Late-Season Roof Inspections for Office Buildings: What Freeze-Thaw Damage Looks Like

Colorado’s Front Range is famous for rapid temperature swings—sunny afternoons followed by overnight freezes. For office buildings with low-slope or steep-slope roofs, those freeze-thaw cycles can turn minor wear into leaks, wet insulation, and costly repairs. Here’s how to spot the warning signs and why a late-season inspection helps you get ahead of winter.

Why late-season inspections matter on the Front Range

• Big daily temperature swings accelerate expansion/contraction in membranes, flashings, and sealants.
• Early snow, mid-winter thaws, and spring melt concentrate water at drains and scuppers, stressing seams and terminations.
• Hail from summer/fall storms weakens roofing materials—freeze-thaw then worsens that damage.

AC INC. Roofing’s HAAG-certified inspectors provide free roof inspections tailored to Denver, the Front Range, and up to Cheyenne, WY. We document what we find so you can plan maintenance—or, when appropriate, support an insurance claim after storm events.

How freeze-thaw damages common office roof systems

Freeze-thaw is simple physics: water expands as it freezes. When moisture gets into micro-cracks, seams, and pores, it widens those openings, breaks adhesion, and can saturate insulation.

TPO and EPDM single-ply roofs

• Split or relaxed seams: Contraction stresses peel seams; look for visible gaps or lifted edges.
• Punctures and cuts: Brittle areas around walk paths or HVAC units can crack in cold snaps.
• Flashing wrinkles at curbs and parapets: Movement of the building and equipment can pull terminations loose.
• Ponding “ice bowls”: Standing water that repeatedly freezes and thaws degrades membrane and seams.

Modified Bitumen (Mod Bit)

• Surface checking and alligatoring: Small surface cracks grow after repeated freeze-thaw cycles.
• Blisters: Moisture or trapped air expands when warmed, then refreezes, stressing plies.
• Lap failures: Cold makes laps rigid; movement opens them and invites water.

Metal roofs (common on office facades and low-slope details)

• Backed-out fasteners: Thermal cycling loosens screws and compresses gaskets.
• Opened panel joints and flashing laps: Expansion/contraction separates joints; watch for staining.
• Ice damming at gutters: Expanding ice pries at edge metal and can bend gutters.

Steep-slope shingles on office buildings

• Edge shingle lift and cracked tabs: Brittle shingles can crack along cutouts in deep cold.
• Ice dams at eaves: Melt-refreeze drives water under shingles, wetting underlayment.

Masonry/parapet details

• Coping cap gaps: Open joints and loose fasteners allow water into parapet walls.
• Spalling brick or efflorescence: Signs moisture is moving through and freezing within the wall.

What freeze-thaw damage looks like: quick visual cues

• Open seams, lifted terminations, or exposed scrim on single-ply roofs
• “Alligator” cracking, bubbles, or soft spots on Mod Bit
• Rust trails below fasteners, oil-canning, or separated metal laps
• Ice ridges near drains/scuppers, or standing water that reappears after sunny days
• Interior clues: ceiling stains, damp tiles, musty odors, or staining around window heads
• Gutter overflow, icicles at scuppers, or downspout blockages after a thaw

If it’s icy or snow-covered, stay off the roof—photograph what you can from the ground and call a pro.

A late-season office roof inspection—what we check

Our HAAG-certified team focuses on areas most vulnerable to freeze-thaw:
– Roof field: seams, laps, punctures, coating condition, and ponding areas
– Penetrations and equipment: HVAC curbs, pipe boots, skylights, pitch pans, and supports
– Perimeter and walls: parapet copings, counterflashings, terminations, and expansion joints
– Drainage: roof drains, strainers, scuppers, gutters, and downspouts for debris and proper flow
– Interior: stained tiles, wet insulation indicators, and wall/ceiling intersections

You’ll receive photo documentation, a prioritized repair plan, and—when storm impacts are present—insurance-ready documentation to support your claim.

Prioritize repairs before deeper cold sets in

• Immediate (protect the interior): seal active leaks, secure open seams, and address failed penetrations.
• High priority (prevent bigger failures): repair blisters/splits, reset loose flashings, clear/repair drains and scuppers.
• Strategic upgrades: add walkway pads, improve edge securement, evaluate tapered insulation to reduce ponding.

For aging but serviceable systems, fluid-applied coatings can restore weatherability and help bridge minor surface checking—especially on Mod Bit and certain single-ply roofs. For steep-slope office buildings with asphalt shingles, roof rejuvenation or replacement with impact-resistant shingles from leading manufacturers can be considered.

Materials and systems we service and install

• Commercial membranes: TPO, EPDM, Modified Bitumen
• Fluid-applied coatings for qualified roofs
• Metal and tile systems
• Asphalt and impact-resistant shingles (Atlas shingle systems available)

As an Atlas Pro+ Platinum Certified contractor, AC INC. Roofing can offer Atlas shingle systems with warranties up to 50 years on qualifying installations. We’re also a GAF Certified contractor with System Plus warranties available on eligible systems.

Storms plus freeze-thaw: a common Colorado one-two punch

Hail bruises shingles and fractures membranes; wind lifts edges. When temperatures plunge, those weaknesses widen. AC INC. Roofing specializes in storm-damage evaluation and insurance advocacy. Our documentation helps you make informed decisions and, when applicable, navigate claims smoothly.

Pro tips for property managers before the next hard freeze

• Clear drains, scuppers, and gutters—leaves from fall storms often clog cold-weather flow.
• Flag and cordon slippery roof sections; schedule professional snow removal when loads build.
• Avoid metal shovels on membranes; use designated walk pads for service access.
• Keep a simple log: dates, weather, observed issues, and photos—vital for proactive maintenance and claims.

Why partner with AC INC. Roofing

• Master HAAG Certification: Colorado’s first company to reach Master level
• Free inspections by HAAG-certified inspectors
• Atlas Pro+ Platinum and GAF Certified contractor
• Directorii-certified, backed by up to a $20,000 customer guarantee
• Fortified Roofing Solutions certified—systems engineered to withstand 130 mph winds, EF-2 tornadoes, and 2″ hail
• Licensed, insured, and 5.0-star rated on Google
• Local to the Front Range: 6145 Broadway, Suite 25, Denver, CO 80216; serving Denver metro, the Front Range, and Cheyenne, WY

Ready for a late-season inspection?

Get ahead of freeze-thaw damage with a thorough, no-cost assessment from a trusted local team. Contact Us today.