Roof, Seals & Water Intrusion

Failed or Deteriorated Sealants

The most common entry point. Every penetration through your roof — vents, antennas, AC mounts, refrigerator vents, skylights, and cap seams — is sealed with lap sealant or dicor that has a finite lifespan. UV exposure, temperature cycling, and roof flexion during travel cause sealant to crack, shrink, and pull away. A gap you can barely see is more than large enough to allow significant water intrusion over time. Sidewall seams, window frames, door frames, and slide-out seals are equally vulnerable.

Roof Membrane Damage

EPDM rubber roofs can develop punctures, tears, and delamination from the substrate beneath. TPO and fiberglass roofs can crack at stress points — particularly near corners, seams, and penetrations. Once the membrane is compromised, water bypasses the sealant layer entirely and enters the structure directly.

Slide-Out Leaks

Slide-out rooms have multiple potential leak points — the roof seal that wipes against the slide topper, the side seals that compress when the slide retracts, and the floor seal at the bottom. Any of these can fail independently, and water that enters a slide cavity typically migrates into the main structure before it’s ever noticed.

Roof Surface & Membrane

We walk the roof and inspect every square foot of the membrane for punctures, tears, soft spots indicating delamination, and areas where the membrane has lifted or separated. On rubber roofs we check for chalking, crazing, and oxidation that indicates the membrane is approaching end of life.

All Roof Penetrations & Seams

Every vent, antenna, AC unit, refrigerator vent, plumbing vent, skylight, and cap seam gets inspected for sealant condition — cracking, shrinkage, gaps at edges, and areas where sealant has lifted. This is done close-up, not from the ground.

Sidewalls, Windows & Doors

All exterior caulk and sealant joints along the sidewalls, around every window frame, door frame, and compartment door. Horizontal surfaces and the top edges of frames are where water sits and where failures concentrate.

Slide-Out Seals

Condition and compression of all slide-out seals — roof wiper seals, side seals, and floor seals — with the slide both extended and retracted. A seal that looks intact extended can be torn or compressed out of shape retracted.

Thermal Imaging for Hidden Moisture

FLIR thermal imaging detects temperature differentials in walls, ceilings, and floors caused by moisture-saturated insulation and substrate. Wet materials hold temperature differently than dry materials — thermal imaging makes that visible without cutting into walls or pulling up flooring. We can identify active moisture intrusion and map its extent before recommending a repair scope.

Moisture Meter Testing

Thermal imaging tells us where to look. A calibrated moisture meter tells us what’s actually wet. We probe suspect areas to confirm moisture presence and measure saturation levels in the substrate.

Seal & Lap Sealant Replacement

Failed sealant is removed completely before new sealant is applied. We don’t apply new sealant over cracked or failed existing sealant — that traps moisture and fails quickly. Surfaces are cleaned, primed where appropriate, and sealed with the correct product for the application. Self-leveling lap sealant for horizontal surfaces, non-sag for vertical applications, correct formulation for the roof membrane type.

EPDM Roof Repairs

Small punctures and tears in rubber roofing are repairable with EPDM patch material and the appropriate adhesive, applied correctly with proper surface preparation. Larger areas of membrane damage or delamination may require section replacement. We assess the damage honestly and give you a straight recommendation on repair vs. full membrane replacement.

Roof Vent & Accessory Resealing

Vent covers, fan assemblies, and other roof accessories that have developed leaks are resealed or replaced as needed. We verify the mounting flange is sound before resealing — a compromised flange needs to be addressed, not just covered with sealant.

Slide-Out Seal Replacement

Worn, torn, or hardened slide seals are replaced with the correct seal profile for your slide system. Proper seal compression is verified after installation with the slide cycled through its full range of motion.

Water Damage Assessment & Structural Repair

When water intrusion has been active long enough to damage the structure, the repair scope expands. Soft spots in the floor typically mean OSB or plywood subfloor damage and sometimes framing rot beneath. We assess the extent of structural damage, remove compromised material, dry the cavity, and rebuild with appropriate materials. The intrusion point is always addressed first — there’s no point repairing structural damage until the source of water is sealed.

STANDALONE INSPECTIONS AVAILABLE

We offer standalone roof and seal inspections as a preventive service — not just as part of a larger repair call. If it’s been more than a year since your roof was properly inspected, it’s worth a look.