Jerry,
It may be a combination of both as I found some outsulation at the roof top (3/4" foam with nylon weave holding about 1/8 to 1/4"" coating). My inspection is non destructive so I am not going to remove any rock at the interior. I am going to leave that up to contractor that hired me to investigate the scenario. Looks like he is going to have a big job. He sounded pleased about the findings. Like I stated earlier I'm a newbie especially on commercial stuff.

I was really under the impression that all of these systems should have some way for the moisture to escape. Apparently not! The resturant opened so I cut it short, but will return this weekend to view the underside of the roofing system.

You obviously have a wealth of knowledge and I greatly appreciate your input...regards