Roofing Systems
When you look at the roof of a house, you see the covering or top layer. The covering is the first component and defender of your roof protecting it from the elements like sun damage and rain. Common covering systems include tile, shakes, or shingles. The second layer is the underlayment or paper, which can be organic felt or synthetic variants. This layer protects the substrate (plywood or space sheathing) from any water that may penetrate the covering. Once both systems fail, water intrusion may become evident. This makes annual roof maintenance a logical first line of defense.
Although the first two systems are generally sufficient, a third system might be added allowing space for the material to breathe. This could be the attic, which is usually equipped with intake and exhaust vents. The attic space can be a lifesaver providing an opportunity to protect the building from further exposure.
Roofing Repairs
A contractor should inspect areas of concern and submit a proposal for the sections that need to be addressed. When working with a California state contractor licensed roofer, the board will be provided with the detailed work as well as possible options for repairs that will prevent future leaks in that area. This will protect association infrastructure while preventing damage to exclusive use units. Sometimes, a repaired roof will have additional leaks. These can occur in areas that were not opened up and repaired because such action was not indicated at the time. When multiple leaks in different locations on the same building roof occur, it is time for associations to consider a whole new roof.
Re-Roof
When underlayment beneath a covering system (tiles, shingles, etc.) has reached its useful life, a full replacement of the roofing system becomes the most cost-effective option. Also, replacing the roofing system starts a new 20- or 30- year funding replacement timeline in your Reserve Study. While maintenance does a fantastic job of extending the life of the roof and prolonging full replacement and allowing for the needed funds to be accrued, every roof ultimately has a useful life that cannot be extended.
When a community is experiencing an overwhelming number of leaks, the roofs are likely in need of replacement, and if funds are available to complete the large undertaking,
time to re-roof. In many cases, without proper guidance or in the absence of funding, communities are left to patch leaks or make temporary repairs until sufficient funds become available through loans or special assessments.
it’s
“...annual roof maintenance, which includes the clearing of waterways, gutters and downspouts, and a thorough roof inspection to cure obvious deficiencies like cracked tiles, damaged shingles, and degraded sealant around openings and flashing are critical.”
www.caioc.org 17 Ultimately, when asked to choose between partial
repairs or a re-roof, my answer depends on the situation and can often be
both: “due diligence” and “annual
maintenance.” If the issue appears to be a one-off due to a specific reason, a repair can be recommended. If, during the inspection it
is discovered that the entirety of
the underlayment is damaged, re-roofing sections or re-roofing the entire building is a better option. Sometimes funding drives the answer – even if it is not the preferred solution.
Ideally, an association will have built strong relationships with trustworthy, licensed roofers who will make best value recommendations as you maintain what protects us all from the elements in our homes.
—Arthur Perez is the co-owner of Purpose Roofing and can be reached at 949.409.5450 or
service@purposeroofs.com
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36
