The replacement plan explains tear-off or recover assumptions, insulation and drainage needs, occupied-building phasing, system options, and closeout requirements. Some roofs cannot be recovered. Wet insulation, deteriorated decking, or too many layers of prior roofing mean the only responsible path is full tear-off to deck. We handle that work as a controlled demolition and rebuild, not a rush job, with deck inspection and repair built into the scope from day one.
We rule out recover as an option when moisture surveys or core cuts show saturated insulation across a meaningful percentage of the roof area, when the deck itself shows corrosion or delamination, or when the building already carries two or more roof layers and code limits further buildup. On older warehouse stock around downtown Macon and along the rail corridors, we regularly find legacy built-up roofing that has to come off before a modern single-ply system can go on.
We also see this on manufacturing buildings that added a second roof layer years ago as a cost-saving measure instead of a proper tear-off. Layered roofs trap moisture between systems where it cannot evaporate, and by the time it shows up as a leak inside the building, the insulation underneath has often been wet for years.
We document the condition findings in plain language in the proposal, including photos from the core cuts, so a facilities director or property owner can see the reasoning rather than take our word for it.
We also check whether the existing roof assembly contains materials that require special handling during removal, and we call that out in the proposal before demolition starts rather than discovering it mid-tear-off and stopping work to sort it out.
Once membrane and insulation come off, the deck is exposed and we inspect every section before covering it back up. Steel deck gets checked for rust-through and fastener pull-out; concrete deck gets checked for spalling and moisture intrusion at joints. Repairs are priced as a unit-cost allowance in the original proposal so there are no surprise change orders when we find a soft spot.
On concrete deck buildings, common in some of the older manufacturing and institutional stock around downtown Macon, we also check for delaminated topping slabs at drain sumps, an area prone to moisture intrusion that is easy to miss without a targeted probe.
Tear-off generates significant debris, and on a large distribution or manufacturing roof that means coordinated dumpster staging, magnet sweeps for loose fasteners, and daily cleanup so the parking areas and dock aprons stay usable. We plan debris removal routes that avoid active loading zones and coordinate delivery and haul-off truck timing with your operations team.
Tear-off on an occupied building demands tighter sequencing than new construction. We break the roof into sections sized to what we can dry-in within a single working day, so no area sits open overnight without protection. For manufacturing tenants near Macon's industrial corridors, we coordinate section boundaries with process equipment locations so sensitive machinery underneath is never left exposed during demolition.
We share a written phasing sequence with your facilities contact before mobilization, showing which roof sections come off on which day, so your operations team can plan staffing and dock use around the schedule instead of finding out day by day where the work will be.
Distribution buildings near the I-75/I-16 interchange get particular attention to dock door zones, since those areas see continuous truck traffic and cannot be blocked for extended periods.
Georgia's thunderstorm season and the occasional tropical system moving inland from the Gulf make weather planning essential during any project that involves an open deck. We track forecasts daily and keep temporary seaming materials on site so a section can be closed in quickly if conditions change faster than expected. This is standard practice on every tear-off we run, not an upcharge.
Crew scheduling also shifts around the time of year. Spring afternoons in middle Georgia are prone to fast-building thunderstorm cells, so we tend to front-load open-deck work earlier in the day during that stretch of the calendar and hold a larger crew in reserve for dry-in rather than spreading a smaller crew across a longer window.
We base the decision on moisture content, deck condition, and existing layer count, all documented through core cuts and a written condition report before we recommend either path.
We price deck repair as a unit-cost allowance in the original proposal, so if we find corrosion or spalling once the old roof is off, the repair is already budgeted rather than negotiated on the fly.
We size each day's demolition section to what we can fully dry-in before crews leave, and we keep temporary sealing materials staged on the roof in case weather moves in ahead of schedule.
In most cases yes. We phase the work around your dock schedule and process equipment locations so the building stays operational throughout.
Debris removal is part of our scope. We stage dumpsters and coordinate haul-off timing as part of the project schedule.
