Commercial Roofing in Pontiac, MI
An older commercial or industrial roof in Pontiac, MI often has more than one layer of history on it. A built-up roof from one decade, a recover from another and a rooftop unit added in a third can sit together on the same deck, and the next repair has to respect all of them. What we find under the top surface decides the plan: how many layers there are, whether the insulation is dry, and whether the deck still holds a fastener.
Pontiac owners and property managers can rely on us for inspection, repair, recovery and replacement of low-slope and metal roofs, working from the drains inward and from the deck upward. Our written findings record what each part of the roof is doing, what it will cost to fix now and what waiting is likely to cost, so the next decision rests on a record.
Layers, Insulation and Deck Condition
Before we recommend a recover or a tear-off, we need to know what is under the surface. Core cuts show the number of layers, the type of insulation and whether it is dry. Moisture scans show how far any wet material extends. A probe through the deck from below, where the building allows it, tells us whether the steel or concrete beneath is sound. Those three facts set the price more than the membrane type does.
Wet insulation is the usual obstacle to a recover. If water has been moving through a roof for several seasons, new membrane laid over wet board will blister and trap moisture. An infrared moisture survey lets the owner see the wet area before the choice is made, and it lets us price the removal of only the wet sections where a full tear-off is not needed.
Edges and penetrations round out the inspection. Rusted fasteners at the perimeter, cracked pitch pans, split pipe boots and open counterflashing are small repairs that decide whether the larger work lasts.
When a Recover Makes Sense and When It Does Not
A recover keeps the existing roof in place and installs a new membrane over it, usually with a cover board between. It avoids the cost of tear-off, disposal and exposure of the interior, and it can be a sensible choice when the existing insulation is dry and the building has capacity for the added weight. It is a poor choice when layers are already stacked, when the deck shows corrosion or sag, or when code limits the number of layers allowed.
We lay out the recover and the replacement side by side with cost drivers: disposal, labor, insulation, edge metal, and the interruption to the building's use. The written findings include photographs of core cuts, so an owner or a lender can follow the reasoning behind the recommendation. Where a section of the roof is wet but the rest is dry, a split scope can save money.
Ponding Water, Freeze and Added Weight
Dearborn's station logs 30.8 inches of snow a year, mostly November to April, with 35.05 inches of precipitation overall, and Detroit's normals put January at 14 inches of snow and February at 12.5. That regional pattern of repeated freeze and thaw reaches Pontiac roofs too, and a particular building's snow load is an engineer's question. A roof that holds a pond after a rain will hold it through a freeze, and the weight of standing ice adds to the load on the deck.
A ponding water repair may involve new drains, tapered insulation, or both. On an older roof, adding a second drain or raising a low corner can be cheaper than a full replacement and extends the service life of the membrane. We map the low areas with a level or a laser before choosing.
Plant and Warehouse Schedules
Industrial and warehouse buildings in the Detroit area often run on shifts, with dock doors open at predictable hours and forklifts moving under the roof. Our crews work in bays, keep each opened bay dried in overnight and station a spotter at any hoist point above a dock. Inventory sensitive to moisture is covered or moved by the building's staff before work begins over it, and we agree on that step in advance.
Owners who also hold buildings in Southfield, Oak Park or Detroit can request one report format for all of them. A roof asset management record built from those reports lets the owner see which roofs need work first and spread capital over several budget years.
Roof traffic is planned as carefully as the repair. Material goes up by hoist or crane at a chosen point, not through the building, and walkway protection goes down over finished membrane.
Storm Checks After Hail and Wind
Severe weather in September 2026 produced damaging winds, large hail and tornadoes around Southeast Michigan; the Weather Service logged tornadoes rated EF-2 in Detroit and EF-0 in Lincoln Park. Storms of that kind are a reason to have any roof in the metro area checked afterward, including one that appears untouched from the parking lot.
After wind or hail we look for edge metal pulled loose, membrane bruises and punctures, displaced rooftop unit panels, cracked skylight domes and debris against curbs. Photographs and measurements go into a written record that supports a claim if one is needed. An owner who has a baseline report from before the storm has an easier time showing what changed.
Between storms, a twice-yearly visit keeps small items small. Autumn is for clearing drains and resealing exposed details. Spring is for finding what the freeze opened. Each visit adds to the record.
Commercial Roofing Questions
How many layers can an existing roof carry before a tear-off is required?
The limit depends on the enforcing authority and the structure. The 2021 building code took effect statewide on April 9, 2025, and local authorities apply it project by project. We count layers with core cuts, check the deck and give the owner a written note of what a recover would add in weight.
What does a core cut show that a visual inspection does not?
It shows the layers, the insulation type and thickness, and whether the board is dry or wet. It also reveals the condition of the deck surface. A surface that looks fine can hide soaked board beneath it. We patch each core cut the same day and record its location on the roof plan.
Can part of a roof be replaced and the rest left alone?
Yes, when the scan shows a clear boundary between wet and dry insulation and the older section has years of service left. The transition between old and new needs careful flashing and sometimes a tie-in strip. We write the boundary into the scope so a later repair knows where each system begins.
How do we protect stock and equipment during roof work?
We agree with the building staff on which areas need covering or clearing before each bay is opened. Interior protection, dust control and a temporary dry-in each evening limit the risk. A named supervisor is on the roof throughout, and the plan lists a phone number for the facility manager.
Does ponding water void anything or shorten the roof's life?
Standing water speeds up the aging of most membranes, adds weight and gives freeze cycles a place to work. Some manufacturers set limits on ponding in their warranty terms, so the owner should read the document for the system in question. We measure the depth and area of ponds and recommend drains or tapered insulation to fix them.
Schedule a Pontiac roof inspection
Tell us the building, how it operates and where water has appeared. We will document layers, drains, membrane and flashing in writing with photographs, and the record will support your decision among repair, recover and replacement. Emergency response is available at any hour.
