RRA Roof Maintenance Program

A professionally-maintained roofing system is shown to have a service-lifetime up to 25% longer than an “install it and forget it” approach: here’s how we go about providing that service. Download the Maintenance Program Proposal PDF here

 

Stage I: Certified Aerial Infrared Thermographic Imaging Scans

Frequency: 2x per year

  • Aerial certified infrared thermographic imagery scan is to be performed two times per year to detect the presence of any moisture in the new roofing system, once after snow melt in spring (between March and June) and once prior to snowfall (between July and November), typically we attempt to space the inspections apart by about five of six months to capture any differences in roof performance between inspections.
  • Provide Certified Infrared Thermographic Imagery Inspection Reporting including the cetified infrared thermographic images, a computer assisted design (CAD) drawing indicating any problem areas as inferred from the infrared thermographic data in a report format to be provided electronically to client.
  • Provide aerial photography in high-format resolution with 21.4 megapixel ultrasonic aerial-optimised and gyroscopic-stabilized platform capture technology. This imaging will provide ponding-water and overall-condition data as we can see the amount of water left standing on the roof surfaces as well as provide insurance-company asset tracking information to document your attention to maintaining the roofing systems installed. (This tracking data is extremely important if you ever wish to maintaining your loss-coverage from a roof leak, which typical insurance policies exclude in “seepage over time” exlusion clauses. The ability to document a leak-free condition within the last roof inspection will allow you to make a valid insurance claim a new roof leak with less fear that they will reject it for lack of evidence.)
  • Document any indicated areas of moisture in the roofing system, areas of standing water, areas with apparent damage or other problem areas on a CAD roof map for the visual (physical) roofing inspection segment of this maintenance agreement. This provided information will allow for a comprehensive examination of the areas during the physical on-roof inspection which might otherwise not be afforded additional attention.

Stage II: Physical On-Roof Nuclear Hydrogen Detection Survey

Frequency: 2x per year

  • Verify all aerial imaging infrared thermography using a Certified Cesium 137 Nuclear Radioisotopic Thermalization detection gauge by a licensed operator which will non-destructively test and verify moisture presence and concentrations in the underlying roof insulation.
  • Provide a CAD overlay in a 10’x10’ grid format which depicts actual hydrogen atom detection with count-readings as indicated by the licensed nuclear gauge operator. in areas where the aerial infrared thermographic imagery implies moisture-containing materials against the original aerial infrared thermographic imagery layout This grid layout will be performed in areas of probable moisture detection based on the aerial infrared thermographic imagery scan.
  • In all remaining areas of the roof where no probable moisture containing materials are present based on the aerial infrared thermographic imagery scan, perform nuclear hydrogen detection in random patterns at no less than one reading per 1,000 square feet of roof area.
  • All nuclear hydrogen detection surveying will be performed in accordance with Roof Consultants Institute protocol for NHD surveying per “Standard Practice for the Detection and Location of Latent Moisture in Building Roofing Systems by Nuclear Radioisotopic Thermalization” Roof Consultants Institute.

Stage III: Physical On-Roof Visual Condition Survey

Frequency: 2x per year

  • Visually examine the roofing system, membrane, flashings, sheet-metal components, drainage systems and penetrations and document all conditions with proper photographic evidence.
  • Inspect the parapet walls and other penetration flashings and any areas in need of repair shall be documented and marked for repair.
  • Perform physical verification of moisture presence in areas of suspected moisture containing materials based on both the Infrared Thermographic Imagery Scan and the Nuclear Radioisotopic Thermalization Survey by means of physical sample testing and including a physical moisture meter conductivity test in each sample. Document in CAD format overlay on the RoofScan report.
  • Physically mark areas of confirmed moisture-containing materials to include “Damp” areas and “Wet” areas for remediation work with different color marking agents.
 

Building Exterior:

  • General Condition: Inspect all areas for signs of leaks and/or deterioration.
  • Walls: Inspect for deterioration, missing mortar and stains in walls indicating possible leaks and check for cracking, splits and mortar integrity. Mark and document for replacement any damaged, loose or cracked areas. Caulk joints if necessary.
  • Roof Edge, Coping Caps or Gravel-Stop as seen from surface-level: Document and mark any broken, missing or deteriorated areas. Visually check for unfastened surfaces or wind-damaged uplifts in cleat areas or mortar joint damage at junctions.
  • Fascia: Inspect all surfaces for deterioration, wind-damage, overlap and alignment faults or sealant failures.
  • Exterior drainage conductors and collector box units, emergency overflow drainage, scuppers and the runoff management controls including sewer junctions or exterior runoff and retention ponds: verify all connections and joints appear watertight, fasteners are secure and emergency drainage appears unused.

Building Interior:

  • General Condition: Inspect all areas for signs of leaks and/or deterioration.
  • Walls: Inspect all surfaces for signs of leaks and/or deterioration.
  • Underside of Decking: Inspect for stains, discoloration, spalled or rusted surfaces.
  • Ceilings: Inspect for evidence of staining.

Expansion Joints:

  • A structural separation between two building elements that allows free movement between the elements without damage to the building or roofing system. Check for excessive movement or deterioration. Check all end laps and repair or replace lap splice as necessary.

Roof Top Units:

  • General Condition: All roof penetrations are prone to leaks. All units should be installed using compatible roof materials and should be properly flashed. Proper clearances should be maintained between the roof surface and the bottom of access panels, doors, rooftop units and other penetrations.
  • HVAC: Check condensation lines for positive drainage. Ensure they are flowing freely to roof drains. Condensation lines should rest on wood blocks or rubber supports and never directly on the roof surface. Ensure equipment is in good condition and working properly. Ensure that protection/walkpads are installed around perimeter of equipment that requires frequent maintenance.
  • Equipment Supports, Satellite Dishes, Signs, Antennas, etc: Ensure all heavy equipment is properly supported on vertical curbs. All vertical curbs should be properly flashed and covered with a metal cap and protection/walkpads should be installed below all lightweight horizontal wood equipment supports.
  • Lightning Protection: Should not penetrate the roof surface. Ensure there are no overly loose or dangling cables.
  • Equipment Flashing: Ensure equipment base flashings are secure, watertight and counterflashed.

Field of Roof:

  • General Condition: Remove any debris such as leaves, small branches, dirt, rocks, etc. that have accumulated.
  • Surfacing: Inspect for general condition, construction debris etc. Ensure that walkway pads are placed at roof entry areas and at rooftop equipment access panels where needed and access is frequent. Laps: Inspect condition of membrane laps if applicable.
  • Dimensional Stability: Visually inspect for evidence of fastener failure, adhesion-failures, delaminations, seam failure or any other condition. Inspect for “telegraphing” of insulation instability or warping.

Drainage System:

  • General Condition: Ensure Water freely flows unobstructed from the roof.
  • Gutters, Scuppers, Downspouts, Drains: Remove any debris from inside and the surrounding area and make sure that strainers and clamping rings are secure.

Perimeter / Flashings:

  • General Condition: Inspect attachment to make sure it remains watertight. All metal work should be caulked and watertight.
  • Base Flashing: Inspect for adequate fastening at top of the flashing. Check attachment to the substrate. Inspect vertical flashing end laps and horizontal laps at membrane.
  • Counterflashing: Counterflashing Ensure that the counterflashing is well secured and that the masonry or caulk seal on the reglets and watertight seals remain in good and watertight condition.

Penetrations:

  • General Condition: ensure that exhaust fats, petroleum or other chemicals or contaminants do not directly contact the roof. Document any chemicals or service fluids that come into contact with the roofing system.
  • Pipes and Vents, Penetration Pans: Inspect the lap at membrane and vertical lap. Ensure that the top to the flashing is secured and sealed properly. Inspect all pipe penetrations and mark for removal any abandoned penetrations.
  • Pitch Pockets: top-off with compatible sealer as necessary to maintain watertight condition.

Stage IV: Correction or Remediation of Defects

Minor repairs and upgrades may be performed at no cost according to the inspector’s discretion, however upon observing deficiencies in the roof system, inspector shall physically mark on the roofing surfaces and alert the building owner. Any repairs may be made on site if possible or scheduled for a separate date, both of which will occur on a time and materials basis of $70 per manhour plus the cost of materials.

Commercial Roofing Installation & Replacement

Using only industry best materials Roofed Right America installs and replaces roofing systems such as:

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