Roof-specific report
Roof 4: EcoLab Main
Highest remaining risk roof; current planning should preserve owner optionality by comparing targeted interim repairs, retrofit/replacement timing, and failure-mode escalation. The uploaded Section 4 plot is a source reference for plan/detail callouts, while the 6-4-2025 leak catalog explains why Roof 4 is decaying faster: failed APP patchwork is trapping moisture, stressing tie-ins, vapor-cycling the original BUR felts, and exposing missing-flashing defects. The plot's top-left photo is excluded because the owner identified it as incorrect.
Roof area
174,400 SF
Square footage from the source model roof tab.
Risk score
78/100
Normalized condition, failure likelihood, and impact score.
Recommended action
Retrofit / Replace before deck escalation
Partial but strong evidence: Roof 4 has 0-1 year restoration/retrofit viability; deferral can force full deck replacement because failed patchwork and active leaks accelerate decking decay.
Condition worksheet
Technical scoring carried from the roof tab
Physical Condition
50/100
Moisture Presence
55/100
Deck Integrity
42/100
Leak Activity
38/100
Space Criticality
88/100
Financial worksheet
Budget and timing logic
Selected plan
Retrofit
$1.37M currently modeled for 2026.
Lifecycle exposure
$1.37M
Selected spend plus any modeled deferral liability.
IR-adjusted decay
Accelerated / Patchwork-Driven Failure Phase
3% wet plus active leaks, failed APP patchwork, trapped moisture/vapor cycling, open laps, missing flashings, and deck issues | IR tier: Severe (3.00% estimated wet); annual decay 24.3%.
Owner question
This page does not force one recommendation. It shows the consequence of this roof’s maintain, repair, restore, retrofit, replace, or defer path over time.
IR takeoff worksheet
Moisture signal translated into capital timing
Schematic drawing is a planning placeholder until the exported NIRA takeoff table or marked-up drawing is supplied.
Roof-specific NIRA snippet
Roof 4 scan crop placeholder
Reserved for the thermal/NIRA image crop that corresponds to Roof 4. When supplied, this slot should show the scan snippet used to verify wet SF, anomaly count, and urgency tier.
Source drawing received
section4.pdf + 6-4-2025 leak catalog
Use the Section 4 plot for plan/detail callouts and use the 6-4-2025 leak catalog as the decay narrative: failed cold-torched APP patchwork, open laps, missing flashings, trapped moisture, vapor cycling, submerged tie-ins, and interim reactionary-repair guidance. Do not use the top-left photo because the owner confirmed it is incorrect.
IR category
Severe
Color/tier used in dashboard legend and active prioritization.
Estimated wet area
5,232 SF
3.00% of this roof area; editable placeholder until NIRA export is provided.
Anomalies
18
Survey reference: 2025-02-04; Survey-Derived confidence.
Decay modifier
1.35x
Modifier applied to annual deterioration in capital-window and deferral calculations.
Highest active wet-insulation priority. section4.pdf adds usable plan/detail callouts and scope caveats; the 6-4-2025 leak catalog ties accelerated decay to failed cold-torched APP patchwork, trapped moisture, vapor cycling, open laps, missing flashings, and submerged tie-ins. The user-identified incorrect top-left photo remains excluded from interpretation.
Source: NIRA visual thermal model + section4.pdf sheet 103 scope notes + 6-4-2025 leak catalog; top-left photo excluded as incorrect
Photos and evidence
Roof photo placeholders
These are designed as proposal-ready slots. Replace each placeholder later with roof photos, IR images, test-cut photos, warranty documents, or annotated plans.
Active leak / anomaly map
Attach leak, IR, or marked-up roof plan photo.
Deck / substrate evidence
Attach test-cut or deck-condition photos.
Critical operations below
Attach area sensitivity photos if appropriate.
Capital action options
Owner decision alternatives
Repair
Interim reactionary repair / optionality preservation
Financial consequence: Interim reactionary repair / optionality preservation. This is one path in the time-based model; scope follows: Cataloged leak-specific repairs, three-coursing, flashing where needed, open-lap correction, puncture/void repair, and facility-coordinated rain-event follow-up; avoid broad patchwork that hides defects or traps moisture.
Budget basis: $140K
Retrofit
Recommended capital efficiency
Financial consequence: Recommended capital efficiency. This is one path in the time-based model; scope follows: Adhered FiberTite retrofit over prepared assembly after wet removal.
Budget basis: $1.37M
Full Tear-Off / Deck
Failure-mode contingency
Financial consequence: Failure-mode contingency. This is one path in the time-based model; scope follows: Full tear-off and deck replacement if deck integrity is not financeable.
Budget basis: $3.49M
Quote attachments
Proposal backup placeholders
Retrofit proposal
Vendor: TBD
Emergency repair allowance
Vendor: TBD
Full deck contingency
Vendor: TBD