What Should a Commercial Roof Inspection Report Include Before a Replacement?

When it comes to commercial roof replacement, preparation is everything. Before any materials are ordered or crews are scheduled, a thorough roof inspection report sets the foundation for a successful project.

This detailed assessment isn't just a formality — it's the roadmap that identifies existing issues, informs decision-making, and minimizes costly surprises. Whether you're managing a retail building, warehouse, or office complex, understanding what your roof inspection report should include can help safeguard your investment and streamline the replacement process.

At Wheeler Construction, we understand that no two buildings — or roofs — are exactly alike. From snow-packed winters in Hudson to stormy summer months in the Twin Cities Metro, your inspection must be tailored to your property's needs and regional climate.

In this blog, we’ll break down everything a commercial roof inspection report should include before a roof replacement. 

Visual Inspections vs. Core Sample Inspections: What’s the Difference?

Commercial roof inspections typically begin with a visual overview, but for a complete assessment before a roof replacement, understanding the distinction between visual and core sample inspections is essential.

A visual inspection involves walking the roof surface, checking for signs of damage such as cracks, ponding water, blistering, membrane separation, and flashing issues. It also includes inspecting penetrations, seams, and drainage systems. This approach is non-invasive and provides a general understanding of the roof's condition — but it doesn't tell the whole story.

Core sample inspections go deeper — literally. A small section of the roof is cut out to examine its multiple layers, including the membrane, insulation, and deck. This method allows inspectors to assess water infiltration, insulation degradation, and potential structural issues that a visual check may miss.

While it is more invasive, core sampling provides accurate, critical data on the roof’s health and lifespan, which is invaluable when planning a complete replacement.

Choosing between these two methods — or using both — depends on the roof’s age, known issues, and whether previous repairs were cosmetic or structural. A proper roof inspection report will outline where visual assessments sufficed and where core samples were necessary to justify a roof replacement, ensuring stakeholders are armed with clear, evidence-based findings.

Should Moisture Scans Be Included in Every Commercial Roof Inspection?

Moisture is one of the most insidious threats to commercial roofs. Even if your roof looks intact from the surface, trapped moisture beneath the membrane can rot insulation, corrode structural decking, and significantly reduce the lifespan of the roof system.

That’s why moisture scans — often conducted with infrared thermography or electrical capacitance meters — are strongly recommended, particularly before a replacement decision is made.

Infrared moisture scans work by detecting heat differentials caused by wet versus dry materials, while capacitance scans measure the roof's ability to hold electrical charge — which increases with moisture.

These tools provide a non-destructive way to map hidden water damage, helping you avoid replacing dry areas unnecessarily or, worse, leaving moisture-laden zones untouched. The results are typically included in the inspection report as heat maps or grid overlays that guide both removal and replacement plans.

Not every inspection may include a moisture scan, but if your roof has a history of leaks, ponding issues, or is nearing the end of its warranty, incorporating this step is critical.

Modern inspection protocols, such as those included in maintenance plans, often integrate moisture scanning as a standard, not a luxury — especially for facilities with sensitive interior assets like electronics, pharmaceuticals, or food storage.

Validating Inspection Results with Photos & Drone Footage

Today’s commercial roofing inspections rely heavily on documentation — and with good reason. High-resolution photos and drone footage provide visual evidence of the roof’s condition, which not only backs up the inspector’s findings but also creates a valuable reference archive.

This type of media is especially important when presenting conditions to property owners, insurance adjusters, or financial stakeholders who may not visit the site in person.

Photos of problem areas such as membrane blisters, failing seams, and clogged drains offer clear context to what’s described in the written report. Drone footage, on the other hand, captures the entire roofing system from above, including hard-to-access or unsafe areas.

This panoramic view is particularly useful for very large or high-rise structures, where ladder access alone may not reveal the full picture.

Reputable inspection reports will embed photos and drone snapshots alongside written descriptions, creating a visual roadmap of damage and concerns. This type of documentation not only validates the need for replacement but also protects both the building owner and contractor by establishing a “before” baseline to measure against during and after the roof replacement process.

Should a Contractor or a Third Party Conduct the Roof Inspection?

One of the most debated aspects of roof inspections is who should conduct them: the contractor performing the replacement or an independent third-party inspector. Each option has benefits.

Contractors offer real-world installation experience, immediate access to cost and timeline estimates, and an understanding of local code compliance. Their assessments are typically geared toward implementation, which helps streamline the transition from evaluation to action.

Third-party inspectors, often employed by consultants or insurance companies, offer unbiased evaluations. They may use standardized criteria such as those from ASTM or NRCA, which can be valuable in legal disputes or warranty claims. Their focus is more on documentation and long-term asset management than on immediate service scheduling.

Some building owners prefer this approach for its objectivity, especially when seeking competitive replacement bids.

Ultimately, the best approach may be a hybrid: an initial third-party inspection followed by a contractor evaluation to ensure feasibility and scope alignment. Regardless of who conducts the inspection, what matters most is their credentials, equipment, and ability to produce a comprehensive report — especially when preparing for a major investment like a commercial roof replacement from Wheeler Construction.

Using Inspection Findings to Guide a Smart Roof Replacement Plan

The true value of an inspection report lies in how its findings are used. For building owners and facility managers, it’s not enough to know that a roof is in “poor condition.” A detailed report translates observations into actionable steps: which sections need full tear-off versus overlay, whether the insulation can be salvaged, what kind of drainage improvements are needed, and how code requirements or energy-efficiency standards influence material selection.

Comprehensive inspection data can also help prioritize replacement phases for large or multi-building properties. For example, if core samples reveal moisture damage isolated to specific zones, replacements can be phased strategically, aligning with budget cycles or operational downtime.

These findings are typically organized within the report by severity, location, and recommended action, serving as a logistical guide for contractors and stakeholders.

When backed by expert analysis and organized data, inspection reports become more than just checklists — they’re critical planning documents. They inform accurate cost estimates, minimize unexpected change orders, and ensure that roofing decisions align with your building’s long-term structural needs and usage goals.

Need a Commercial Roof Inspection Before Replacement? Let the Experts Help

At Wheeler Construction, we understand that every successful commercial roof replacement starts with a thorough, evidence-based inspection. We know exactly what makes a report complete, credible, and useful — because we've built our reputation on doing it right the first time.

As a locally owned and operated company in Hudson, WI, Wheeler Construction is committed to serving businesses across Minnesota and Wisconsin with unmatched attention to detail and industry best practices. 

If your commercial roof is nearing the end of its lifespan, or if you simply want peace of mind before moving forward with replacement, now is the time to act. Reach out to the experts at Wheeler Construction by calling 651-325-5139. You can also contact us online to schedule your inspection or learn more about our complete range of commercial roofing solutions.