In this photo, you can see the leaves and debris are gathering up and piling up around HVAC units and penetrations. This can cause excess water to be held on the roof which can freeze and cause contraction of the membrane. You can also see that the membrane is rippled and detached from the insulation board underneath. All of this water retained on the roof will freeze and thaw and 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 to be incorrect and in very poor condition, almost certainly leaking.