FEATURE
Maintaining the Assets of Your Association IS YOUR ASSOCIATION PROACTIVE OR RE-ACTIVE? By Rob Winkle
R
oofing systems are one of the most expensive components of a building. Replacement costs are ever increasing and generally one of the largest components of a homeowners association's budget reserve study. Whether the roofing systems are covered by the homeowners association or the responsibility of the individual homeowners, the roofing system is truly an asset. Managing a roof as an asset with a well-designed and professionally implemented maintenance program as opposed to crisis management will extend the serviceable life on any roofing system. Many homeowners associations CC&R’s require that the exterior of the buildings be maintained. This includes the roof system. Most material manufacturers require that annual roof maintenance be performed in order to satisfy any manufacturer’s warranties. Although the roof is one of the most important components of a building, it is often “out of sight out of mind.” Roofs not only protect the building itself from the elements, they protect the contents of the home from sustaining water damage. Our harsh desert climate is particularly hard on roofing systems and is one of the greatest causes of roof failures. The expansion and contraction with the extreme temperature changes of building components create splits, tears and breakdown of seals that often result in roof leaks.
34
Quorum March, 2019
Performing annual maintenance will reduce or eliminate disruptive leaks from ever developing. In most cases interior repairs after a leak occurs is the homeowner’s responsibility. With the implementation of a roof maintenance program, the fiduciary duty of the board of directors is in most cases satisfied. Every roof system is different. Many projects have multiple types of roofing systems on them. Having a comprehensive maintenance program that is specifically developed to maximize the serviceable life of the existing roofing systems on each project is essential. Roof system maintenance contracts and specifications should be very detailed and include all work that is to be performed. The success of a maintenance program is directly related to the scope of work performed. For instance, while cleaning the debris off the roof is a key component to a roof's longevity, it is not necessarily what will prevent leaks from developing. Every roofing system is comprised of many different elements and materials. The field area of a roofing system is generally not where leaks occur. The majority of leaks occur at detail areas or roof penetrations. Where pipes, vents, skylights, drains and other building components penetrate the roofing system, there is generally a soft flexible seal. The material used to seal the detail areas of the roof as well as the penetrations is different than the field roofing material.
