STEP 1 Inspection Survey

Transcription

1 STEP 1 Inspection Survey When was the last time you walked your roof system? Do you know what condition your roof is in and what kind of repair or maintenance work it requires? If not, your first step is to have a proper inspection survey performed. You should do the following: Partner with a trusted and experienced roofing professional. Discuss your roof performance goals with your roofing professional. Research and verify any buildings with current roof warranties in place. NOTE: Manufacturer warranties can easily be voided by performing unauthorized roofing work on a warranted roof system. Make sure your inspection includes the following: Accurate square foot measurements of roof and wall areas Roof type and any known manufacturer information Overall roof condition and life expectancy Evaluation of slope and drainage conditions Core-cut taken of the roof system to determine the roof composition, attachment and deck construction Any observed roof defects or deck defects Report on any observed signs of leaking Photo documentation of all of the above Recommendations for repair, continued maintenance or replacement Review the final reports with your roofing professional, discuss next steps, budget accordingly and file for your records. TIP! To get a NO COST annual inspection report, sign up for a regular maintenance program!

2 STEP 2 Storm Preparation Making sure your roof system can weather the approaching storm season is the minimal effort you should make to protect your building s assets. Are you ready? Determine your region s storm season. Prior to the start of your storm season, review your inspection surveys to know which roofs may have potential problems. Research and verify any buildings with current roof warranties in place. NOTE: Manufacturer warranties can easily be voided by performing unauthorized roofing work on a warranted roof system. Retain the services of a competent roofing professional to inspect the roof, remove roof debris and especially clean the drain areas of each roof system. Any obvious leak sources found during this cleaning should be reported back to you immediately. If your roof system is under a manufacturer s warranty, ensure your roofing professional is approved to perform work on that warranted roof system. If not, contact that manufacturer for assistance. Have your roofing professional s emergency contact information available to you and your staff. Review with your tenants any past leak issues that may not have been discovered during your inspection surveys. Discuss with your roofing professional the areas of concern listed in the inspection surveys as well as the leak concerns expressed to you by your tenants. Schedule necessary repairs to be completed PRIOR to expected storms. TIP! ANY storm can produce high winds. High winds can blow large debris across the roof causing holes & tears. Visually inspect your roof after every storm. After any major storm, inspect roof for any possible storm damage or drain clogging debris. If necessary, employ your roofing professional to assist you.

3 STEP 3 Leak Management Your building budget may only allow repairs to be performed as a result of leak emergencies. It is important that these leaks are not ignored and the source of the problem is corrected as soon as possible. Ignoring these problems can lead to serious and extensive damages. Have your roofing professional s emergency contact information available to you and your staff. Have tenant(s) contact you upon first sign of roof leaks. Discuss with tenant location of leak, severity of leak and whether it is a new or recurring problem. Instruct tenant to limit the possibility of damage by moving expensive equipment, product, furniture, etc. away from the leak area. Ask tenant if the leak can be contained in a bucket temporarily until professional help arrives. TIP! First question to ask: Is my roof under warranty? Don t void your warranty! There are processes you must follow! If the roof has a current warranty in place, make sure the warranty issuer is contacted first for instructions on how to proceed to ensure the warranty is not voided. NOTE: In an emergency, also contact your roofing professional to assist to prevent the situation from getting worse and to perform what is necessary to mitigate damages. Provide your roofing professional with all information gathered above and request an estimated time of arrival (ETA). Your roofing professional should understand that their goal is to stop water entry and temporarily seal the roof during wet weather or permanently repair the roof if conditions allow. Have your roofing professional check with the tenant(s) upon arrival. While investigating the leak, any noted potential safety concerns should be communicated immediately. Your roofing professional should photo-document the problem and the location of the leak for your records. If a warranty is in place, make sure proper documentation is submitted to uphold all warranty requirements. Review the leak documentation with your roofing professional, discuss next steps, budget accordingly and file for your records.

4 STEP 4 Repair and Maintenance While leak management is more of a reactive approach to roof management, a proper scheduled repair and maintenance program allows you to take better control of your maintenance budgets and minimize reactive repair expenses. Note: All manufacturer new roof warranties require the owner to have a formal roof maintenance program in place. Contact your roofing professional to discuss your repair and maintenance needs and budgets. Determine from your inspection surveys (see Step 1) which buildings would benefit from a pro-active repair and maintenance program. TIP! Remember! There can be many HVAC & other mechanical units on your roof. All of these are potential sources for leaks. Make sure they are also inspected. Budget the expected cost for repair and maintenance for the next three years. Research and verify any buildings with current roof warranties in place. NOTE: Manufacturer warranties can easily be voided by the lack of a formal roof maintenance program or by performing unauthorized roofing work on a warranted roof system. Schedule the initial repairs and follow up maintenance with your roofing professional. (Maintenance should ideally be performed twice per year prior to and after your storm season.) A pro-active maintenance program should contain the following: 1. Inspection of interior ceiling and wall areas for signs of leaking. 2. Discussion with owner/tenant on any known leak areas. 3. Inspection of all drain areas and drain flashings as well as removal of any debris. 4. Inspection and sealing of all open penetration, curb, equipment and skylight flashings. 5. Inspection of all waterway areas for deterioration and correction as needed. 6. Inspection of field membrane, seams, and ponding areas and correction as needed. 7. Inspection of wall coverings, counter-flashings, coping caps and joint/crack seals with correction as needed. 8. Visual inspection of A/C units, duct work or other roof penetrating equipment to ensure water tightness. Reseal as needed. Suspected A/C or other equipment issues should be documented and scheduled for correction. 9. Ensure repairs are performed per proper manufacturer specifications and/or NRCA guidelines. 10. Photo-document all completed repair and maintenance work. Review repair and maintenance documents with your roofing professional, discuss next steps, budget accordingly and file for your records.

5 STEP 5 Life Extension Existing roof systems, like an automobile, perform much better with routine maintenance, but to extend the expected life of a roof system will require more than just routine maintenance. Automobiles and roofs have limited life spans. Regular maintenance will extend a roof s performance, but at some point the roof system will require something much more extensive to truly extend its life. Liquid-applied coating/roof systems are ideal for extending the life of an existing roof. Liquid-applied systems consist of elastomeric, acrylic, urethane and other roofing-specific durable coating systems. This new layer of protection guards the roof from the harmful U.V. rays of the sun, helps seal small cracks and defects in the original roof system, and adds an additional layer of weathering protection. A life-extension system can be considered when: 1. Repairs or maintenance will no longer provide enough leak protection. 2. Complete roof replacement is not a fit for the current roof budget. 3. The owner requires a short-term (1-5 year) solution that does not involve replacement. 4. Roof replacement will cause excessive noise, dirt, or logistics problems that can not be allowed at this time. When choosing a coating or liquid-applied re-cover system, you should discuss these items with your roofing professional: 1. What are the estimated square-foot costs for installing the products and does this estimate fit the budget? 2. How many more years of performance can I expect from my roof once this system is installed? 3. Should a reinforcement scrim be a part of the liquid-applied system I am considering? 4. What kind and length of warranty is available with this application? 5. Is this product right for the roof system it is being installed on? (Are the two products compatible? Are there grease or other chemical issues on the roof that this new system will need to protect against? Etc.) 6. How is this roof system affected by standing water? 7. Will the application of this system require ventilation shut-downs during the project? If so, how long will the ventilation systems need to be down? How will this be communicated to the tenants? 8. What are the maintenance requirements for this new system? How do you protect the roof system from other trades or tenant foot traffic? 9. Review with your roofing professional, discuss next steps, budget accordingly and file for your records. 10. Once you have decided on a life extension system, discuss the application logistics with your roofing professional. 11. Walk the finished work with your installing contractor and discuss any items of concern. 12. Remember to implement a formal Repair and Maintenance program (see Step 4). TIP! The answer isn t always: You need a new roof! If your existing roof still has life in it, there may be other options. Consult your roofing professional for the choices that best fit your roof.

6 STEP 6 Replacement Once a roof has reached the end of its useful life and can no longer be successfully maintained, replacement becomes an inevitable reality. It is important to know when it is time to replace your roof system and what is involved with that decision. By having followed Steps 1 through 5, you should be well prepared for the timing and cost of roof replacement. There are two options to roof replacement: 1) Complete removal of the existing roof, repairing of the existing roof deck and installation of a new roof system or 2) Recovering of the existing roof system with a separation layer and a new roof system (no tear-off of the existing roof). Building codes dictate when recovery is allowed. Your roofing professional can help you determine if this option is right for your building. There are many roof types available as well as different ways those systems can be installed. It can be quite confusing, and your choices can vary greatly in price from one system to another. This is when a quality-minded and experienced roofing professional is so important. Your roofing professional should also provide you with literature and industry information on the systems they suggest. They should also connect you with the roof system manufacturer s representative. The manufacturer s rep can be a very important resource for you as you investigate the roof system type, discuss warranty features and benefits as well as helping you in your search for technical information and historical data on past installations. Before beginning any re-roofing project, make sure you have correct information on the following items: How many roof systems are currently in place? Can this roof deck construction support the weight of a second roof system, if applicable? Is there adequate slope and drainage on the existing roof system or will you need to add one or both to insure proper drainage? Will the new roof system be subject to any contaminants, such as restaurant grease, oils, jet fuel (location near an airport), or other chemicals? How much of the existing roof-top equipment can be removed or changed during the re-roof project? How much new equipment will be added before, during or after the roof installation? Will the A/C unit(s) and other equipment that is currently on wood support blocks be raised and set on proper roof curbs? Will the walls be covered as part of this new roof installation? Will there be additional sheet metal details such as new top-of-wall coping caps, new curb caps, etc.? TIP! Choose a new roof system based on these 3 factors: 1. How long will you stay in/own the building? 2. How much budget is available for the project? 3. Does your roof system of choice address all past issues and is it compatible with current codes and construction conditions? What safety measures will the installing contractor be utilizing during the course of the project for the tenants and themselves? How will tenants be notified of the project? Has a set-up area for loading/unloading been determined? You should schedule your re-roof work to be performed during the most ideal weather conditions. The goal is to ensure no portion of your roof is ever left open to inclement weather. A detailed punch list should be completed at or near the last day of the re-roof production. Walk the finished work with your installing contractor and discuss any items that appear questionable or any areas where previous leaking had occurred. The manufacturer will also schedule an inspection to ensure the roof was installed as per their specification. A true roofing professional will ensure that all areas of the roof system and surrounding grounds are left clean and free of debris. The roof system must be free of any excess screws, sheet metal, or other damaging objects. Your final roof warranty will be issued upon completion of the project and final payment by the owner. To be sure your warranty is issued in a timely manner, discuss the needed paperwork and punch list requirements with your roofing professional at the job start. Upon final payment, the installing contractor will submit all necessary paperwork to the manufacturer and should provide you with a photo log of the installation process and completed roof system. It is common for your roofing professional as well as material suppliers and sub-contractors to file Preliminary Lien notices to protect themselves against non-payment. Make sure you receive proper lien documentation (Conditional/Unconditional releases) as part of your payment process.