Membranes are hit or miss for me, honestly. I tried patching a flat section with one of those peel-and-stick ones last winter—total pain. Didn’t bond right in the cold, started peeling at the edges a week later. Ended up paying more to fix both the patch and the original leak. At this point, I just schedule a quick check every spring and fall. It’s cheaper than dealing with bigger repairs down the line.
Twice a year checks seem to be the sweet spot for me too, but I’ll admit I’ve pushed it to once a year if things look good and we haven’t had any wild weather. Those peel-and-stick patches are a gamble, especially in the cold—learned that the hard way on a warehouse roof last January. Ended up with a patch flapping in the wind and a bigger mess underneath.
I’m curious—do you get up there yourself or pay someone? I used to do my own walkarounds, but after nearly stepping through a soft spot (and almost losing my phone down a gutter), I just budget for a pro now. It’s not cheap, but neither is replacing inventory after a leak.
Anyone else notice certain spots always seem to be trouble? For me, it’s always around the HVAC units and those weird seams near the drains. No matter how many times they get “fixed,” they’re back on my list every fall...
I get where you’re coming from with the twice-a-year checks, but honestly, I think a lot of folks overestimate how much they can spot on their own. Even if things “look good,” there’s a ton that can be going on under the surface, especially with those flat commercial roofs. I’ve seen more than a few business owners get caught off guard by leaks that started months before they ever noticed a stain inside.
About those peel-and-stick patches—yeah, they’re a quick fix in a pinch, but I’ve never trusted them for anything long-term, especially in cold weather. Once the temps drop, the adhesive just doesn’t bond right. I’ve had to chase down more than one patch that turned into a wind sock after a January storm. If you’re dealing with recurring trouble spots, like around HVAC curbs or drains, it’s usually a sign there’s something off with the original install or the flashing details. Sometimes it’s just age, but sometimes it’s a design flaw that keeps coming back to bite you.
I know hiring a pro isn’t cheap, but I’d argue it’s worth it for the peace of mind—especially if you’ve already had close calls with soft spots. I’ve seen too many people try to save a few bucks and end up with a much bigger bill down the line. That said, I wouldn’t say everyone needs to budget for a full inspection twice a year unless you’re in a spot with wild weather swings or a lot of tree debris. Once a year with a real pro (not just a guy with a ladder and a caulk gun) is usually enough for most commercial roofs, unless you’ve got known problem areas.
Funny thing about those HVAC units—seems like every roof has at least one spot that just refuses to stay fixed. Sometimes it’s worth getting someone to pull the unit and redo the curb flashing completely, instead of just patching around it every year. Costs more up front, but it saves a lot of headaches.
Anyway, just my two cents. Every building’s different, but I’d rather spend on prevention than deal with soggy inventory or insurance headaches later.
If you’re dealing with recurring trouble spots, like around HVAC curbs or drains, it’s usually a sign there’s something off with the original install or the flashing details.
That’s exactly what I keep running into with our old EPDM roof—those HVAC curbs are just a magnet for leaks, no matter how many times we “fix” them. I’m curious if anyone’s tried switching to green or living roof systems as a way to cut down on these chronic issues? I know it’s a bigger investment, but I keep seeing claims about longer lifespan and better insulation. Wondering if that actually helps with all the patchwork, or if it just adds another layer of headaches.
Green roofs are definitely getting more attention lately, but I wouldn’t say they’re a magic fix for leak-prone spots like HVAC curbs. The thing is, a living roof is only as good as the waterproofing layer underneath it. If the original install or flashing details around your curbs aren’t solid, adding soil and plants on top just hides the problem and makes it harder to spot leaks when they do happen.
That said, you’re right about the insulation benefits—there’s a noticeable difference in temperature control with a green roof, especially in older buildings that tend to bake in summer. But maintenance is a different animal. You’ll still need to check those trouble spots regularly, maybe even more so since any leak can go unnoticed longer under all that dirt and vegetation.
I’ve seen one building where they switched from EPDM to a green roof system (in Chicago, so lots of freeze/thaw cycles). They had to strip everything down to the deck, redo all the flashing properly, then put down a heavy-duty membrane before adding the green layers. It cost them way more upfront than just patching again, but five years later they haven’t had any new leaks—at least not yet. Still, they pay for annual inspections now because repairs are trickier once everything’s covered up.
If you’re tired of constant patchwork and thinking long-term, it might be worth considering—but only if you’re ready to invest in fixing those curbs and penetrations right from scratch. Otherwise you’ll just end up with leaks you can’t see until there’s real damage.
Honestly, sometimes it feels like no matter what system you pick, those HVAC curbs are always going to be the weak link unless someone takes their time with the details. I get why you’re frustrated...it’s kind of like playing whack-a-mole with leaks.
