Published in Maintenance Solutions
Four Reasons to Inspect NEW Roofs

Consider the following scenario - you are responsible for managing and maintaining multi-facility roofing assets for an owner. Due to chronic roof leakage and the owner's plan to utilize the buildings in the future, all roofs were replaced during a three year period from 1992 to 1994. Roofing contractors were invited to survey the roofs and submit bids for their recommended courses of action. The successful contractor provided a two-year workmanship warranty and the manufacturer provided a 10-year labor and material warranty for each phase of the project. Your roofing problems have seemingly been eliminated, as no leaks have occurred since the project was completed. What possible value could be provided by retaining a roofing professional to investigate roof conditions at this point?

The following four reasons identify the benefits of inspecting new roofs, and explain the potentially high value of this proposition.

1. To identify future preventive maintenance parameters - As time passes, roof replacement projects are normally required several times throughout the life of a building. The primary objective in maintaining roofs should be to maximize the service life of each new system, thus reducing each roof's life cycle cost. As with any other asset, the goal is attainable only if a comprehensive preventive maintenance program is implemented when the asset is new. Performing an initial investigation early in a roof's life will allow recommendations for future maintenance activities to be mapped out when they pack the most punch. Waiting until the roof is middle aged and random leaks have occurred, is not the best time to begin a maintenance program.

A smooth surfaced built-up or modified bitumen roof system provides a good example of the need to fine-tune preventive maintenance activities. Several recoating projects will probably be required over a smooth surfaced roof's life to protect and extend the serviceability of the underlying membrane. The original coating's life could range from two to seven years depending on its grade, composition and quality of installation. It's also possible that a protective coating was never even installed. If the new coating is applied too late or not al all, deterioration of the membrane and reduction of potential service life are likely. Conversely, recoating too early is not cost effective. Correct maintenance decisions must be based on accurate data. Roof inspections are the only possible method to obtain the needed information.

2. To identify potential problems early - The longevity of a roof system is largely dependent on three factors; qualify workmanship, quality of materials and appropriateness of design. Assuming the design is proper, the possibility exists for defects in workmanship or material problems. One should never assume that because a roof is new, that installation is free of deficiencies, Many times these deficiencies are apparent from day one, or may surface within the first dew years after installation. In general, the sooner after installation the problems are discovered and repaired, the less damage will result. Another advantage to early detection is that the owner's chances of holding the responsible party accountable increase.

In the scenario at the beginning of this article, the contractor provided a two-year workmanship warranty. An inspection near the end of this guarantee period may reveal deficiencies that should be remedied by the contractor under the terms of his or her warranty.

3. To monitor the roof for damage - The suspectibility of a roof system to damage is in many instances unrelated to roof age. Drains or scuppers clogged with tree litter or other debris may promote ponding water and associated premature roof system deterioration. In a few extreme cases, collapse of the roof has resulted from excessive poinding related to clogged drainage outlets! Extreme weather situations, damage by mechanical trades, staging of adjacent construction projects over the roof, and vandalism are all possible caused of damage to new and old roofs alike. Early detection of damage is only feasible through roof inspections.

Don't assume just because a roof doesn't leak, no damage has occurred. At least three situations exist where the roof membrane could be severely damages and the roof insulation saturated, without any visual indications inside the building., Poured concrete decks tend to remain watertight regardless of roof system conditions. A vapor retarder or temporary roof membrane within the assembly will typically prevent leakage from penetrating the building. Similarly, in assemblies where nay underlying roof was recovered, the original roof may remain watertight, but the primary roof is leaking. If an inspection is not performed, damage may do undetected.

4. To eliminate exclusions from the warranty - If the manufacturer's warranty is to remain effective, several requirements must typically be met by the owner.Most warranties in these cases, contain exclusions from coverage if the owner has failed to properly maintain his or her roof system. A critical component of this maintenance program is regular inspection of the roof and associated components. Most warranties have specific inspection requirements, as outlined in their written maintenance guidelines. Many manufacturers also site exclusions from coverage if the system is altered (such as adding penetrations). without using a manufacturer approved contractor and detail. A thorough inspection will identify these issues and recommend courses of action to restore the warranty status, if applicable.

Most importantly, an early inspection may reveal seemingly non-existent performance problems for which the manufacturer is accountable. With most warranties, the sole remedy is "to stop leaks in the membrane system". However, an objective analysis of the problem and intervention by a qualified roofing professional may result in additional remedial action; especially early in the warranty period.