Roofing warranties are often the most valuable single asset the owner receives at closeout, and they are scrutinized by the owner, the architect, and the manufacturer's own inspector before they will issue. Here is what a complete Division 07 package looks like and where it usually falls apart.
Every document required in a Division 07 Thermal & Moisture Protection closeout package, including who provides it and when it applies.
| Document | Applies |
|---|---|
| Roofing Manufacturer Warranty (NDL or System) | Always |
| Roofing Contractor Workmanship Warranty | Always |
| Manufacturer Roof Field Inspection Report | Always |
| Infrared (Thermographic) Moisture Scan Report | If applicable |
| Flood Test / Water Test Report | If applicable |
| Waterproofing System Warranty | If applicable |
| Firestopping Inspection Report / Special Inspection Certificate | Always |
| Air Barrier Continuity / Air Leakage Test Report | If applicable |
| Roofing & Insulation Product Data and Cut Sheets | Always |
Division 07 closeout is unusual among the trades because its highest-value document, the roofing warranty, is not written by the contractor who installed the roof. It is issued by the membrane manufacturer (Carlisle SynTec, GAF, Johns Manville, Sika Sarnafil, Firestone Building Products, Versico, and similar) only after a field inspection by their technical representative confirms the assembly was installed to their published details. The roofing contractor provides a separate workmanship warranty, the waterproofing manufacturer and applicator each issue their own coverage, and firestopping carries inspection documentation produced by a special inspector rather than the installer. Knowing which party owns each document is half the battle on this division.
Packages stall here for a predictable reason: the manufacturer warranty cannot be issued until the manufacturer's inspector signs off, and that inspection often surfaces a punch list (loose fasteners, open laps, incomplete flashing terminations) that must be corrected before the warranty is released. Roofing crews demobilize the day they finish, so the punch corrections and the follow-up inspection slip for weeks. Meanwhile the infrared moisture scan and the flood test have to wait until every curb, drain, and penetration is set, which is frequently after the roofer believes the work is done. A GC PM who treats roofing warranty issuance as a single line item rather than a multi-step process is the one who discovers in month two that nothing has actually been registered.
The stakes are concrete. A roofing manufacturer's No Dollar Limit (NDL) warranty can run 10 to 30 years and is often the single most valuable closeout asset the owner receives; if it is never registered, the owner is left with only the contractor's short workmanship coverage and no recourse against the manufacturer. Firestopping and applied fireproofing documentation ties directly to the building's fire-resistance ratings and, in many jurisdictions, to the special inspection record the AHJ needs before final sign-off. Get the sequence wrong and you are not just delaying retainage; you may be handing the owner a building whose warranties and life-safety records do not actually exist on paper.
What each document is, why it's required, and what to watch for. Written for the GC PM collecting documents from multiple subs and engineers.
The manufacturer warranty is the centerpiece of Division 07 closeout. Major membrane manufacturers (Carlisle SynTec, GAF, Johns Manville, Sika Sarnafil, Firestone Building Products, Versico) issue a system or No Dollar Limit (NDL) warranty only after a field inspection by their technical representative confirms the roof was installed with approved components and details. NDL coverage typically runs 10 to 30 years and obligates the manufacturer to cover both materials and labor for qualifying leaks. The warranty is not active until the manufacturer registers it and issues the executed certificate, which is a separate step from the contractor finishing the roof.
A contractor handing you a warranty certificate does not mean it is registered. Ask for the manufacturer's executed warranty document with a warranty number, and confirm the registration date and start date in writing.
Separate from the manufacturer warranty, the roofing contractor provides a workmanship warranty covering their installation, typically 2 years from substantial completion. This covers defects in labor that fall outside the manufacturer's coverage during the early period. It should be on the contractor's letterhead, reference the specific project and roof areas, and state the start and end dates clearly.
Your workmanship warranty is in addition to, not a substitute for, the manufacturer warranty. Issue it on letterhead referencing the project name and the specific scope you installed, and align the start date with substantial completion.
Two distinct inspection records belong here: the manufacturer's field inspection report (the basis for issuing the warranty) and, on many commercial projects, an independent roofing consultant's inspection reports and final punch list. The manufacturer report confirms the assembly meets warranty conditions; the consultant report is an owner-side verification of workmanship. Both should show that punch list items were corrected and signed off, not just identified.
A manufacturer inspection that lists open deficiencies is not a clean inspection. The warranty will not release until those items are corrected and re-inspected, so track the punch list to closure before you call the roof done.
An infrared (thermographic) scan locates trapped moisture in the roof assembly by detecting temperature differences after sunset, when wet insulation retains heat longer than dry areas. It is performed by an independent roofing consultant or certified thermographer, typically following ASTM C1153, and is often required by spec or by the manufacturer before warranty issuance on larger roofs. The report documents scan conditions, marked-up roof plans showing any suspect areas, and verification cores where moisture was confirmed.
An infrared scan must run after the roof has gone through a normal weather cycle and after all penetrations are set. Scanning a roof that is still being worked on produces a report the owner cannot rely on.
Below-grade waterproofing, plaza decks, and other horizontal waterproofing carry their own manufacturer and applicator warranties (Henry Company, Grace Construction Products, Tremco, and similar). Where specified, a flood test per ASTM D5957 demonstrates the membrane holds water before overburden or topping is placed; the report records test duration (typically 24 to 72 hours), water depth, and the witnessing party. Once covered by slabs or pavers, defects become extremely expensive to find and repair, which is why this documentation is reviewed carefully.
Flood test results lose their value if the test ran before all penetrations and terminations were complete. Confirm the test date falls after the membrane and penetrations were finished, and that a consultant or owner's representative witnessed it.
Through-penetration firestops and fire-resistive joints maintain the fire-resistance ratings of rated walls and floors. The International Building Code requires special inspection of firestopping on many projects, performed by a qualified special inspector following ASTM E2174 (firestops) and ASTM E2393 (joint systems), not by the installer. The closeout record should include the inspector's reports, the listed firestop system numbers (UL or other) used at each condition, and manufacturer product data (Hilti, 3M, and similar).
A firestopping contractor's own sign-off letter does not satisfy an IBC special inspection requirement. Confirm whether your project required special inspection and, if so, collect the independent inspector's reports, not just the installer's certification.
The supporting records round out the package: thermal insulation product data with R-value documentation, weather-resistive barrier and air barrier product data with installer certification, and sheet metal flashing and coping shop drawings reflecting as-built conditions. Where whole-building air barrier performance is specified, an air barrier continuity or air leakage test report (often following ASTM E2357 for assemblies) verifies the enclosure performs as designed. Together these confirm the envelope was built to the approved details and the energy code.
Submit project-specific product data, not generic line cards. If your scope included an air barrier with a performance requirement, provide the test report and your manufacturer-issued installer certification, since the GC will be asked for both.
The codes and standards that define what's required in a Division 07 Thermal & Moisture Protection closeout package. Reference these when an owner or architect pushes back.
The National Roofing Contractors Association manual is the industry reference for low-slope and steep-slope roofing details and quality. Manufacturer warranties and consultant inspections are commonly evaluated against NRCA and manufacturer published details.
Governs how infrared moisture scans are performed and reported. A scan report should reference this practice and document the scan conditions and verification method.
The reference for flood testing roof decks, plaza decks, and horizontal waterproofing. Flood test reports should document depth, duration, and results consistent with this guide.
The procedural standard for special inspection of through-penetration firestops. Firestopping inspection reports submitted at closeout should follow this practice, with ASTM E2393 covering fire-resistive joint systems.
Establishes how air barrier assemblies are tested for leakage. Referenced where the spec or energy code requires a whole-building or assembly air barrier performance test.
These are the specific issues that cause owner rejection, AHJ refusal, or retainage holds. Each one is documented with the root cause and how to prevent it.
The roofing contractor hands over a certificate at substantial completion, but the membrane manufacturer never completed its field inspection or registration, so no executed NDL or system warranty actually exists. Owners and their roof consultants verify the warranty against the manufacturer's records, and a placeholder or pending certificate fails that check. The owner believes they have 20-year coverage when they have nothing enforceable.
Ask for the manufacturer's executed warranty with a warranty number and registration date, and verify it directly with the manufacturer's warranty department when the owner is paying for long-term coverage.
Schedule the manufacturer's final inspection before you demobilize. The warranty cannot be registered until that inspection passes and any punch items are corrected.
Manufacturers often date the warranty from the inspection or shipment date rather than substantial completion, and contractors sometimes leave the date blank. If the start date is months before the building is accepted, the owner silently loses coverage at the back end. Architects and owners check this date against the G704 substantial completion date.
Confirm the warranty start date in writing and reconcile it with the Certificate of Substantial Completion. If they do not match, have the manufacturer correct the warranty before you submit closeout.
Where the IBC requires special inspection of firestopping, an installer's self-certification letter does not satisfy it. The AHJ and the owner expect reports from a qualified special inspector following ASTM E2174, identifying the listed system used at each penetration condition. A package with only the contractor's letter is incomplete and can hold up final sign-off.
Determine at the start of closeout whether special inspection of firestopping was required on your project. If it was, the independent inspector's reports, not the installer's letter, are the document the AHJ and owner need.
A flood test run before all penetrations, drains, and terminations are finished proves nothing, and an infrared scan taken while the roof is still being worked on or before a weather cycle is unreliable. Reviewers check the test date against the completion of the work. A test that predates the final penetrations gets rejected because it cannot demonstrate the finished assembly is watertight.
Sequence the flood test and infrared scan after the membrane, all penetrations, and flashings are complete, and make sure an owner's representative or consultant witnesses the flood test.
Submittals pulled from a manufacturer's website rather than reflecting the installed system fail review, and many roofing warranties contain exclusions (ponding water, unrelated foot traffic, owner-installed rooftop equipment) that the owner needs to understand. When the package omits the actual warranty terms and conditions, the owner cannot manage the obligations required to keep coverage valid.
Include the full warranty terms and conditions, not just the certificate face. Flag exclusions such as ponding and traffic restrictions to the owner so routine rooftop work does not void coverage.
The MasterFormat specification sections that govern Division 07 Thermal & Moisture Protection closeout. Pull these from the project spec to confirm exact requirements for your project.
Governs insulation product data, R-values, and submittals for the building envelope and roof assembly.
The umbrella section for low-slope membrane roofing. Review for warranty type (NDL vs system), required inspections, and testing.
Covers TPO and PVC single-ply systems specifically, including manufacturer warranty and inspection requirements.
Governs flashing, coping, and trim shop drawings and details that the roofing and waterproofing warranties depend on.
Governs firestop systems, listed assemblies, and the special inspection and documentation required at closeout.
Covers sealant product data, warranties, and submittals for exterior and interior joints.
Use this checklist when collecting documents from your subs and engineer. Print or save as PDF for your project files.
The things that don't appear in the spec but that experienced GC PMs know from hard experience. These are the insights worth sharing.
The NDL or system warranty does not exist until the manufacturer's rep inspects the roof and the resulting punch list is corrected and re-inspected. Roofing crews leave the day they finish, so book the inspection while they are still mobilized; chasing them back for minor flashing corrections weeks later is what stalls roofing closeout.
Manufacturers frequently date warranties from shipment or inspection, which can quietly cost the owner months of coverage. Confirm the start date in writing on each roofing and waterproofing warranty, and have the manufacturer correct it before submission if it predates substantial completion.
Curbs, drains, vents, and equipment supports are often added late. A flood test or infrared scan run before they are complete cannot prove the finished assembly is watertight, and a careful reviewer will reject it on the test date alone. Hold these tests until the roof or deck is genuinely finished.
The one-page certificate looks complete, but the enforceable obligations and exclusions live in the attached terms. Owners who never see the exclusions (ponding water, unprotected foot traffic, third-party rooftop work) can void coverage with routine maintenance. Hand the owner the full document and flag the exclusions.
Questions GC PMs and subcontractors ask most often about Division 07 Thermal & Moisture Protection closeout.
Closeout Desk collects, classifies, and organizes all your Division 07 Thermal & Moisture Protection documentation, plus every other division on the project. We flag what's missing before you submit, so you're not discovering gaps after the owner reviews the package. Fixed-fee pricing. Delivered in 1–10 business days depending on urgency.
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