Time to Face Roof Realities

Because most commercial roofs are flat and therefore cannot be seen from the ground, they often fall under the category of out of sight, out of mind. But if even a small leak occurs, it can severely impact the inside of a building and drain productivity and profit from any business operating within. Yearly roof cleaning and the application of roofing sealants will help prevent problems.

Damage that may occur from even the smallest leaks could result in: deterioration of the roof insulation and deck; interior ceiling, wall and floor damage; damage to interior furnishings, fixtures and/or equipment; finished goods and inventory damage; and poor indoor air quality.

"Most roofs don't fail overnight. They fail because of small defects that go unattended over several years," says Ron Harriman, vice president of Benchmark Inc., a commercial roof consulting firm in Cedar Rapids, Iowa. "And the typical mode of complete roof failure is lack of roof maintenance."

Get a Plan
To ward off any or all of these problems, building owners and facility managers would do well to adopt a proactive roof maintenance plan. Daniel Watkins, an associate with Facility Engineering Associates in Fairfax, Va., emphasizes that such a plan not only can reduce the potential for leaks, but extend the service life and reduce the overall life cycle cost of a roof.

"Whether you use in-house staff or contract someone to do it, assess the roof at least twice a year and after any storm events," he says. Watkins, whose firm focuses on assessment, restoration and facility management for existing facilities buildings, says whoever performs the inspections should pay particular attention to:

• Clearing debris from around drains.
• Making sure the outside perimeter and flashings are in good condition.
• Checking typical locations of stress for any tears or splits.
• Checking for a loosening of roofing material/flashing/caulking where the roof meets vertical surfaces or where mechanical units (HVAC equipment, etc.) are attached to the roof surface.
• Examining membrane seams that could possibly open up over time.
• Making sure there are no signs of deflection, which indicate a problem with the roof structure itself.

Initiate a Program
Both Watkins and Harriman agree that the biggest hurdle in starting a proactive roof maintenance program is budgeting. "Some people rely on a roof warranty and figure that if it leaks, they'll call the manufacturer. But that's a reactive approach, and too often that means a lot of expensive damage has been done," Harriman says.

Harriman says a 3 to 5 cents per square foot per year investment is an effective maintenance plan for most buildings. On a life cycle cost basis, even a 10 cent per square foot per year investment provides lower costs than no maintenance.

"The typical low-slope roof lifespan is around 15 years. But they are easily capable of lasting 30 to 50 percent longer with minimal investment, so it's money well spent," Harriman says.

When starting a roof maintenance program, either in-house or by contracting a third party, it should include the following elements:

1. Inspection of critical areas of the roof (using set guidelines).
2. Removal of environmental debris from drains and waterways.
3. Repair of minor deficiencies.
4. Report of activities performed on the roof, along with recommendations for future actions.

These and other guideline suggestions are outlined by the National Roofing Contractors Association publications such as "The Repair Manual for Low-Slope Membrane Roof Systems."

"Many roofs are replaced at around half their expected life cycle," Harriman says. "Instead of spending 3 to 5 cents per square foot on maintenance, you could end up spending $3 to $5 per square foot. And my final bit of advice is that if you have a good repair man—keep him."