The determination depends on four variables: membrane age and overall condition; whether failure is localized or widespread; insulation condition confirmed by core cut (wet insulation typically triggers replacement); and structural deck condition. A localized EPDM seam failure on a 15-year-old roof with dry insulation is a repair. Widespread seam failures on a 28-year-old EPDM with wet insulation is a replacement. Protecht's written assessment states which finding applies and why — before any commitment is made.

Seam failures on aging EPDM systems along the Allen Road corridor, HVAC curb flashing failures on strip retail, drain blockages causing ponding on flat commercial decks, and pipe boot cracking on 1980s–1990s light industrial. Every repair begins with a physical assessment to determine whether the failure is localized or indicative of broader membrane and insulation issues that would make repair the wrong investment.

Water entering a flat commercial roof travels horizontally along the insulation layer or the deck surface before it finds a path down through the ceiling — sometimes 10 to 30 feet from the actual entry point. Patching the area above an interior stain is the most common commercial repair mistake. Protecht's assessment works through all potential entry points on the roof surface — flashings, seams, penetrations, and drain sumps — to identify the actual failure before any repair is specified.

$450 to $6,500 depending on scope — single penetration seals at the low end; multi-zone EPDM seam repair and HVAC curb reflashing at the high end. The specific number depends on the failure type, membrane system, extent of damage, and whether wet insulation or deck damage is found during assessment. Protecht provides a written estimate after the physical assessment — not a phone quote. No repair scope is committed without a written estimate approved by the property owner or manager.

Yes in most cases. Commercial roof repairs are conducted from the roof surface — seam repairs, flashing replacement, pipe boot replacement, and drain work all happen above the ceiling with no interior disruption. Protecht schedules commercial repairs around tenant operations and business hours where coordination is requested. For repairs requiring interior access, scheduling is coordinated directly with the property manager or tenant.

Minor commercial repairs such as sealing a pipe boot or resealing a flashing edge typically do not require a building permit. More substantial scope involving structural work, insulation replacement, or significant membrane area may require a permit under the City of Woodhaven Building Department. Protecht confirms the permit requirement for each job scope and pulls all required permits before work begins.