ROOF INSPECTIONS & MAINTENANCE
It is to the benefit of every owner to inspect his or her roofing system at least twice a year - once in the spring - once in the fall.
Millions of dollars a year are spent on replacing roofs that may have years of life left in them. Owners today recognize the importance of the investment they have made in protecting the building and its contents from damage, both in terms of the roofs cost and its replacement value.
Even though a manufacturers or contractors warranty was probably issued upon completion of your roofing project, the building owner continues to be responsible for proper roof care and maintenance.
Owners are now routinely implementing scheduled roof inspections and maintenance programs. Extending the service life of your roof saves you money and eliminates dealing with leakage and other roofing problems. A roof maintenance program is a preventative or corrective procedure taken to restore a roofing system to a watertight condition.
As part of a roof maintenance agreement, periodic inspections are performed by a professional roofing contractor and minor problems are corrected before they become troublesome.
A maintenance agreement is in the form of a contract between the building owner and a roofing contractor for a specified period of time. A report of the general roof condition is submitted to the building owner after each inspection, with recommendations for immediate and future action needed.
Generally, roof systems are not designed for roof traffic other than that required for maintenance services performed by a trained professional. If regular foot traffic is planned for a roof, provisions should be made for a properly installed roof walkway system.
SCHEDULED BI-ANNUAL INSPECTIONS
The key element of any roof maintenance program is regular roof inspection and immediate attention to all identified problems.
1. Every Spring and fall the roof should be inspected by a professional who understands the design of your roof system. The spring inspection may detect winter-related roof damage and the Fall inspection to assure that the roof is ready for winter. Special inspections are recommended following extraordinary situations such as- New construction or equipment installed on roof. Unusual weather conditions, such as hail, high winds, unusually heavy snow storms or any other weather phenomenon Vandalism or any other known damage to the roof.
INSPECTION PROCEDURES
The starting point of the inspection should be the interior of the building. The interior walls and ceilings should be checked for signs of water and staining. After inspecting the interior, a thorough inspection of the exterior walls should be made along with the roof system.
The roof should be inspected by checking the following roof components:
Flashings: These are the protection for the membrane termination and often provide a water-proof cover at the membrane termination. These include counter-flashing, expansion joint covers, copings and flashings at walls and curbs. A variety of problems may occur at these vulnerable locations.
Penetrations: These are pipes, drains, vents, stacks and other items that penetrate the roof membrane. These MUST be flashed properly to assure a water-tight roof system.
Field Membrane - What to look for:
Open seams, excessive blisters, wrinkles, ridges or areas of non-adhered membrane Worn spots, holes or deteriorated areas of the membrane. Deteriorated areas of surface coating on the membrane. Adequate drainage and ponding problems of the membrane. Areas around roof-top equipment that may have been degraded by leaks or spills or punctured by dropped equipment parts.
Leak Maintenance Procedure:
1. Protect the interior. 2. Remove excess water from the roof. Check roof drains and scupper boxes to be certain that they are functional. Excessive ponding on the roof may cause roof system damage, structural damage or even roof collapse. 3. Locate the source of the leak by locating the point on the roof above the leak in the building interior 4.Perform necessary repairs. Once the source of a leak is located, the materials and procedures used to make the roof water-tight will be determined by the roofing professional.
THE BUILDING OWNER'S RESPONSIBILITY:
1. Maintain accurate and historical roof records. 2. Control roof access. 3. Report leaks or other roof damage immediately! 4. Ensure routine maintenance. 5. Use professional roofing contractors for all major maintenance. (Re-coating, emergency repairs and permanent repairs. 6. Collaboration with a professional roofing contractor with the addition of new penetrations or equipment. At ten to thirty percent of the cost of a new roof, choosing a roof maintenance program performed by professionals can offer you a sound roof at a sound price.
