The leaves and debris gather around HVAC units and penetrations in this photo. This can cause excess water to be held on the roof, which can freeze and cause membrane contraction. You can also see that the membrane is rippled and detached from the insulation board underneath. All this water retained on the roof will freeze and thaw, causing expansion and contraction and eventually leaks.

These electrical and Freon HVAC lines penetrate the membrane and are sealed up with pitch pockets and flashing. These appear incorrect and in very poor condition, almost certainly leaking.