Protecting your Roofing Investment with Our Maintenance Program.
Why Regular Inspections and Maintenance? Roofs are constantly under attack by weather, structural movement, and stresses as well as chemicals present in the atmosphere. While normal aging will occur on all roofs, small problems stemming from neglect, abuse, contamination, error or accident can result in costly repairs or premature failure of the roofing system, if not detected. A regular program of inspection and repairs will help detect minor problems before they become serious, avoiding interruptions of the internal functions within the building, and most importantly, protecting the owner’s investment by adding years to the life of the roof.
- Sealants – The primary area of maintenance is the sealants on the roofing system. All pitch pan fillers, caulking, and sealants must be examined during all regular inspections. Sealants are a major item in any maintenance program due to the extreme stresses created in these areas. Sealants are susceptible to cracking, pulling away from the walls or other surfaces, and splitting. Sealant replacement should take place at the first sign of deterioration. PRO-TEK uses only the highest quality sealants.
- Drainage – The roof structure should provide for positive drainage to eliminate ponding water whenever possible. Note: If your building has a Duro-Last® roofing system, Duro-Last does not exclude ponding water in the Duro-Last warranty; but Duro-Last shall have no liability for any structural damage which may result from ponding water. With all roofing systems, the weight of ponding water may deflect the decking and framing members, causing damage to the structure and the roofing system. Proper roof drainage is a very important item in a maintenance program. These structural issues should be addressed with your engineering and architectural advisors. Drains should be kept clear, and any debris that may clog a drain such as tennis balls, baseballs, beverage cans, etc. should be removed during each inspection. Every drain should have a clean “leaf” grate present to prevent clogging of the drainpipes. A roof inspection in the late fall should also include the removal of leaves. A clean industrial broom can be used to sweep the leaves from the drainage path(s). Another way of removing leaves and other debris as well as observing drainage patterns and activity, is to “wash” the roof. Washing also removes the dirt from the roof surface, which is helpful for reviewing typical membrane wear during the roof inspection. Washing will also help maintain the Duro-Last white membrane’s solar reflectivity. When cleaning the membrane surface, use a non-sudsing, non-abrasive, powdered cleanser (Ex. “Spic-n-Span”).
- Parapet Walls – Parapet walls should be inspected for deteriorating copings, cracked or open mortar joints or other signs of wear and tear. Degradation of the parapet wall can lead to water penetration into the structure, which is not only harmful to a structure, it may also cause the failure of parts of the roofing system. Insulation, decking, framing members, and the fasteners in a mechanically-attached roofing system may all be adversely affected by moisture penetration.
- Building Structure – The condition of the interior and exterior should be visually checked during your regularly scheduled inspections. Defects within a structure can affect the roofing system because of the interactions between the structure and the roofing system.
- Building Structure: Interior – If a drop ceiling is present, the interior can be viewed by removing ceiling tiles. The walls should be viewed for settling, cracking or movement. The decking should not be rusted (if metal) or deteriorating (if wood). Any water stains that become evident after the installation of the Duro-Last roofing system will require research to determine the entry point of the water/moisture. A concrete deck should be checked for spalling, cracking and/or distortion of the deck to reveal possible structural defects. Any or all of these items can affect the roofing system because of the stresses revealed. Contact Duro-Last Roofing, Inc. for an evaluation when encountering any of these items.
- Building Structure: Exterior – The exterior of the structure should be inspected for open mortar joints, poor laps in siding, concrete spalling, loose fascia or general degradation. Any of these items will allow water and moisture penetration, which may affect the longevity of the roofing system, and the structure itself. New water stains on exterior walls may indicate that the coping or other terminations are leaking.
- Roof Tie-Ins – Tie-in areas should be thoroughly inspected for any sign of failure. Tie-ins have different materials in contact, which may create an area of stress. The sealants and other items in these areas should be reviewed for cracking, splitting or gaps. Degradation of the other roofing system may have direct impact on the performance of the roofing system. Any questions regarding the life of a tie-in should be directed to David Bridenbaugh at PRO-TEK.