— By Jenn Poultney —
Best practices for stopping roof leaks before they start.
An ounce of prevention is worth a pound of cure and that couldn’t be truer when it comes to managing facilities, especially on the roof. Keeping up with preventive maintenance and performing routine inspections can significantly reduce roof leaks and improve the health and longevity of a roof. Most roof warranties require scheduled maintenance or housekeeping to keep the warranty in good standing. Neglecting these activities or not properly documenting these activities can void a roof’s warranty.
Common Roof Problem Areas
The best way to prevent leaks is to know how they happen in the first place. It’s estimated that 80% of roof leaks come from just 20% of the roof.
Let’s break these common roof leak sources down.
• Penetrations: Anytime the roof membrane is cut is considered a penetration, including around equipment, pipes, skylights, vent stacks, pitch pockets, drip edge metals, wall flashing, etc. For retailers, the most common penetrations on a roof are HVAC units, pipes, skylights, vent stacks, pitch pockets, drip edge metals, wall flashing, etc. Restaurants generally have similar roof penetrations as retailers but also have grease trap equipment.
• Flashings: Roof flashings are vulnerable to water intrusion because they are not a piece of the flat roof membrane. Flashings are used to seal the penetrations on a roof and typically must be molded or manipulated into a particular shape around the penetration causing stress on the materials. Deteriorated or improperly installed flashings can create more leaks than they prevent.
• Seams/Laps: The laps or the seams of where the roof membrane overlaps can loosen over time. These open laps will then allow water to enter under the membrane, leading to wet insulation, roof leaks and more.
• Debris and Vegetation: Sprouting a few weeds doesn’t make a roof a garden rooftop. Vegetation usually grows in the corners of a roof but can become widespread if not regularly removed. This not only compromises the roof membrane, but it also draws insects and birds that can wreak havoc on a rooftop. Debris blown onto a roof from storms or left behind by someone on the roof can also lead to similar issues.
• Ponding Water: All roofs, even flat ones, have some type of drainage component to keep water moving off the roof. Water puddles that remain on the roof after 48 hours are considered ponding water. This can lead to serious roof issues because the water acts as a magnifying glass for the sun’s rays, accelerating the deterioration of the membrane below it. Ponding water is also a leading cause of wet insulation below the roof’s surface.
• Membrane Issues: The roof membrane is the skin of the roof and just like our skin, keeping it protected is critical. Common roof membrane issues on retail and restaurant roofs are UV damage, grease spills, hail damage, punctures, ridging, chalking and damage caused by other contractors working on equipment.
• Grease Traps/Equipment: For restaurants, overflow of grease traps can significantly deteriorate a roof’s surface. Keeping those properly maintained and cleaned is critical.
Preventive Maintenance Best Practices
Roof systems will vary on what preventive maintenance is required or recommended. If your roof is under warranty, always reference the terms and conditions for the maintenance or housekeeping requirements.
It is considered best practice to perform routine maintenance on your roof at least twice per year, generally around the time of your bi-annual inspections on the roof. It is also recommended to perform a quick inspection following any major weather events.
While roofs vary, there are a few standard activities that apply to most roofs.
• Address penetrations and flashings to repair tears, splits or other defects. Repair or re-seal these areas.
• Tighten or replace loose or missing clamps, drainage components, caps and more.
• Repair any defects or punctures in the membrane. Address open laps or seams.
• Remove debris and vegetation. Avoid using harsh chemicals that can negatively impact the roof membrane or flashings.
• Inspect gutters, scuppers and drains to make sure they are fully intact. Remove any accumulated debris. This will help prevent ponding water.
• Regularly clean and empty grease traps to avoid spillovers.
• If hail has been reported in the area, check for hail damage and take photos for insurance purposes.
• Check all equipment on the roof (HVAC, satellite dishes, etc.) is secured and fastened correctly.
• Make sure condensation lines are connected and flowing freely.
Roof Inspection Best Practices
Bi-annual professional inspections are recommended for all roofs, no matter your environment or roof type. If your roof is still under warranty, there are likely inspection requirements to keep the warranty in good standing.
There are several methods for conducting a thorough roof inspection. A visual inspection performed by a trained roofing technician will identify defects and visible problem areas. Proper documentation and photos of the visual inspection are especially important. An infrared or thermography scan will detect the prevalence of wet insulation under the roof’s surface. This is usually performed in the evening hours for more accurate scanning. The latest drone technology can be used in both visual and infrared scans, especially on roofs deemed to be unsafe or dangerous.
Some providers will take the inspections a step further by extracting a core and/or membrane sample of the roof. A small section will be cut from the roof and then repaired before the technician leaves. This sample can be analyzed to determine roof system layers, wet insulation and more.
Inspections are critical in identifying problem areas before they become roof leaks. Inspection should always start on the underside of the roof so the decking can be inspected to make sure it is in sound condition to walk on. But they’re also extremely important in the event you experience warranty issues or insurance claims. Documentation of the inspections, especially with photos, creates a record of the roof’s condition. If a severe weather event occurs and creates roof damage, the documentation from previous inspections can be helpful in both getting the roof fixed and securing insurance claims.
Cost Analysis: Maintenance vs. Leaks
If a roof’s not leaking, why fix it? Well, because properly maintaining a roof can save big budget dollars. Routine inspections and preventive maintenance typically save 11 cents per square foot annually on a roof compared to simply reacting to roof leaks when they arise. Most roofing providers offer annual maintenance programs. These typically cost anywhere from 1% to 3% per year of an estimated roof replacement. In addition to the cost savings, good roof maintenance practices will also extend the service life of your roof. Maintained roofs last an average of 12 years longer than those without maintenance.
Preventing roof leaks saves you not only the cost of the repair call but also the consequential damage associated with a leak. These types of damages include downtime, negative customer experience, ruined equipment or inventory, contamination, structural damage, and safety concerns. So the question becomes — can you afford to not maintain your roof?
— Jenn Poultney is senior vice president of Simon Roofing.