The Richmond City Hall Annex is a 14,489 sq ft municipal facility whose modified bitumen roof, installed in 2000, was approaching the end of its 20-year design life. The City retained Pinpoint to determine exactly how much of the roof was compromised before committing to a repair or replacement budget.
Pinpoint's team scanned all five roof sections (R-1 through R-5) using an RWS roof scanner and Tramex Dec Scanner, cross-checked with DJI Mavic 3 Enterprise thermal drone imaging. A calibration core cut confirmed baseline readings before the full survey began; elevated readings were hand-verified and confirmed with targeted core cuts.
The field membrane itself was graded Failed, with severe granule loss, blisters, ponding, and aged flashing typical of a 25-year-old system near the end of its life. Moisture scanning found the damage was not uniform: R-1 and R-3 held roughly 1,041 sq ft of wet coverboard between them, while R-2, R-4, and R-5 all scanned fully dry. In every wet zone, the coverboard held the moisture and the underlying polyiso insulation tested dry.
A full roof replacement was not necessary. With moisture isolated to the coverboard layer in R-1 and R-3 and insulation intact and dry throughout, Pinpoint recommended a targeted restoration: remove and replace membrane and wet coverboard in the affected sections, skim the remaining dry sections down to the insulation, and install new coverboard and membrane across all five areas.
To discuss a moisture survey, infrared scan, or capital roof plan for your facility, reach the Pinpoint team directly.
pinpointinspections.ca