Get Involved when Selecting a New Roof System

by: Tom Irvine, RRC

Given today's economic climate, the need to reduce costs has never been greater. Unless future building plans are uncertain, owners want roofs that will provide long-term service, translating to a reduction in cost per year of roof life. Long-term success starts with making informed decisions prior to specifying work or negotiating with contractors.

Start by asking this key question: What roof system should be installed and what methods should be used to fit that system to the building components that surround it? Assuming the contractor properly installs the roof and the owner provides future maintenance, that decision plays a vital role in determining the longevity of the finished product.

In most instances, building owners will purchase better roofs if some homework is done upfront. Criteria affecting the roof system, the required quality of detailing, and the building owner's overall objectives should be clearly defined. This may best be done internally or with an unbiased third party before involving a roofing contractor or manufacturer. After these objectives have been established, a reputable contractor or product representative can provide specific information about their company or product, and how it will best meet the established project requirements. This step can also be assigned to an outside, independent third party who already has this information.

When selecting a roof system, decisions should address criteria specific to each individual roof section. Examples of items to consider include roof traffic, drainage characteristics, types of process discharge onto the roof surface, the project's effect on interior operations, logistics during construction, project budget and aesthetics. Different system types may be prudent on a single building, if criteria range from roof section to roof section. It is also important to identify the causes leading to failure of the previous roof, and ensure the new system properly addresses these factors.

Roof systems and details should be designed to reduce future maintenance requirements, and reduce the likelihood of roof damage if maintenance is not regularly performed. Pitch pans, termination bars, and membranes that require periodic recoating, are three examples of commonly used components that require routine maintenance. Alternatives exist that increase the potential serviceability of a roof system.

Details and roof systems should be specified to provide long-term performance independent of warranty factors. All too often, manufacturer's warranties drive decision making during roof system selection or detail design. However, the owner's expectations for roof serviceability typically surpasses the warranty period. If the details are installed to meet 10-year warranty requirements, 20-plus years of roof service may not be feasible without a subsequent repair effort.

By taking an active role in the decision making process, and basing those decisions on criteria specific to each roof, building owners can help to maximize the longevity of the roofs they purchase.