Roof maintenance basics: It begins with inspections

Roof maintenance basics

It begins with inspections

By James Klassen

A good roof is your first line of defence against water intrusion. Let water in, and it will turn a good day into a very bad one. Water destroys materials, short-circuits electrical and information systems, induces rot, and turns a warm, comfortable environment into a cold, repulsive place to live and work.

A roof is only as good as the maintenance that keeps it serviceable, though. Roofs age. They collect debris. And they can be damaged. Coupled with an RCABC RoofStar Guarantee, routine inspections are your first line of defense against problems that result in catastrophic roof failure, resulting in unanticipated expenses that will shape the financial future of your organization.

PlAnning AnD RouTinES

If you have the time and the essential skills to examine and understand your building, begin with a roof plan. You need to know what your roof looks like, so take time to diagram it. Make the plan-view drawing (view from above) reasonably representative of the real thing, and ensure you plot every detail: roof drains, penetrations and other flashings, roof curbs, support cable and signpost anchors, skylights – the list is limited only by design of your roof.

Follow that up with a schedule. Plan to inspect the roofs of your building at least twice each year – once in spring, and once again in fall. It’s also a good idea to conduct inspections after each significant weather event, or after construction. Debris left on a roof can scour a granular surface or puncture the roof membrane if blown about by

wind or stepped on by trades or others walking on the roof. If you find an issue during an inspection, clear away the debris or make quick repairs.

WhAT To look FoR

Begin each inspection by examining the underside of the roof and the exterior of perimeter walls. Also inspect ceilings and interior walls. Rust stains, watermarks, cracks, efflorescence or even spalled mortar may signify water intrusion. Cracks in outside walls may indicate building settlement; consider the concurrent stresses on the roof deck and, as a consequence, on the roof membrane. Also look for daylight around all penetrations; if you can see outside light coming in around a flashing or roof drain, water can get in too. Mark and date these and other observations on a copy of your roof diagram.

Inspect the top surface of the roof. Leaks rarely happen in the open areas. Focus your inspections around the details and edges, but check the field here and there to ensure laps are sound and well-sealed. As you find problems or identify concerns, mark them on your diagram.

Now formulate a plan. If you have roofing professionals on staff, work with them to assess the severity of identified problems. This is the time to begin cost assessments. If it’s in your budget and the capabilities of your staff, address the urgent issues with proven, system-compatible products. Alternatively, hire a roofing consultant to do that evaluation for you and assist you with planning. Your consultant will help you sort out the important from the urgent, provide you with objective specifications to guide repairs or roof replacement projects, and attach budget pricing to each phase you decide to tackle.

Regular, scheduled roof inspections lay the foundation for sound financial planning, providing building owners and managers with the information they need to make informed recommendations and decisions. The roof of your building is the first line of defense against the elements. Don’t put the roof over your head and the integrity of your building at risk by ignoring it. For more information about preventative roof maintenance, visit www.rcabc.org/technical/roofJames Klassen is a technologist with the Roofing Contractors Association of British Columbia. He is an experienced roofing estimator, Occupational Health and Safety professional, insurance claims adjuster, and facilities manager,

supervising maintenance, grounds, custodial and transportation services, and managing capital projects for a large private school in British

maintenance-guide/. Columbia’s Fraser Valley. bRCABC_OT_4.625x7_TransFats_PRINT.pdf 1 2014-10-01 10:12 PM