Commercial Roofing
A roof with another layer on top can save removal time, but only when the old assembly is dry, stable, and suited to the new attachment. In Edinburg, TX, that decision begins with moisture evidence, not the calendar. I inspect the existing membrane, laps, fasteners, insulation, drainage, and the condition of the deck where it can be checked. The long Rio Grande Valley heat season works on exposed seams, while Hurricane Hanna brought wind and flooding impacts to Edinburg. A recover adds interfaces and weight, so water and attachment problems must be understood before the existing roof is covered. We compare overlay and tear-off scopes, explain which layers remain, and document the boundary. The next layer should solve a known condition, not hide one.
A recover assessment asks where moisture sits and whether it has moved beyond the visible stain or seam split. We walk the roof in a deliberate pattern, note ponding, blisters, open laps, loose perimeter details, and areas where foot traffic has crushed insulation. At curbs and roof-to-wall transitions, old sealant can mask a gap without restoring the connection. We check the interior below those points and compare ceiling marks with roof conditions. The report identifies wet, dry, and uncertain areas before we say a layer can stay. If a test area is needed, we request access and approval first. A roof inspection gives the owner a map rather than a surface-only opinion.
Edinburg sits in the McAllen-Edinburg-Mission labor market, where transportation and material-moving work is a substantial employment category. For a warehouse or distribution roof, that makes loading windows and clear movement through the work zone practical questions during an overlay review. The recover decision still depends on the assembly: incompatible membranes, loose insulation, trapped moisture, or a deck concern may rule out an overlay. If the substrate is sound, we compare the existing roof’s serviceable areas with a defined repair boundary. If it is not, tear-off may be necessary to reach the cause and establish a reliable base.
We record the existing roof type, number of layers where known, attachment, drainage, penetrations, perimeter metal, and visible repairs. Infrared readings can help locate temperature patterns that warrant closer examination, while probes or approved test cuts confirm what is beneath. A dry test area is especially useful when the surface gives mixed signals. We photograph each sample location and note what the material shows, then explain how that evidence affects the overlay plan. If the roof includes several additions, we map the transitions instead of treating the field as one uniform assembly. A moisture survey can focus follow-up checks where readings suggest a hidden issue.
Code, drainage, and equipment also constrain the proposal. We confirm the applicable permit path and assembly requirements with the project team before materials arrive. We check whether the new build-up will leave curbs, drains, and scuppers at workable heights. A recover should not reduce the overflow route or bury flashings that need proper termination. The detail set identifies the new membrane, attachment approach, cover board, perimeter transitions, and tie-ins. Where those details cannot be resolved over the existing assembly, we show the owner the tear-off alternative.
An overlay can be a sound choice when the old roof is firmly attached, dry across the planned area, and compatible with the proposed system. We verify that fasteners can reach the deck or other approved substrate and that added height will not compromise doors, equipment supports, drains, or edge metal. Some assemblies accept a mechanically attached or adhered membrane over a cover board; others need different preparation. A TPO recover system is one option when the substrate and details support it. We name the layers that remain and explain how the new membrane connects to the existing perimeter.
The overlay scope must address every penetration, curb, roof-to-wall transition, and drain. If the current roof has low points, a new sheet alone will not correct the slope. We determine whether tapered insulation, crickets, or drain adjustments belong in the work and check the effect on the finished height. A drainage correction may be part of the plan when water is lingering at the same area. We compare the total assembly, including retained material, instead of treating an overlay as a membrane-only price. The proposal identifies exclusions and conditions that would change the work after opening a test section.
Wet insulation, broad delamination, unstable attachment, or a compromised deck makes covering the condition a poor choice. Tear-off gives the crew access to remove unsound material, inspect the substrate, and repair it before installation. If moisture is isolated, we may remove only the affected zone and overlay the dry sections when the assembly and code requirements allow. If the wet boundary extends beneath equipment or multiple roof areas, a larger replacement scope may be more practical. The replacement option explains the sequence for removal, temporary protection, and new work.
Hurricane Hanna brought roof-shingle loss and street flooding in Edinburg, so the moisture review includes perimeter details and drainage, not just field seams. We trace stains back toward roof openings and check overflow points after rain. Cost drivers include the number of layers to remove, deck repairs, equipment movement, disposal, and weather protection. The facility director receives a written comparison: what can remain, what must be removed, and what risks carry forward with each option. A clear boundary lets the owner weigh disruption against the condition actually found.
Overlay work is usually quieter than full tear-off, but staging, crane access, rooftop foot traffic, and material storage still affect operations. We confirm where deliveries can unload, how intakes will be protected, and which zones must remain open. The crew secures one work area before moving across the roof, keeps drains clear, and avoids leaving unprotected tie-ins at day’s end. For a facility with several tenants, we coordinate access routes and communicate the work area in advance. A phased roofing plan can limit disruption when the roof and operating schedule allow divided work.
After installation, the record shows the layers retained, the new membrane and details, test areas, and any follow-up checks. Maintenance should focus on drains, seam condition, edge securement, and locations where equipment work could disturb the roof. A maintenance visit can keep those details visible after the recover. For roofs serving the broader Edinburg service area, we set the scope to the actual deck, drainage plane, and operation rather than assume one overlay fits every property. The owner leaves with an evidence-based answer on what went under the new layer.
We compare surface clues with moisture readings and approved test locations. The results show whether wet insulation is isolated or continues beyond the proposed boundary. We identify the affected material before recommending that any layer remain.
Finished height is checked against drains, scuppers, curbs, doors, and edge metal. If the build-up reduces overflow capacity or leaves a transition too low, we include corrections or price the tear-off route instead.
A new membrane by itself will not change a depression in the deck. We locate the source of standing water, then decide whether tapered insulation, a cricket, drain work, or substrate repair belongs in the scope.
We photograph the opening, note the material and its condition, and extend the inspection to define the boundary. The proposal can then separate localized removal from a broader tear-off instead of covering an unknown area.
The record should identify the system installed, old layers retained, perimeter and penetration details, repaired drainage points, and any follow-up locations. That gives maintenance staff a baseline for later inspections.