Roof Longevity is the Responsibility of the Building Owner

Early detection of potential problems keeps the cost of maintenance at a minimum and maximizes the life of your roof system and building sidewall components.

There is no argument that an unreliable roof is one of the most aggravating problems of building ownership. Few building investments are more valuable than a roof, and few are more neglected.

The roof may have a lazy time lying in the sun, but it also leads a rugged and punishing life. Flat, sloped, or steep, a roof receives the full brunt of the weather. And while it may enjoy the pleasant breath of spring, it must also endure the scorching heat of summer and the cold blast of winter.

Over the course of a year, a roof will have to shed torrential rains, resist gale-force winds, stand up to hail, and support a blanket of ice and snow. The destructive forces of freezing and thawing cycles, attacks by fire, salt air, acid fumes, foot-traffic abuse and vandalism may further test its qualities.

Owners often ignore the need for routine maintenance. Never is the old cliche, "out of sight, out of mind," more true than when applied to most roofs. Many roofs are allowed to remain unattended 365 days a year, absorbing the worst punishments from the climate and environment of any part of the building. This is a sure road to a leaky disaster, as even a perfectly designed and applied roof system will fail without proper inspection and maintenance. In too many cases, roofs get attention only once they have developed serious and expensive problems or failed completely.

The alternative? Proper upkeep, in the form of a comprehensive preventative roof and building exterior maintenance program, can be the key to roof longevity and help the building owners protect their investment in the roofing system and the building.

The following are some building owners' most commonly asked questions (and answers) about maintenance programs:

Why is a roof maintenance program necessary?

Quality roof maintenance is the key to preventing roof problems and keeping the roof in watertight condition. Early identification and repair of roof problems will help provide a long-lasting roof system and save the building owner money.
What will a program such as this cost?

The programs themselves vary in cost. Charges are generally based on how many square feet must be inspected. We prefer to look at each job in-dividually before estimating the cost of the services. Cost varies depending on how the program is structured, existing conditions, climate, type of roof, size of roof, location, access, etc. but compared to the cost of replacing a roof whose life span has been cut short from neglect, the preventative maintenance expense is not significant. Budgeting a certain dollar amount each year for maintenance can have both short- and long-term financial benefits, potentially saving thousands of dollars and much aggravation.
What is involved in a maintenance program?

Some basic elements include once- or twice-yearly inspections to determine the current condition of the roof membrane and flashing. These inspections involve material replacement as needed, cleaning of drainage points, and detailed reports to the owner. The main focus of the visual inspection is early identification of roof problems before they turn into roof leaks and provides some assurance that the materials used are suitable for the design life of the system. A maintenance program will prescribe what is necessary to minimize roof-related problems occurring due to the roof defects and will help achieve maximum roof life. Additionally, we keep a history of the roof including its age, the date and details of any repairs, and reports of past inspections and maintenance. Cost information will allow an owner to prepare more accurate budgets for future roof maintenance.
Can a maintenance program be started for the building now, even if it has been neglected in the past?

Yes. As professional roofing contractors, we can develop a plan to bring a roof system back to a level of maintainability. Our firm can tell you if the cost to restore a roof system to maintainable condition is achievable and cost effective.
What do we look for on a low slope roof?
1. Check flashing and roof edges. Look closely at vents, stacks, hatches, skylights, and bases of HVAC equipment.
2. Check the roof slope. When water ponds on a roof, it can find its way into the smallest opening. A roof should be dry within 48 hours after a rain.
3. Check gutters, scuppers, drains, and flashing around them. When drains plug up on a roof, the excess water weight increases deck deflection, especially in the middle, and just 1 inch of standing water can add up to 5 pounds of loading per square foot.
4. Check the membrane. An aging roof - or one applied poorly - will develop blisters, cracks/splits, ridges, punctures, or open seams, all of which allow water penetration. Note: It's most important that a trained, experienced professional conducts the inspections, as they know what to look for. K Roofcare specializes in roofing repair and reconditioning work.
What's the difference between preventative and corrective maintenance?

Preventative maintenance is conducted to make certain that water can be shed rapidly from the roof to minimize the build-up of debris around drains and water outlets. It usually involves "house cleaning" items such as the removal of leaves, pine needles, and flying debris like rocks, bottles, etc. The roof may be washed to remove dirt, drains may be flushed, and checks may be made to insure that drain covers are in place. In addition, roofs should be walked after severe storms, before and after workers have been on the roof repairing mechanical systems, and immediately after roof repair work. Corrective maintenance takes care of any roof deterioration with minor repairs, such as recaulking or reinforcing breaks and weak areas, or with more major work such as resurfacing. Only trained professionals should identify and perform roof repair.
What are the consequences of neglecting roof maintenance procedures?

The most obvious consequences are a leaking roof, which may eventually lead to roof collapse if not caught in time. A roof system's biggest enemy is moisture. Ponding water due to poor drainage may creep into the insulation, collecting under counter-flashing and anywhere else the roof is not perfectly sealed. Once insulation gets wet, it will lose its R-value, causing heat and energy to be wasted. Saturated insulation or roofs will inevitably fail and cause further leakage, creating an accelerated roof breakdown cycle that can only be repairable with roof tearoff and replacement. Another consequence of neglect could be the loss of warranty coverage if maintenance is specified in the terms of a warranted roofing system.
If the roof has been neglected and must be replaced, should the owner select a system with a lower initial cost, of one with a higher up-front cost?

Since the roof is a building component and not merely an amenity, the entire cost structure of the project must be evaluated when choosing a new roof. Today, the roof system is relied upon to provide a major part of the building's thermal efficiency, and re-roofing, whether it means replacing or recovering the roof, is a prime opportunity to incorporate energy-saving features such as additional insulation. Higher construction costs that result in a more thermally efficient structure will result in net savings due to decreased fuel requirements for heating and cooling over the anticipated life of the roof. Life cycle costing should be a strong consideration.
When is re-covering the roof an option?

Re-covering the roof, in lieu of the more expensive roof replacement, is only an option if no damage has been done to the insulation, ceiling and interiors. With re-covering, the previous insulation investment can be saved, removal costs spared, the building remains protected, and additional insulation added to increase thermal and cost efficiency over the life span of the roof.

Roofing is a complex science, as well as an art. A roof system arguably is the most vulnerable part of the building exterior. Solar radiation and ultraviolet degradation, wind, rain, snow and sleet - all of these forces affect a roof system’s performance. Without a quality roof system that provides years of leak-free service, the building's operations are hindered. Regular inspections and quality maintenance can extend the expected life of a newly installed or existing roof system.

Roof performance is based on good design, quality products, proper installation, and a preventative maintenance program. A preventive maintenance program is the single most effective method of ensuring maximum roof system life and reducing roof related leakage into the building.

Finally, the money that a building owner may think is being saved by not performing regular inspections and maintenance most likely will be spent in much larger quantities when it becomes necessary to completely replace the roof system. The cost of a single day of inspection and maintenance is minimal compared to the cost of removing and replacing the entire roof system.

Call today so that we can talk in greater detail regarding roof maintenance on your building.