Roof Program—4

 

Maintenance-Free Myth: There is no such thing as a maintenance free roof. However, there are roofs that require less maintenance than others. Even so, preventive maintenance greatly reduces the likelihood of leaks, damage and premature roof failures.

Maintenance may be as simple as redistributing gravel on a windswept corner, or as complex as spot patching and applying a roof coating system. At a minimum, a semi-annual maintenance program should include these services:

ü      Caulk terminations and counterflashings as needed

ü      Refill pitch pans as needed

ü      Reattach loose walk pads

ü      Reattach loose flashings

ü      Repair cracks and splits in membrane

ü      Repair cuts and punctures

ü      Repair laps and seams

ü      Redistribute ballast as required

 

Goals of preventive maintenance:

Save dollars by maintaining roofs to economically extend their service lives.

Correct minor problems before the damage is widespread and cost jumps dramatically and service life declines significantly.

Spread the cost of maintenance over a predetermined timetable to keep costs within operating budget where possible.

Eliminate the expensive emergency repairs.

Eliminate cost of interior damage, downtime and disruptions due to roof leaks.

Enable roof budgets to be accurately prepared and met.

 

Planned repairs and replacement are generally one-third the cost of an emergency call. Therefore, knowing your roof’s current needs and planning ahead can save you considerable roofing dollars. Develop a priority list of repairs determined by:

Areas of the building with contents susceptible to water damage

Disruption of facility operations

Building operation issues such as heating and air conditioning costs

Safety

Long-term building matters such as potential damage to insulation or decking