Roof Management:

A Guide to Preventive Maintenance

            One of the primary causes of pre-mature roof failure is neglect, or the lack of preventive maintenance. In order for any roof system to provide satisfactory performance throughout its expected service term, it must be periodically inspected for potential problems which occur as a result of normal aging. Sound roof maintenance results in major investment protection. Along with tremendous advances in roofing technology over the last 10 to 15 years, have emerged exceedingly higher roof replacement costs. Therefore, investment protection has become a high priority among owners, managers, and industry professionals alike.

The Built-Up Roofing (BUR) File

            A roof maintenance program can take on many different forms; however, the Asphalt Roofing Manufacturers Association recommends a BUR maintenance program have three things: A roof file, bi-annual inspections, and provisions for making routine repairs.

            Following is a list of material the Roofing Industry Educational Institute (RIEI) recommends in a roof file for a built-up roof.

Ø      As-built specifications and all relevant agenda

Ø      Roof plan showing location of all penetrations and roof-top equipment.

Ø      As-built drawings of construction details directly related to the roofing system, such as flashing, deck, etc.

Ø      Minutes of pre-job conference including a list of those present.

Ø      Reports by a job inspector during application, including weather conditions, materials used, and code numbers on packaging identifying areas completed each day (including photos).

Ø      Materials manufacturer specifications and brochures for each component (approval submittals).

Ø      All correspondence or notes between parties involved with the installation of the roof.

Ø      Roof bonds or guarantees from manufacturer and/or roofing contractor

Ø      Report on previous maintenance inspections

Ø      Reports on corrective action taken

Record of any changes made to or on roof surface or substrate and copes of letters notifying roofing manufacturers of such changes.

            Of the over 475 various roofing systems and membranes available on the market today, not one manufacturer can say their product or system is “maintenance exempt”. On the contrary, some manufacturers require that owners provide documentation of periodic inspection and maintenance procedures; otherwise, their long-term warranty becomes invalid.

            Manufacturer’s long-term workmanship and material warranties should not be interpreted as maintenance contracts or a replacement thereof.

            Far too much emphasis has been place on long-term warranties by industry sales professionals using these warranties as marketing tools with one primary objective – to make the sale. As the focus begins to shift from extended warranties to preventive maintenance, no doubt we will see a rapid reduction in roof failure litigation cases involving owners, contractors, and manufacturers throughout the Unites States.

            Planned preventive maintenance is neither complicated nor expensive. The cost of preventive maintenance ranges from $0.02 to $0.05 per square foot per year. The primary objectives of a preventive maintenance program are to prevent the potential for roof problems caused by normal aging, and to extend the performance life of the roof system. This translates into Investment Protection  –  cost-effective and simple. Not only does preventive maintenance protect the owner’s investment on top of the building, but inside as well. For example, failure to perform $200.00 worth of corrective maintenance repairs may result in thousands of dollars in damages to the interior of the building and/or its contents, i.e. ceilings, walls, carpets, computers, and other office equipment, not to mention downtime, loss of product, etc.

            Warranties don’t cover consequential damages. Since roof systems are subject to harsh elements, such as extreme heat, subfreezing temperatures, high winds and rain, perhaps they would be more appropriately thought of as functional pieces of equipment that require scheduled maintenance like that of elevators, HVAC equipment, boilers and such. After all, the elements that a roof system must withstand year after year are nothing short of brutal.

            It is doubtful that a building owner would invest $35,000.00 in new HVAC equipment, and then fail to perform necessary scheduled maintenance i.e. filter changes, coil cleaning, refrigerant check-ups etc. In addition, city codes and ordinances often make it mandatory practice for owners to maintain certain equipment on a regular basis because of the potential threat to life and property associated with malfunctions of the equipment. Though rarely thought of from this perspective, some roof systems can be equally threatening. For example, a roof system with restricted drainage caused by simple debris heavy rain/icing conditions placing both building contents and occupants in serious danger.

            Roof performance life on a national average is approximately eight years for a roof system receiving no maintenance protection. A properly maintained roof system can provide decades of satisfactory performance at a very low annual cost.

            In some cases, roof replacement costs complicated by increased environmental concerns; (friable asbestos containing roofing materials) has exceeded the original construction costs of the entire building.

            Well informed owners are now proactive regarding roof investment protection. They are increasing the longevity of the existing roof system and avoiding premature roof failure. After all, there is only on reason for premature failure of a properly designed and properly installed roof system – neglect.

Summary

        One roofing professional wrote that at least 80 percent of all roof problems stem from improper specifications, design, and details. Damage after completion accounts for ten percent while the last ten percent is the result of poor workmanship. In contrast, another professional wrote that poor application easily ranks as the chief cause of roofing failures. Design errors, structural deficiencies, and material failure account for the remainder, in that order.

            The fact is there are a great number of causes and considerations when determining premature roof failure, any one of which could be the primary contributing factor. However, we could all safely assure that the performance life of any roof will likely be short-lived if the system is not properly maintained.

Roof Failure  -  Common Causes

·        Neglect – Failure to maintain the roof system ranks among the highest when determining causes of premature roof failure

·        Design Error – Poor initial design in both new construction and re-roofing will result in a premature roof failure with sometimes catastrophic ramifications.

·        Workmanship – Unqualified contractors and the lack of appropriate quality control during application can result in poor roof performance and failure.

·        Material Failure – Roofing materials that don’t meet specific quality criteria continue to make their way onto the market and provide short-lived service terms.

·        Natural Disaster – Circumstances beyond control i.e. hurricanes, tornadoes, earthquakes, lightning, etc. often result in total roof failure.