ROOFS ARE EXPENSIVE!
Take Care of Them

	Cactus are growing in this section of gutter; the gutter is also full of leaves. If annual maintenance were performed the gutter would drain properly and not overflow causing a false leak.
	The base flashing on every skylight in this complex is burnt out and has holes in it. If annual preventive maintenance had been performed, this condition would not have occurred.
	Lack of routine maintenance has allowed vegetation to grow in the gutters. All of the vegetation shown is in the building¹s gutters.

TThe cost of roofs has risen substantially over the last four years. A roof that would have cost you $20,000 four years ago will cost you $30,000+/- today. For the 20 years I have been involved in the roofing industry, prices had hardly changed. Then wham! Prices skyrocketed due to the cost of general liability and workers compensation insurance. This trend looks as if it will remain unless something is done by the legislators.

These prices should be even more of an incentive to maintain your roofs. By performing preventive maintenance you can insure that your roof performs to its fullest form many years to come. In some cases, this maintenance will prevent cancellation of your warranty.

A file should be maintained for each of the roofs in your portfolio. This file should include all of the invoices, inspection reports, repairs and maintenance bills.

Inspect the roofs twice a year, typically in the spring and fall. Spring inspection should be done after the end of the rainy season. You can then review any repairs made during winter storms and clean off any debris that may have fallen on the roof during that time. The fall inspection should be performed just before the beginning of the winter weather. This will allow you to check the drainage areas for debris that might hamper drainage and give you an opportunity to check for any weak points in the roof system that might allow a leak. If there has been a major storm at any time of the year, you should always check the roofs to make sure no damage was done. Examine all metal flashings, counter flashings, expansion joints, and pitch pockets for rust, detachment, deteriorated sealant, and damage. Reattach loose metal work. Replace sealant as necessary and prepare and paint any rusted surface. Examine masonry walls and copings for cracks, bad mortar joints, deteriorated sealant, loose masonry/coping stones, and indications of water absorption. All of your roof top equipment such as HVAC units, swamp coolers, ductwork, goose neck vents, powered ventilators, skylights, equipment screens, and satellite dishes should also be inspected for excessive movement, spillage of coolant, condensation, and damage to metal cabinets, and rubber or fabric gaskets that may allow water infiltration. Keep all of your roof top equipment in good condition.

Minimize your roof top traffic. In your log, note any time that a tradesman goes onto your roof and what he did. Service men should not make any penetrations or repairs without your authorization and a final inspection. If they made tenant improvements (examples would be adding a new HVAC unit or a new ventilator), you should inspect their work. If it doesn¹t look right to you, chances are that it isn¹t. Roofs are expensive; take care of them.

Mike McConnell is the principle estimator for A -1 All American Roofing Co., a full service roofing company. A- 1 All American Roofing provides services to building owners and individual homeowners through its residential division. (858) 581-5177 • MMcConnell3@qwest.net

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