Why manage the roof system?
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The first and foremost reason for including the roof in overall building management is to protect the capital investment and maximize its return. A leaking roof may quickly render itself beyond repair because of water contamination of key components. Premature failure will require a new roof as well as the cost of removing and disposing of the failed system.
Damage from a roof leak is seldom con ned to a roof system. An owner rarely becomes aware that a roof problem exists until the water has leaked into occupied areas and in icted damage on the building’s interior and contents. The cost of repairing water damage can quickly surpass the value of the roo ng system. Mold is also a very critical factor to consider when you experience a roof leak.
Best Practices
- Clean all debris from the surface of the roof. This includes debris that has gathered behind HVAC units, pipes and pitch pans, and any other roof penetrations. Debris has a tendency to hold water, and water will expedite roof deterioration, especially if your roof is asphalt based such as a built-up roof or one with asphalt shingles.
- If your roof has a gravel surfacing and there are some bare spots present, clean the bare spot thoroughly using a broom and a wire brush if necessary. Be sure to remove all loose dirt generated from brushing and sweeping. Spread a thin layer of asphalt roof cement (mastic) over the bare area about 1/8 inch thick. Add additional gravel and embed it in the roof cement.
- Check all ashings and make sure that they are free of deteriation and holes.
- Check the edge metal and make sure it isn’t separating at the seams. If it is, repairs need to be made as soon as possible.
- Check for blisters in the roof. DO NOT STEP ON OR PUNCTURE THEM. These need to be patched immediately.
- Clean out and re ll any pitch pockets where the ller is cracked and/or shrinking.
- Keep all gutters free of debris. Make sure that downspouts are draining properly by water testing them.
- Trim back any overhanging tree branches.
- Check all caulking and sealants on ashings and copings. Scrape and remove any caulking that is weather cracked and/or damaged. Clean the area thoroughly, using a wire brush if necessary. Reapply a polyurethane caulking such as Vulkem, NP-1, or equivalent.
- Check the open valley metal for rust.
- Check the mortar on chimneys and parapet walls, both in between the brick and on top. If it’s damaged or deteriorated, have it tuck-pointed.
