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Inspect NOW!!!
“What! Me worry? You
“Mad Magazine” fans will surely remember that line. Those of us who have not
gone mad know that there are things that must remain on our list of
concerns—too many it seems some days. Unfortunately, ignorance is not bliss.
It may, in fact, be irresponsible and a huge waste of money to ignore your roof.
From the moment a
commercial roof is put into place it begins to break down. Ultraviolet rays
(UV), heat, rain, ice, snow, abrasion, building movement, thermal shock, and
most annoying of all, stupid human tricks of all sorts begin to work on your new
roof. Add to this the possibility of a material or workmanship defect and the
possibilities for headaches and deterioration are exponential. Oh, would that it
were not true! But we all know how true it is.
It is only reasonable to
have a program in place that deals with this potential breakdown of the roof.
Bruttell Roofing, Inc.
recommends that commercial roofs be inspected at least twice per year. The
National Roofing Contractors Association (NRCA) also recommends at least two.
Some roofs may require inspections more often depending on certain conditions,
like, for instance, the presence of trees surrounding the building.
We recommend that
commercial roofs be inspected in the Spring and in the Fall. These are the best
times to clear leaves, vegetation, dirt and debris from around the drains or out
of the gutters. Blocked drains and gutters can cause a very dangerous condition
wherein the roof can become overloaded with water and collapse. (You should be
aware that 1 SF of water that is just 1 inch deep weighs about 5 pounds!) But
even if this potential extreme does not occur, ponding water breaks down most
roofs at a fast rate. And having a lot of water on a roof makes a small leak all
that much worse.
Normal building movement
requires a roof membrane to work much harder than you might imagine. Structural
engineers regularly allow for 1% to 2% movement in the roof structure. Think of
that: a building just 100 ft long could move 12 inches. The building moves up
and down and twists. The roof membrane must move with it: pulling, stretching
and twisting. No roof, no matter how well constructed is immune to this. Things
can pull apart. Roof inspections are required to catch problems before they
cause serious leaks, damage the contents or the structural.
The modern flat roof is a
platform. Architects and mechanical engineers use this platform as cheap space
on which to place mechanical equipment rather than constructing more expensive
space inside. This fact allows for all manner of mischief. It requires that
mechanics service the equipment with the attendant potential for problems. Some
mechanics leave behind abandoned equipment and abuse the roof by dropping things
on it and dragging things across it. In addition, there is the good possibility
that tenants or others will install unauthorized equipment on the roof. Whether
authorized or not the equipment may be installed poorly
The potential for what I
call “stupid human tricks” are endless. We regularly find broken liquor
bottles and other junk thrown up onto the roof. This junk can cut and damage the
roof. Antennas, cables, and satellite dishes are often installed by mechanics
that have no idea of proper roofing practice. People use the roof as if it was
their patio. They sun themselves and view parades without regard for the harm
they can do.
As the roof ages, the
possibility that the roof will break down due to normal wear increases. And you
know how fast time flies. Sealants such as caulks and flashing cement have
service lives that do not match the roof membrane itself. So even the best
workmanship cannot keep the sealants from breaking down after maybe 5-10 years.
Once the roof exceeds 10-12 years some excellent membranes can start to show
their age. Constant stretching can cause small openings around penetrations and
corners. Previous damage begins to become evident.
Roof inspections and some
minimal remedial work are critical if an owner wishes to get the full, extended
life out of a roof. When an owner buys a roof, most have in mind something that
will remain serviceable for 20, maybe even 30 years. Roofs that are not properly
maintained are likely to start to fail after just 10-12 years. A little
maintenance is relatively inexpensive compared to the major cost of prematurely
replacing a roof.