CASE STUDY
Tolko Industries
Spallumcheen, BC
The Tolko Industries sawmill on Otter Lake Road is a working industrial facility where the roof surface sees constant sawdust and debris accumulation as part of normal operations. With visible deterioration across the modified bitumen membrane, Tolko retained Pinpoint to determine the true extent of moisture intrusion ahead of budgeting for repairs.
Pinpoint’s team scanned the full roof combining daytime capacitance moisture scanning with a nighttime infrared thermal drone pass. Suspected asbestos content in the existing roofing materials ruled out core-cut verification, so findings rely on cross-checked non-destructive scanning methods throughout.
4,898
Sq Ft Roof Surveyed
65%+
Moisture Content Detected
F
Overall Condition Grade
0–2
Yrs Service Life Remaining
Sept
2025 Survey Completed
// Survey Scope & Methodology
Scanning a working industrial roof, safely
Pinpoint scanned the full 4,898 sq ft roof using an RWS roof scanner, Tramex Dec Scanner, and Moisture Encounter MEX5, cross-verified with a DJI Mavic 3 Enterprise thermal drone pass roughly two hours after sunset. Readings were marked directly on the membrane in orange paint — High, Medium, and Low — for the client’s maintenance crews to reference on site.
Because the existing roofing materials were suspected to contain asbestos, no core cuts were performed. Findings rely on cross-checked capacitance scanning and thermal imaging alone — a more conservative, non-invasive approach appropriate for this roof system.
// What We Found
A roof in failed condition, saturated at its core
Moisture scanning and thermal imaging together confirmed 65%+ moisture content across the roof — the membrane is in failed condition. High readings clustered around drains, penetrations, and prior repair patches, matching heat retention visible in the nighttime thermal pass. On the surface, the team documented a rusted and broken parapet, a missing drain strainer and plumbstack, cracked and delaminating flashing at drains, and heavy sawdust accumulation that is actively accelerating deterioration by retaining moisture and clogging drainage.
Membrane
Failed · 65%+ moisture, widespread saturation
Drains & Penetrations
Missing strainer & plumbstack, cracked flashing
Parapet & Debris
Rusted/broken parapet, heavy sawdust build-up
Recommendation
Given the confirmed saturation and failed membrane condition, Pinpoint recommended repairing roof defects before the onset of fall weather to limit further water intrusion, followed by full roof replacement planning — restoration is not a viable option at this stage. Given the suspected asbestos content, replacement work should be scoped with a qualified abatement contractor before removal begins.
Project Participants
Client :
Tolko Industries / Garland Canada
Location:
844 Otter Lake Rd, Spallumcheen, BC
Roof System:
Modified bitumen (suspected asbestos-containing materials)
Survey Method:
RWS scanner, Tramex Dec Scanner + MEX5, DJI Mavic 3 Enterprise thermal drone
Delivered by:
Pinpoint Diagnostics Group
Tolko Industries
Case Study PDF