Leaks around rooftop units are among the most common calls we get from Summit Pointe buildings. Rain gets in where the membrane turns up the side of an HVAC curb, usually because the flashing has pulled loose, cracked at a corner or been damaged during a service visit. Water then runs under the membrane and drips into the space below.
We repair commercial roofs throughout Chesapeake, including membrane and metal roofs. On a curb leak, we check the flashing, the membrane around it and the insulation underneath. Most curb leaks can be fixed with a local repair. If several curbs or large areas of the roof are failing, we'll talk about broader work. In the meantime, we can put down a temporary seal to keep water out.
Summit Pointe is a mixed-use district in Chesapeake's central business district, in the Greenbrier area about three miles from I-64. The buildings vary a lot, so we inspect each roof on its own. Tell us when the leak shows up and whether there's been recent HVAC work. That helps us tell a roof leak from a condensate or equipment drain problem.
Curb leaks: the flashing at the base of the unit
An HVAC curb is the raised frame the unit sits on. The roof membrane runs up the sides of the curb and is sealed under a metal cap or counterflashing. When that flashing splits, peels back at the corners or loses its seal at the top, rain runs straight in.
To repair it, we check the existing flashing and the membrane around the curb. The wood blocking and curb itself need to be solid; new flashing over rotted wood won't last. Sometimes the unit has to be lifted or disconnected so we can flash it properly. That's the HVAC contractor's job, and we schedule it with them before we open anything up.
Our rooftop equipment curb and support work handles both the curb and the roofing around it. Buildings in Greenbrier get the same inspection. Old roof cement around a curb usually has to be removed so the new flashing bonds properly. We prepare materials ahead of time and keep the existing roof sealed until we're ready to start. You'll get one plan that covers the curb, the flashing and any unit work.
Roof leak or condensate? Sorting out the source
Not every leak near a rooftop unit is a roof leak. A clogged condensate line, a cracked drain pan or a leaky pipe can put water on the ceiling just as easily. If we don't figure that out first, you can pay for a roof repair that doesn't stop the drip.
We compare when the leak happens with what we see on the roof. A leak that only shows up when it rains points to the roof. One that shows up on dry, humid days when the AC is running often points to the unit. We check the seams and flashings near the leak and pass along anything that looks like an equipment problem to the HVAC contractor.
Our commercial roof leak repair service starts with that diagnosis. Buildings at Oakbrooke get the same approach. Your maintenance staff's notes on when it leaks are a big help, even if they don't know the cause. If old patches or wet insulation make it hard to tell, we may need a closer look before recommending a fix. Once we find the actual leak, the repair goes there, not just where the stain is.
Wet insulation under the curb flashing
When a curb has been leaking for a while, the insulation around it usually gets wet. The roof can look dry on top while the board underneath is soaked. We check for trapped moisture with probes, test cuts or moisture scanning where the roof allows it, and confirm with a core cut before deciding what to remove.
Wet insulation needs to come out. New flashing installed over soft, wet board won't hold. Our roof insulation and cover board replacement covers this part of the job. If we find more damage after opening the roof, we take photos, tell you what we found and get your OK before going further. Dry insulation in good shape stays in place.
Patching the gap at the top of the curb doesn't fix wet insulation underneath, so we include the insulation and the flashing in the same repair. Replacing insulation can change the height of the roof around the curb, which affects how much flashing height is left and what size the metal cap needs to be. We check those measurements before ordering. If the unit needs to be adjusted, that stays with the HVAC contractor, and we build it into the schedule.
Working above occupied space
Removing curb flashing opens the roof for a short time. Before we start, the building operator tells us which spaces below need protection and how we can get materials in. Wet ceiling tile, electrical or interior issues from the leak are handled by the appropriate trades before finishes go back in.
We only open what we can close that day and make sure the HVAC contractor and our materials are lined up before work begins. Our occupied building reroofing crews work above active space all the time, and on office building roofs in Summit Pointe we work around tenant schedules.
We check surface moisture and temperature before installing flashing. Each membrane has its own installation requirements, and if conditions aren't right, we wait. When we have to pause, we tell you why and what we need before finishing. The temporary seal stays in place while we dry the area or wait on another trade. Service techs can get back to the unit once the flashing is complete.
After the repair: leaving the curb serviceable
When the curb is done, you get photos and notes showing the new flashing, any insulation we replaced and the parts of the roof we left in place. Service techs get guidance on how to work on the unit without damaging the new flashing, such as where to set panels down and where not to kneel. If we notice drain or foot-traffic problems while we're up there, we note those too.
Equipment and interior work stay with the right contractors. They can use our report to decide when the room is ready for repairs. Our roof condition reports lay out where everything is in plain terms. If many curbs are failing, we'll talk about broader repair or replacement based on what we see.
If water shows up again, we inspect it fresh. A new leak may come from a condensate line or damage from a service visit rather than the curb repair. We take calls overnight, on weekends and over holidays, and confirm a response time based on access and conditions. A temporary seal can go on first while parts are ordered. Our records also note any unit work still pending, so a later HVAC change gets checked against the repair before anyone cuts into it.
Mixed-use buildings make this as much a coordination job as a roofing one. Retail entrances, offices and residential access may share a block but have separate owners or managers. The property manager should confirm which roof is theirs and give tenants notice before we arrive. We check penetrations and edges where different building phases meet and spell out exactly what's included in the repair. The closeout explains what we did, any access problems and whether we'd recheck after other trades finish, written so a new manager can follow it without calling the original crew.
Commercial Roofing Questions
Is a leak near a rooftop unit always a roof problem?
No. Condensate lines, drain pans and piping can leak too. We compare the timing with what we see on the roof and pass equipment issues to the HVAC contractor.
What has to happen before new curb flashing is ordered?
We check the curb and wood blocking, measure the flashing height and confirm any unit work with the HVAC contractor.
Does the gap at the top of the curb show how much needs repair?
No. Wet insulation can extend well past the curb, so we confirm the wet area before deciding how much to replace.
What needs to be lined up before the repair starts?
The HVAC contractor's schedule, our materials, a plan to protect the space below and dry enough conditions to install the flashing.
How does the repair record help later?
It shows where the new flashing is and how to service the unit without damaging it, and it lists any unit work still pending.
Leak around a rooftop unit in Summit Pointe?
Send us the Summit Pointe address, where the leak is showing up and any recent HVAC work. We'll find the source and send photos with a short explanation of the repair.