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Commercial Roof Inspections

Most maintenance managers face the quandary of too many roof problems for the money available. While the lack of funds might be one problem, more often the real problem is the lack of a coherent roof management plan.

In theory, most managers of commercial and institutional facilities agree regular inspections are essential for successful roof management. They also recognize and agree with the basic roof-management tenet: regular inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies. Roofed Right America offers professional roof inspections for businesses in New Jersey, Texas, Wisconsin and nationwide.

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"You won’t be disappointed."

"Roofed Right did a very nice job on our roof. They came in with a lower-priced solution for our commercial roof replacement In our Driftwood Manor Condos.

We were definitely in need of a new roof so I contacted Adam and he immediately got back to me and he sent a very reasonable quote to the condo association and they choose Roofed Right to install a new roof for us. Adam was very professional and informative and very pleasant to communicate with. His workers started finishing our new roof in a very reasonable time and cleaned up after themselves.

We the condo owners and the Condo Association are very pleased with our new roof and definitely recommend Roofed Right to install or repair your roof.

You won’t be disappointed. They are very reasonable in price and very professional. Jane has lots of roofing experience and Adam is very nice & professional to converse with. Thank you Adam & your hard workers with Roofed Right for giving us here in our condo establishment a nice sturdy roof."

-Deidra U

Process of Making Your Commerical Roof Right

1. Motivation Matters

By the time many organizations consider implementing a roof-management plan, they actually need a roof-replacement program. The obligation to fund and implement roof replacements has trumped any opportunities to maintain and repair roofs.

If a manager can extend the life of each roof by one year, the organization can break even on the cost of a roof-management plan. If a manager can extend each roof's life by two or three years, the plan can reduce roof expenditures by a multiple of its costs.

So why don't most organizations have a viable inspection and maintenance plan? Is it inertia, a "We've never done it that way before" mentality, or a fear of the unknown? It's hard to fathom. What is certain, though, is most plans never get started. What also is certain is even a minimal plan is better than no plan. Roofed Right America makes a point to drive this home to every building owner.

2. Taking Stock

Once a manager commits to a program with Roofed Right America, the first step toward implementation is getting organized, which includes laying out a plan and assigning someone to be in charge of the program. Annual inspections and maintenance are the key components in preventing major expenditures for premature roof replacement.

The temptation in beginning a roof-management program is to start filling pitch pans. This step would be a definite improvement over no effort. But the best first step is to take an inventory of all roofs. This process begins with developing a historical file for each roof, including:

Date of installation
Installing contractor
System manufacturer
Warranties

Type of roof system, insulation, and roof deck
Leak history
Repair history, dates, type, and cost of repairs.

3. Condition Consideration

3. Condition Considerations

With the roof information in place, the next step is for Roofed Right America to send an inspector to get up on the roofs and perform a condition assessment. No roof can be managed appropriately without knowing its history and understanding its condition and information coming from conducting a roof inspection. Workers can conduct two types of inspections: visual and non-destructive.

Visual Inspections

Visual inspections should occur semi-annually or annually, depending on the roof's condition, the amount of rooftop traffic, and the sensitivity of occupants. A Visual roof inspection often includes:

An examination of the roof system, flashings, sheet-metal flashings, drains, and gutters
An evaluation of observed conditions which might affect the long-term performance of the roof system
Documentation of deficiencies requiring corrective action
Other information is needed for developing long-range preventive maintenance (PM) needs.

Non-destructive Inspections

Non-destructive inspections can complement - but should never replace - visual inspections. Non-destructive measures include infrared, nuclear, and capacitance tests. These inspections can confirm the presence of moisture, establish a baseline for roof management, locate hard-to-find leaks, and authenticate the need for full or partial re-roofing projects. The inspector performing visual roof surveys is very familiar with the design, installation, repair, and types of failure specific to the roof system being surveyed.

4. Formulating a Plan

The information gathered on a roof's condition does no good if it sits on a shelf gathering dust. The data needs to be recorded and studied in order to help managers identify the opportunities to make repairs, conduct maintenance, or plan for re-roofing. The plan also will help managers communicate better with upper management, roofing contractors, and maintenance staff. Despite the funds, staff hours, and dedication required to set up a roof-management program, the benefits of the effort far outweigh the costs. If managers create and manage the program effectively, roofs will last longer, perform better and leak less.

More importantly, if managers commit their departments to perform annual roof PM rather than waiting for a leak to occur before responding, facility operations also will suffer fewer interruptions.

Managers who work with Roofed Right America to develop a detailed and well-organized plan will have a better idea about where problem areas exist and will be able to work toward budget approval for repairs more effectively. Obviously, a plan does not necessarily guarantee top management will automatically approve all roofing budget requests. But at least the manager will be well equipped with the tools necessary to justify the large expense.

Focus on 'Green' Roofs

With green roofs - those featuring vegetation - springing up more often across the country, maintenance managers need to consider the best way to inspect and maintain these systems. Their efforts, however, depend on the kind of green roof installed and the way the owner intends to use it. Generally, after the plants are established on a green roof, most such roofs only require weeding and occasional infill transplanting, perhaps twice a year. Workers should time their maintenance visits to remove weeds before they go to seed. This level of maintenance is enough to maintain the health of the plants and protect the underlying roofing materials.

Some owners are more involved in the process and choose to "garden" in their green roofs more frequently. Such intensive green roofs require the same care and maintenance as a garden situated on the ground.

Among the issues managers need to consider in planning for inspection and maintenance of green roofs are these:

Plant condition. Are they healthy?
Uncontrolled or overgrown vegetation
Weeds growing among the plants
Signs of disease or pest damage
Moisture levels. Water plants if rainfall drought exceeds three to four weeks. Watering new green roofs every other day until the plant roots are established is ideal.
Does the irrigation system work properly?
Do dead plants need to be removed or replaced?
Root penetration or other physical damage to the roof membrane
Open flashing membrane seams and terminations, water seepage, and membrane delamination, along the edges and outside the green roof area
Signs of soil erosion and soil overflow at retention walls
Accumulation of fallen leaves, mud, soil, and weeds located in drains.

Inspection Strategy: The Worst Shall Be First

Don't be one of those managers whose roof requires replacement before their reaching its design life, or for whom emergency repairs are needed at the worst time. In short, don't neglect good roofs and doom them to early failure. Periodic inspection and maintenance of roofing assets are the most important elements of a successful roof-management program. Contact Roofed Right America today to develop a comprehensive and inexpensive roof asset management program for you.

One recommended strategy might be described as "top-down, bottom-up." Managers can succeed more quickly by focusing on roofs in the worst condition - those at the top of the priority list - while still attending to those at the bottom of the list - those in good condition and performing well.

The strategy calls for directing the most available funds toward putting out immediate emergencies, such as severe leaks. At the same time, some funds also must go toward prolonging the life of newer roofs. Using this two-pronged approach, managers can ensure other roofs in their portfolios do not need to be replaced prematurely.