Auto Dealership Roofing in Plano, TX

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A dealership roof usually leaks at the walls before it leaks in the field. Showroom parapets, the tall wall where the service building meets the showroom, and the edges of the delivery canopy all rely on flashing fastened into wood nailers or sheathing behind it. When that backing rots, new flashing has nothing solid to hold, and a quick reflash just pulls loose again. On a Plano, TX dealership we open the wall flashing at the problem spot, check the nailer and sheathing, and price the repair around what we actually find rather than around a footage of new metal.

We start with whatever the store already has: roof drawings, the name of the last roofer, past repair invoices and photos of where water showed up in the showroom or service bays. That history tells us where to look first, but it doesn't tell us what is behind the flashing today, so we still cut in and check. We also want to know how the lot and service drive operate. Vehicles parked near the building, customer traffic at the front door and bays that can't close for a day all shape where we stage material and when we work overhead.

What we check behind the wall flashing

Our flashing inspection starts at the membrane where it turns up the wall and follows it to the top termination, whether that is a counterflashing reglet, a termination bar or coping. We look for open seams, split corners, failed sealant and fasteners that have backed out. A wet ceiling tile in the showroom points us to an area, not the exact entry point, because water often travels along the deck before it drips. If we can't see the nailer without opening the wall flashing, we say so, mark where we want to open it and include patching that test cut in the price.

When the wood behind the flashing is soft or split, it has to be replaced before anything new goes on. Carpentry on a parapet is usually ours; if the wall itself is cracked masonry or the framing is damaged, a mason or an engineer may need to look at it first. We take photos while the wall is open, because once the new flashing is on, nobody can see why the extra work was done. One bad section also doesn't mean the whole parapet is bad. We price what we opened and flag other runs that need a look.

Wet insulation and what infrared can't tell you

An infrared moisture survey is a good way to map wet insulation across a big showroom or service roof, especially after a storm. It works by catching heat differences at night, so roof color, recent rain and rooftop units can all throw off readings. It also can't see the condition of a wood nailer behind wall flashing. We use the scan to decide where to take core cuts and where to open the wall, then confirm with our hands and a moisture meter before anyone decides which insulation stays and which comes out.

Finding damage and knowing what caused it are two different things. An opened wall joint may show rotted wood and rusted fasteners, but it can't tell us whether the problem started with hail, an old sealant joint that dried out, or a sign installer who drilled through the coping. We tell you what we found and where, and we say plainly when the cause is uncertain. That matters when you compare bids. One contractor may have priced opening the wall and replacing bad wood; another may have assumed everything behind the flashing is fine and simply left it out.

What a complete wall repair estimate includes

A proper commercial roof repair at a dealership wall lists the old flashing coming off, any wet insulation or rotted nailer being replaced, the new base flashing and the top termination. The membrane type sets the method. A TPO or PVC roof gets heat-welded seams and new flashing welded to the field sheet, modified bitumen gets torched or cold-applied plies, and an older built-up roof needs flashing compatible with the asphalt. A coat of roof coating over the wall can look like a repair on a bid sheet, but it doesn't fix rotten backing or a missing termination.

Dealership roofs often carry service-bay exhaust fans, makeup air units and HVAC for the showroom, and those curbs and equipment supports sometimes sit right at the wall we are repairing. If a unit has to be disconnected, lifted or moved, your mechanical contractor handles that, and any structural change to a support gets an engineer's review. If a roof drain falls inside the work area, we replace the drain flashing and clamping ring from the roof side; anything in the piping below goes to a plumber. We list those trades on the estimate so nothing falls between them.

Working above the showroom and service bays

Most dealership repairs happen while the store stays open, so roofing over an occupied building is the normal case, not the exception. Before we open anything, we walk the area below with your general manager or facility contact. We look at what sits under the work: showroom vehicles, parts shelving, service lifts and computers at the service desk. We agree on where the hoist goes, where the dumpster sits and which parking spaces we need blocked off. Your team decides what gets moved or protected; we don't assume a vehicle can stay where it is.

Sometimes the wall opens up worse than expected. If the rotted nailer runs past the first section or the deck under it is rusted through, we stop, show you photos and give you a revised price before we cut further. The revision lists the added tear-off, the new wood or deck and the flashing that goes back. If the area below now includes another bay or more of the showroom, we go back through what needs protecting there. When a mason or mechanical contractor has to finish their part first, we put down a temporary seal so the building stays dry overnight.

Keeping a record of the repair

When the job is done, you should get a short record: where on the wall we worked, photos of the backing before it was closed up, what wood we replaced and how the new flashing ties into the existing membrane. We note any test cuts we patched and any work still open for another trade, such as a mechanical reconnection or a plumbing repair. Spots we flagged but didn't open go on the list with their locations. The next facility manager, or the next roofer, can then see exactly what was done instead of guessing from a clean-looking wall.

We cover dealerships across the city, including the East Plano Parkway area. If you manage more than one building type, the issues shift: a flex industrial roof tends to fight ponding and dock-side walls, while a big box retail roof often comes down to drains and long membrane runs. For the dealership, send us the building address and a contact who can get us on the roof, and we'll start with the wall where the water showed up.

Commercial Roofing Questions

What should a complete wall flashing repair include?

It should include removing the old flashing, replacing any rotted nailer or sheathing behind it, new base flashing tied into the membrane, and a secure top termination such as counterflashing or coping. If equipment or plumbing is involved, the estimate should say which trade handles it.

Can an infrared scan tell whether the wood behind the flashing is good?

No. Infrared helps find wet insulation in the roof field, but it can't see the condition of a nailer behind wall flashing. We confirm that by opening a small section, checking it directly and patching it.

Who decides what gets moved out from under the work area?

Your dealership team does. We walk the area with your facility contact and go over what we're opening and where material will travel. You decide which vehicles, shelving or equipment get moved or protected.

What happens if the damage is bigger once the wall is open?

We stop, show you photos and give you a revised price before cutting further. The revision lists the extra tear-off and wood replacement. If another trade needs to work first, we temporarily seal the opening so the building stays dry.