ROOF MAINTENANCE GUIDE Roofing Contractors

Roof Maintenance Guide Roofing Contractors-Free PDF

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1 OVERVIEW, The most important reason for establishing a program of regular roof maintenance is to protect the. owner s investment A properly executed maintenance program will add years to the life of the. roof by detecting minor problems before they become major as well as providing better protection. for and avoiding interruption of the internal functions of the building. A roof system is exposed to all manner of chemical and physical stress The long term effects of. these forces are called Normal Aging In reality small isolated problems caused through abuse. stress concentration inadequate ventilation error or other factors result in a shortened lifespan of. the roofing system, Small problems or defects if not detected and repaired inevitably become major problems. affecting the performance of the whole roof system. Roofs represent approximately 5 to 7 of capital building costs but roofs cover 100 of the. building and its contents,1 1 ROOF TYPES DEFINITIONS. MEMBRANE ROOFING,Conventional Uninsulated, Roof membrane is installed directly to the deck usually wood or concrete and is exposed to the. weather There is no insulation directly below the membrane In a wood deck of this type the. insulation if used is typically installed in the supporting joist space which must be cross vented. Conventional Insulated, Roof membrane is installed directly over insulating materials which are installed on the deck.
wood concrete or steel The membrane is exposed to the weather. Protected or Inverted Membrane, Roof membrane is installed directly to the deck wood concrete or overlaid steel Extruded. polystyrene is installed over the membrane covered by filter fabric and appropriate ballast Ballast. is required to counteract insulation flotation and wind uplift and to provide ultraviolet resistance for. the insulation A modified protected membrane includes insulation both above and below the. membrane It is often used to provide slope to the membrane in order to improve drainage or to. move the dew point away from the membrane,STEEP ROOFING. In the context of this guide steep roofing may be defined as roofs with asphalt shingles cedar. shakes or shingles or metal roofing on slopes that exceed 1 6 2 in 12. 1 2 MEMBRANE TYPES MOST COMMON,Built Up Roofing also called Tar Gravel or BUR. A continuous relatively inflexible roof assembly consisting of plies usually 3 or 4 of saturated. felts or fabrics between which layers of bitumen asphalt pitch or modified rubberized asphalt is. applied The roof is usually surfaced with gravel to provide ultraviolet protection. Flexible Membranes, Flexible membranes encompass a large number of unique membranes installed in single or multi. ply applications The materials may be bituminous or non bituminous and offer a wide choice of. physical properties and performance, The key point with these membranes from a maintenance and repair standpoint is that each.
type is unique The building owner must be aware of the specific type and product in place in. order to know what maintenance is required and what specialized repair materials and methods. should be used,Remember This Roof May Be Different. Common Types of Flexible Membranes are, Modified Bitumen A generic description for pre manufactured sheet membranes consisting. of asphalt modified with a polymer which improves the physical. properties of the asphalt and coated on a reinforcing mat or carrier. Different polymers offer different physical properties Sheets may be. installed either in hot asphalt or by heating with a propane torch and in. some cases they may be self adhesive Applications normally consist of. 2 plies but may be a single ply in certain well sloped applications. Modified Bitumen Membranes are used in all roof types. EPDM Ethylene Propylene, Diene Monomer A generic description for synthetic rubber sheet membranes Applied. only in single ply applications on all roof types Seams are accomplished. with proprietary adhesives,PVC Polyvinyl Chloride and. TPO Thermoplastic polyolefin Generic descriptions for a plastic sheet membrane Applied in single. ply applications on all roof types Seams are accomplished by fusion. either with solvent or hot air welding techniques, Although these are the most commonly used generic flexible membranes there are other types on the.
market each of which as mentioned requires special knowledge and techniques Make sure you know. what you are dealing with,2 BASIC PREVENTIVE MAINTENANCE. 2 1 MAINTENANCE PROGRAM, A preventive maintenance program is simply a program of scheduled inspections and subsequent. corrective action The purpose is to maximize the life expectancy of the roofing system thus. providing maximum protection to building and contents and minimizing overall costs. The basic elements of a preventive maintenance program for roofs are. Regular visual inspections to determine the current condition of the roof membrane and. Immediate repair of any defect before it allows moisture to enter the roof system or building. Non destructive moisture detection to determine if moisture has infiltrated into the insulation. of the roof system, A vital part of the condition of the roof system is whether or not the insulation remains dry A roof. may appear to be in excellent condition from the surface but may have areas of saturated. insulation which severely affect the thermal efficiency of the roof. Non destructive moisture detection of roof systems has developed into a sophisticated technique. that can provide accurate analysis of roof insulation condition Two commonly used systems are. nuclear meter and infrared thermography Both systems require trained skilled operators specific. weather conditions specific roof types and professional analysis Visual inspection by a trained. person is the key to a successful maintenance program. 2 2 INSPECTION, Roofs should be inspected at least twice a year spring and fall and also after any significant. weather or construction event, The inspection should be preceded by the preparation of a detailed roof plan on which all defects.
or notes can be marked If the inspection indicates that more than minor work is required an. inspection checklist is necessary to ensure thoroughness Call your professional roofing. contractor to perform the required maintenance work. A typical roof plan and an inspection checklist are included in this guide for your convenience. Begin the inspection by looking at the underside of the deck if accessible and also at the outside. of the building Look for cracks stains rusting watermarks efflorescence wet spots spalled. mortar etc or other signs of excessive moisture or deterioration The observations may give clues. to not only roofing problems but also other conditions affecting the performance of the building. The final and most important part is inspecting the roof itself The keys to a competent roof. inspection are thoroughness and attention to detail be prepared to get dirty. 2 3 DO S AND DON TS OF ROOF MAINTENANCE, Do be aware that wise maintenance will prolong the life of any roof even the best of them. Do perform inspections at least twice a year preferably at the end of winter and right after. summer when roofs have passed through the periods of severest stress. Do conduct additional inspections immediately after unusual occurrences such as extremely. heavy rains high winds hail nearby fires explosions etc. Do check the building exterior for settlement or movement Cracks in the wall are a warning of. possible cracks in the roofing and flashing Are overhangs cornices fascias and edging in good. condition Are gutters and downspouts satisfactory Breaks in roof edge elements can cause. leaks and also let wind get under the roofing membrane and cause blow offs Damaged or. clogged gutters roof drains and downspouts can cause water back up on the roof. Do be certain that equipment servicemen going on the roof are warned against penetrating or. dropping tools on the roof They should be accompanied by your trained maintenance man to. ensure no damage to the roof assembly occurs, Do assure that your roof is kept clean and free from debris. Do recognize that exposure of roof felts bare spots on a gravel surfaced roof can lead to quick. deterioration This requires immediate attention by qualified personnel. Do be advised that flashings gum pans gravel stops and all other roof penetrations are the. source of most leaks Pay extreme and careful attention to these items. Don t allow unqualified personnel to maintain your roofs. Don t allow traffic on your roof unless accompanied by your informed maintenance man. Don t allow equipment servicemen to penetrate your roof without being certain that qualified. personnel flash the penetrations If your roof is covered by a RoofStar Guarantee RGC or the. membrane manufacturer should be notified prior to cutting the roof or altering it in any manner. WHEN IT S TIME TO REROOF, Don t permit products of unproven quality to be used on your roof. Don t be taken in by Cure All products which can be applied by anyone. Don t take bids on projects without adequate uniform specifications. Don t reroof over an existing roof unless a careful evaluation is made and a qualified consultant or. standards authority gives prior approval, Don t expect a guarantee to keep the water out of your buildings Guarantees do not cover many. of the problem areas of your roof, Don t think that the lowest price is always the best Be certain you will not be faced with a number.
of change order requests for extras after a project is awarded. Don t deal with firms who cannot stand behind their work and will not be available when you need. them Remember that no product is better than the applicator. Do hire a professional roofer,Do call a member of RCABC. Do request the RoofStar Guarantee,Do benefit from,Independent Inspections. RGC Accepted Materials,RGC Guarantee Standards,2 4 ROOF PLAN. Each roof covered by the RoofStar Guarantee comes with a complete Roof System Record. which includes a roof plan and a copy of this maintenance guide If you set up your own roof. maintenance file you should prepare a roof plan using the following as a guide. Key To Potential Roof Top Problems,A Ponded Water,B Skylight. C Roof Drain,D Vent Pipe,E Vent or Fan,J Flag Pole.
K Sign Support,L Air Conditioning Unit,M Pitch Pan. N Chimney Flashing,P Parapet or Fire Wall,S Base Flashing. T Cap Flashing,U Expansion Joint Cover,V Down Spout Leader. W Fascia Gravel Stop,X Roof Vent,2 5 ROOFING MAINTENANCE CHECKLIST page 1. LOCATION INSPECTOR,O K Major Minor Observation Repair.
I ROOF CONDITION,A General Appearance,Physical Damage. General Condition,New Equipment Alterations,B Surface Condition. Bare Spots in Gravel,Alligatoring Cracking,C Membrane Condition. Blistering Splitting Ridging,Physical Damage,II FLASHING CONDITION. A Membrane Flashing,Physical Damage,Deterioration Blistering.
Attachment,B Metal Flashings,Physical Damage,Attachment Fasteners. 2 5 ROOFING MAINTENANCE CHECKLIST page 2,O K Major Minor Observation Repair. I ROOF PENETRATIONS,A Equipment,Attachment,B Equipment Housing. C Equipment Operation,D Roof Jacks Vents,E Roof Drains. IV EXPANSION JOINT COVERS,V GUM PANS,Fill Material Shrinkage.
VI OTHER OBSERVATIONS, 3 IDENTIFYING POTENTIAL ROOFING PROBLEMS OR DEFECTS. 3 1 DEFECTS IN BUILT UP BITUMINOUS ROOFING, Defect Observed Possible Cause Required Maintenance. Blueberry blisters in Expansion of volatile fractions of Initially apply additional opaque. surface of bitumen bitumen or of air or water in sunny gravel If many blisters occur and. weather More common with low are broken to expose felts recoat. meltpoint bitumens particularly with with bitumen and apply heavy layer. heavy coatings and poor gravel of opaque gravel,Blisters between. layers of felt Expansion in sunny weather of Cut blister trim excess material re. entrapped air or water in areas of adhere and patch Heavy layer of. poor adhesion opaque gravel may help to prevent,Blisters between re occurrence. felt membrane and Expansion in sunny weather of, substrate entrapped air or water usually over Where possible cut blister trim.
decks with concrete fills or with excess material re adhere and. wetted insulation patch Venting if possible may, Ridging or buckling help Heavy layer of opaque gravel. Movement of either the felts or the may help,deck or substrate under moisture. or thermal effects causing long Usually little can be done If of small. ripple ridges especially where felt size and elevation a heavy. not well bonded often over application of gravel will make it less. insulation or deck joints conspicuous and give some. Lifting at laps protection If wide and high cutting. fishmouths and relaying is necessary May re, Poor adhesion initially due to occur if movement persists. wrinkled felt or workmanship or, Cracking or pulling as a result of blister or Re adhere if not wrinkled Where. breaking ridging formation wrinkles or fishmouths cut remove. excess material re adhere and,Breaks in unsupported felt patch.
Cracking of blisters or ridges by, Felt penetrating top traffic Breaks at sharp bends in Cut out provide support and patch. pour and gravel at felt Cut blister re adhere felts and

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