Save Money - Take care of your Roofing System

Roof Maintenance means long term cost savings

A longer service life for Roofing Systems in Oklahoma

Studies regarding the lifetime costs of commercial & residential roofing systems have shown that it is more cost effective to maintain your roof.  Shifting our mindset when it comes to preventative maintenance is crucial because it directly affects the longevity, safety, and cost-effectiveness of facilities and their roofs.

The cost of deferred maintenance, while varying greatly, could potentially be 20-30 times as compared to the cost of early intervention.  Experts recommend dedicating 2% to 6% of an annual operating budget to preventative maintenance to effectively slow a facility's rate of deterioration.  With this in mind, consider the following options:

  1.  Utilize a preventative maintenance approach by having the roof inspected twice per year.
  2.  Annually, have an independent contractor conduct a thorough investigation of the building exterior inspecting windows, vents, attached ladders, flashings, lights, downspouts, signage and any items that are secured to the building and has the potential to compromise the weathertightness and overall integrity of the building envelope.

 

Mold and Mildew Intrusion

  • Mold and mildew release microscopic spores into the air, which can spread throughout the building interior and negatively impact air quality.
  • These fungi often cause damage to building materials which contributes to further spores being released and degrading air quality to greater degrees.

Electrical Damage

  • Roof and building leaks can cause considerable damage to electrical panels.  This happens when water contacts exposed wires.  This can lead to excessive heat being generated due to a short circuit and can eventually lead to fire.  
  • Prolonged water exposure can also lead to degradation of the insulation surrounding the electrical wire which could lead to sparks being generated causing more serious damage.

Roof Decking Rot

  • Damage to the roof decking can worsen if neglected.  Being that roof decking is the structural layer for your final roofing system materials, if needed repairs aren't made, it can lead to more extensive damage, higher repair costs, and even safety hazards.
  • As the decking deteriorates, gaps and holes form, allowing water to seep into the home more easily.
  • Advanced rot can weaken the roof to the point where it becomes unsafe, posing a risk of collapse.

One study compiled 15 years of data of roof maintenance and repair costs.  The result showed the cost of a reactive repair approach was at least 1.5 times more expensive than a preventative maintenance approach on average. The factor that drives this result is one of escalation.  A small roof leak may seem insignificant, but it can lead to numerous problems over time if left unaddressed.

Water seeping through a leak can cause structural damage to the roof, causing deck rot, weakening beams and supports, and compromising the integrity of the overall structure.  Moisture intrusion can also lead to the growth of mold and mildew, which poses health risks and is costly to remediate.

Over time, the leak can expand, resulting in water damage to ceilings, walls, insulation, and even electrical systems, potentially increasing repair costs significantly.  Additionally, persistent leaks can attract pests and further degrade the property’s value. Addressing a small roof leak before it escalates can save you from these cascading issues and ensure long-term safety and stability.

A commercial roofing system requires preventative maintenance to ensure its longevity, efficiency, and cost-effectiveness. Regular inspections and upkeep help identify minor issues, such as cracks, punctures, or drainage problems, before they escalate into significant and expensive repairs. As one example, consider the following:

• When water gets past the membrane or multiple plys in a low slope roofing system it can cause water damage to the insulation board, framing, interior property and building components.  The cover and / or insulation board can develop a low spot that can lead to water ponding where water collects in the low spots and accelerates damage to the roofing membrane and layers.  

Preventative maintenance also helps to maintain energy efficiency by ensuring insulation and reflective materials remain intact and functional, reducing heating and cooling costs. Moreover, a well-maintained roof protects the building's interior, including critical assets, equipment, and operations, from water damage and structural issues. Proactively caring for a commercial roof extends its lifespan, reduces unexpected downtime, and ensures compliance with warranty requirements, ultimately saving money and protecting the investment.

What should I expect in a Roof Maintenance Program?

Roofing System Technical Data

A folder should be made that includes the pertinent information associated with the roof, associated components and any relevant correspondence along with drawings and a general layout.  Consider the following typical items:

  • Roof Specifications
  • Any applicable warranty documents
  • Any notable installation data / reports
  • Overall plan showing drains, gutters, penetrations, etc....

Inspection Data

      The program for your specific roof should also contain the following:

  • Inspection reports for each visit
  • Pictures and data for any changes to the roof including curbs, rooftop units, new penetrations, etc....
  • Recommendations from the inspector to protect and prolong the roof system and components
  • Any minor repairs made covered under the agreement and products used

Roof Maintenance General Checklist Criteria

  • Conduct an interior walk-through / perform visual inspection for leaks.
  • Look for signs of ponding water, hail damage and debris.
  • Inspect the roof perimeter for condition of flashings including fascia, gravel guard, coping cap, termination bars and counter flashings.
  • Examine the gutter system including field drains and downspouts for cleanliness, proper drainage and attachment.
  • Look for signs of compromised conditions at the perimeter, especially critical wind zones for uplift damage.
  • Look for areas on ballasted systems where the gravel has moved and redistribute as needed.
  • Inspect all metal flashing joints and details visually and with a feeler gauge to confirm integrity and weathertightness.
  • Visually inspect and also utilizing a probe, examine membrane seams and patches on low slope roofing systems such as TPO, PVC, EPDM and Modified Bitumen.
  • Paint any flashings where the galvanized surface has been compromised.
  • Reseal any joints in the roofing system and masonry parapet walls as needed.
  • Inspect expansion joints.
  • Examine pitch pans, curbs and similar items for compromises and system integrity.
  • Look for any tears in membranes and plies in low slope systems.
  • Check that fasteners are properly seated on exposed fastener metal roofing systems and check for any stress fractures in metal components.
  • Visually examine mid laps and end laps in metal roofing systems and utilize a feeler gauge to confirm system integrity and weathertightness.

Does my Commercial Roof Coating need maintenance?

Contact Jones Roofing, your trusted roofing partner for 5 generations in Oklahoma!

Commercial roofs with coatings provide an excellent layer of protection against environmental damage, including UV rays, water infiltration, and thermal fluctuations. However, even with a quality coating, regular maintenance remains crucial.

Over time, exposure to the elements can cause gradual wear and tear, such as cracks, peeling, or thinning of the coating. Dirt, debris, and organic growth like moss or algae can accumulate on the surface, compromising the coating’s effectiveness and aesthetics. Without routine cleaning and inspection, these issues can go unnoticed, potentially leading to damage beneath the coating and reducing the roof's lifespan.

Additionally, roof coatings are not immune to damage from external factors such as storms, falling debris, or heavy foot traffic during repairs or inspections. These events can create small punctures or tears in the coating that, if unaddressed, may allow water to penetrate the roof system.

Regular maintenance ensures that any damage is promptly identified and repaired before it escalates into costly issues like leaks or structural damage. Moreover, periodic inspections and touch-ups of the coating help to maintain its reflective properties, which are vital for energy efficiency in commercial buildings. Thus, maintenance is essential to maximize the longevity and performance of a coated commercial roof.

Coatings are a popular solution for leaking metal roofs because they provide an effective, cost-efficient, and minimally invasive way to address leaks while extending the roof's lifespan. Metal roofs are prone to issues such as rust, joint separation, and damage from temperature-induced expansion and contraction, which can lead to leaks over time.

Preventative maintenance helps maintain the protective and energy-efficient properties of metal roof coatings. Reflective coatings, for example, can accumulate dirt, debris, or organic growth, reducing their ability to reflect sunlight and increasing cooling costs.

Routine cleaning and touch-ups not only restore the coating’s appearance but also its thermal performance. Furthermore, a proactive approach ensures the coating remains intact around seams, fasteners, and other vulnerable areas of a metal roof, which are common points of failure. By investing in preventative maintenance, building owners can maximize the lifespan of their metal roof and avoid unexpected repair expenses.