Infrared Roof Inspection & Moisture Surveys in Chicago
The most expensive roof problem is the one you can't see: water trapped in the insulation under a membrane that still looks fine. Wet insulation loses much of its thermal value, adds weight, corrodes steel decks, and eventually shows up as leaks, sagging, or a failed roof. An infrared roof inspection finds it before that happens.
Roof Consultants Chicago performs infrared thermal roof scans and core-confirmed roof moisture surveys for commercial, industrial, institutional, and multifamily buildings across Chicago and the suburbs. As the local division of Inspec, serving Chicago since 2003, we map exactly which areas are wet so you can plan repairs, a recover, or a replacement based on facts instead of estimates.
How a Thermal Roof Scan Works
During a sunny day, the sun heats the roof. After sunset, the roof gives that heat back to the night sky. Dry insulation is a poor heat store and cools quickly. Wet insulation holds much more heat and cools slowly, so for a few hours after sunset the wet areas appear warmer on an infrared camera. We walk the roof with infrared thermal imaging equipment, outline each suspect area on the membrane, and record its location on a roof plan.
That pattern only appears under the right conditions:
- A dry roof surface: rain, dew, or standing water on the membrane masks what is below it
- A sunny day: enough solar gain to load heat into the roof assembly
- A clear, calm evening: cloud cover and wind flatten the temperature differences the camera relies on
- The right season: in Chicago, surveys are usually scheduled from spring through fall, when the roof is free of snow and ice
Because the weather has to cooperate, we plan surveys with a flexible window and confirm the go/no-go on the day.
Infrared and Moisture Survey Services
Infrared Roof Moisture Surveys
Evening thermal scans of the full roof area, with each suspected wet area marked on the roof and on a scaled plan. The standard first step before any major roof decision. Learn more about roof moisture analysis.
Core Confirmation
Thermal patterns can be caused by changes in material, extra layers, or debris. Core cuts in and around suspect areas confirm what is really wet, and record the insulation type, thickness, number of layers, and deck condition.
Moisture Meter Grids
For roofs where infrared contrast is poor, a grid of non-destructive moisture meter readings, verified by cores, gives a reliable picture of where water is and how far it has spread.
Pre-Replacement and Pre-Recover Surveys
Before you commit to a recover or a tear-off, a moisture survey defines how much insulation must be removed. That quantity becomes part of the roof replacement design and specifications so every bidder prices the same scope.
Leak Follow-Up Scans
After a leak, infrared shows how far water has traveled through the insulation, which helps define both the repair and the source. See our roof leak detection services for the full investigation process.
How a Moisture Survey Saves Money on Your Next Roof
Without moisture data, a roof decision is a guess. Owners either replace a roof that could have been repaired, or recover a roof that is full of water. A survey replaces the guess with a map.
- Repair: if wet areas are small and isolated, removing and replacing only the wet insulation can extend the life of the existing roof
- Recover: installing a new roof over the old one is generally only appropriate over dry, sound insulation and deck, and where the building allows another roof layer. Trapping wet insulation under a new membrane leads to deck corrosion, fastener failure, and a shorter roof life
- Replace: when wet insulation is widespread, a full tear-off is the right answer, and the survey documents why
- Accurate bids: a defined quantity of wet insulation reduces change orders and keeps contractor bids comparable
Because we don't sell or install roofing, the survey result is not tied to a sale. For more on weighing these options, read our roof replacement consultation guide.
Limitations of Infrared Roof Surveys
Infrared is a powerful tool, but it isn't right for every roof. We will tell you up front if another method will give better results:
- Ballasted and paver roofs: stone and pavers store heat themselves and hide what is happening in the insulation below
- Vegetated roofs: growing media and plants block the thermal pattern. See our green roof consulting article for how these roofs are evaluated
- Some insulation types: closed-cell foam insulations absorb little water and may show little contrast even when a leak is present
- Multi-layer and recovered roofs: added layers can mask or displace thermal patterns, which makes core confirmation even more important
- Reflective surfaces: metal and highly reflective coatings can reflect the sky and nearby objects, creating false readings
On these roofs, electronic leak detection, moisture meter grids, and targeted cores are often a better fit. A roof inspection or roof condition assessment can also combine several methods.
Your Moisture Map and Report
Each survey produces a report built for decisions, not just a folder of thermal images:
- A scaled roof plan with every wet area outlined
- Paired infrared and visual images of representative areas
- Core results: insulation type, thickness, layers, moisture condition, and deck observations
- Repair, recover, or replacement recommendations based on the extent of wet insulation
For owners with several buildings, repeating surveys over time is a core part of a roof asset management and capital planning program.
Infrared Roof Inspection FAQs
How does an infrared roof inspection find wet insulation?
Wet insulation holds more heat than dry insulation. On a clear evening after a sunny day, wet areas release stored heat more slowly and show up warmer on an infrared camera. We mark those areas on the roof and confirm them with core cuts before anything is reported as wet.
When can an infrared roof survey be done in Chicago?
Surveys need a dry roof surface, a sunny day to load heat into the roof, and a clear, calm evening for the scan. In Chicago that usually means spring through fall. Snow, rain, standing water, and high wind all delay a survey, so scheduling stays flexible around the weather.
Do you cut cores into my roof?
Yes, a limited number. Core cuts confirm that warm areas on the thermal images are actually wet and not caused by changes in material, added layers, or surface debris. They also show the insulation type and thickness. Core locations are patched and sealed after sampling.
Can a roof be recovered instead of replaced?
A recover, which installs a new roof over the existing one, is generally only appropriate when the existing insulation and deck are dry and sound and the building allows another roof layer. Trapping wet insulation under a new roof leads to deck damage and early failure. A moisture survey tells you which areas are dry enough to keep.
Does infrared work on every type of roof?
No. Ballasted roofs, pavers, vegetated roofs, and some highly reflective or multi-layer assemblies can mask thermal patterns. Some insulation types, such as closed-cell foams, absorb little water and show little contrast. For those roofs we recommend other methods such as electronic leak detection, cores, or moisture meter grids.
What do I receive after a roof moisture survey?
You receive a roof plan with each wet area outlined, representative infrared and visual images, core results showing insulation type and moisture condition, and recommendations for repair, recover, or replacement based on how much of the roof is wet.
Schedule an Infrared Roof Inspection in Chicago
Call 773-444-0206 or tell us about your roof, and we'll plan a survey around the next good weather window.
Request a Moisture Survey