This post was inspired by an article originally published on DoItYourself.com. We have adapted and expanded the content specifically for commercial property owners in Michigan.
If you own or manage a commercial building with a flat roof in Michigan, a regular maintenance program is not optional. It is essential. Michigan’s climate is uniquely demanding on flat roofing systems, from heavy winter snowfall and freeze-thaw cycles to hot summers and high humidity. A consistent schedule of roof assessment and maintenance will help your roof hold up to those conditions, extend its serviceable life, and protect one of the most significant investments in your building.
Catching small problems early is almost always less expensive than addressing the damage those problems cause when left undetected. Here is what to look for when inspecting your commercial flat roof.
1. Ponding Water
Ponding is one of the most common and most damaging issues affecting flat commercial roofs in Michigan. It occurs when water from rain or snowmelt accumulates in low spots on the roof surface rather than draining properly.
If left unaddressed, ponding water adds significant weight to the roof structure, accelerates membrane deterioration, and can lead to leaks and serious structural damage over time. In Michigan, the combination of heavy spring rains and rapid snowmelt makes ponding a particularly common problem.
If your roof has areas where water consistently pools after precipitation, a roofing professional should evaluate your drainage system and roof slope. In some cases tapered insulation can be installed to correct the pitch and redirect water toward drains.
2. Splitting and Cracking in the Roof Membrane
When inspecting your flat roof, look for splits or long cracks in the membrane surface. These often appear parallel to insulation joints and may feel spongy underfoot. Splitting is commonly the cause of poor installation workmanship, surface stress, and most importantly in Michigan, repeated freeze-thaw cycles.
As water works its way into small cracks and freezes, it expands and widens those cracks over time. What starts as a hairline split can become a significant leak pathway after a few Michigan winters. Address any cracking or splitting promptly before water works its way into the insulation and decking below.
3. Blistering
Blistering appears as raised, bubble-like spots on the roof surface. It develops when air or moisture becomes trapped between felt layers or between the membrane and the substrate, creating a separation. Blisters are often spongy to the touch.
Even small blisters point to a larger problem: the membrane integrity will only worsen over time. Over time, foot traffic or heavy snow can rupture those blisters and allow water to work its way into the building.
4. Ridging
Ridging typically appears on built-up roofing systems as long, narrow raised lines across the roof surface. Moisture condensing beneath the felt layers, often at insulation joints, causes ridging, and it typically signals that the installer did not properly attach the roof membrane.
In Michigan’s climate, where temperature swings between seasons are significant, ridging can worsen over time as the membrane expands and contracts. If you notice ridging, contact a roofing contractor to evaluate whether repairs or a full replacement makes sense.
5. Loose or Failing Membrane Fasteners
If your commercial roof uses a mechanically fastened system, loose fasteners are a maintenance concern worth checking regularly. Fasteners can work loose over time due to improper installation, water saturation, or the natural movement of the building structure through seasonal temperature changes.
Loose fasteners reduce the wind uplift resistance of the roof system, which matters in Michigan where severe storms are common. A roofing professional can identify and resecure any fasteners that are no longer performing as designed.
6. Membrane Movement
If the wrong materials were used during installation, or if the roof is exposed to excessive heat, the felt or membrane layers can shift out of position. This is more common on older roofing systems and can compromise the waterproofing integrity of the entire roof.
Signs of membrane movement include visible wrinkling, bunching, or areas where the membrane appears to have pulled away from flashings or edges. Any of these signs warrant a professional inspection.
7. Snow and Ice Accumulation
This is a Michigan-specific concern that deserves special attention. Flat commercial roofs are particularly vulnerable to excessive snow loads. As a general guideline, if snow accumulation exceeds 12 inches, the weight on your roof becomes a serious structural concern and removal should be considered.
However, snow removal from a commercial roof carries real safety risks and should only be performed by experienced professionals with the proper equipment. Improper snow removal can damage the roofing membrane, create slip-and-fall hazards, and put workers at serious risk.
Beyond snow load, Michigan’s freeze-thaw cycles create a secondary concern: ice damming. As snow melts and refreezes at the roof edges or around drains, it can block drainage and force water beneath the membrane. Regular inspection of drains and edges after winter storms is strongly recommended.
How Often Should You Inspect Your Commercial Flat Roof?
For Michigan commercial buildings, a twice-yearly professional roof inspection is a sound baseline. The best times are in the spring, after winter has put the roof through its most demanding conditions, and in the fall, before snow and ice arrive. Additionally, a visual inspection after any major storm is always a good idea.
Catching issues like ponding, cracking, or loose fasteners early is almost always far less expensive than addressing the water damage, structural repairs, or full roof replacement those problems can lead to if ignored.
Beyond snow load, Michigan’s freeze-thaw cycles create a secondary concern: ice damming. As snow melts and refreezes at the roof edges or around drains, it can block drainage and force water beneath the membrane. Regular inspection of drains and edges after winter storms is strongly recommended.
Schedule a Commercial Flat Roof Inspection in Michigan
Springfield Roofing specializes in commercial flat roofing across Northern and Central Michigan, including Traverse City, Petoskey, Cadillac, Charlevoix, Gaylord, and Big Rapids. Our team can assess the current condition of your roof, identify any of the issues covered in this checklist, and recommend the right course of action.
Contact us today to schedule a commercial roof inspection. Call 231-263-5300 or visit our commercial roofing services page.