact operating budgets and capital plans.

A Roof Condition Assessment provides buyers with clarity before ownership changes hands—helping them understand risk, prioritize repairs, plan for future replacement, and make informed decisions during negotiations rather than reacting to problems after the purchase.

The Takeaway

By performing a detailed Roof Condition Assessment during the acquisition phase, RAM Infrared Services helped the client move forward with confidence, armed with clear insight into the roof’s condition, limitations, and future planning needs.

This proactive approach allowed the buyer to reduce uncertainty, avoid costly surprises, and make smarter decisions about one of the building’s most critical assets.

For buyers, owners, and investors, a Roof Condition Assessment isn’t just an inspection, it’s a strategic tool for protecting your investment.

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