Martin Flores

Importance of Proper Roof Maintenance A roof system is generally exposed to all manner of physical and chemical forces; the long-term effects of these forces are called “normal aging.” Undetected and unresolved roof issues will result in a shortened roof lifespan, which will escalate over time until those concerns are extensive and more expensive to resolve.

It is only through diligent and ongoing preventative maintenance plans that the maximum service life of the roof can be realized. Even those items that may be considered “cosmetic” by the untrained eye (like unsightly small branches or leaves on the roof, or intermittent overflow of gutters) require regular attention to avoid unplanned, unbudgeted, and expensive repairs. The most important reason for establishing a program of regular roof maintenance inspection is to protect the property owner’s investment. A properly executed roof-maintenance program will not only add years to the life of the roof, but it will detect minor problems before damage becomes widespread. The anticipated roof expenditures can then be incorporated into a reserve study for timely execution.

Initiation of a Roof-Maintenance Program The first order of business in creating a maintenance program is to compile all the known information related to the subject roof. This includes as-builts, roof plans, previous reports, manufacturer’s information, correspondence from the installer or original designer, warranties, changes to the roof following original installation, and any reports of previous problems and corrective actions.

Once the project information has been secured and reviewed, the second step is to have a qualified design professional complete an inspection of the roof. This can be as simple as a visual inspection, combined with a non-destructive moisture survey of the roof surface. On some occasions and depending on the type and condition of the roof, the design professional may recommend intrusive inspection and/or the use of infrared technology to detect likely areas of water intrusion and damage. The images below depict the approach to roof longevity by two different owners:

Example 1 - The infrared image presented above is taken from a roof lacking proper maintenance. Water penetration had damaged the insulation, the building’s interior, and the steel reinforcement of the roof deck. The additional costs to the owner as a result of poor maintenance were calculated as three times the cost of the roof replacement itself!

22 Community Associations Journal | March 2014

Example 2 - The image presented above is from a roof where the owners timely engaged the services of a design professional, who recommended repairs to the flashing systems. The service life of the existing roof was extended 5 years past the original warranty. The maintenance program turned into a positive investment for the owner.