The
Perfect Time for Roof Repairs & Roof Maintenance
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With annual maintenance this split in the roof would have been spotted & repaired. |
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Pitch pans have been neglected.
They should be filled with sealant to the top edge of the pitch pan. |
As the old saying goes “There is no better time than the present.” That
would be true of this time of the year for roof maintenance and repairs. This
rainy season has yielded little rain unlike last
year's record rain falls. Every roofer was scrambling to do repairs and property
managers were scrambling to find roofers if their regular roofer was unavailable.
From my experience we were trying to stop leaks between rain drops and rain
storms. When you are working in conditions so far from ideal, the roof repairs
performed are really just temporary repairs done on a best effort basis. While
water is still standing on the roof, wet patch is basically your only option,
and it should be known that these repairs will have to be revisited in order
to do a permanent repair. When we send out our repair reports, we notify the
client that they need additional repairs if necessary. Some call back to schedule
them; others don't call back until the building leaks again.
If you had repairs performed last rainy season and did not address making
permanent repairs when recommended, now is the time. The inspection for roof
maintenance is pretty simple and can be done by the building owner or a member
of his maintenance staff.
The inspection should include the following items: check the exterior walls
of the building for leaks and water stains and missing mortar or stucco; check
the ceilings and interior walls for signs of stains; check the roof edge, fascia
and coping metal for signs of deterioration; the drainage of the roof should
also be inspected; make sure all of the gutters and drains are free of debris
and are clear and able to drain; clean out the drains and make sure the strainers
are in place; check the field of the roof for bare spots if it is a rock roof
and granule loss if it is capsheet. If repairs have been done to the roof, are
the edges of the repairs still attached or are they loose? At the parapet walls
and the base flashing of skylights or HVAC units, check to see that they are
firmly attached and if the counter flashings are in place.
If your building has HVAC units or grease traps on the roof, check for any
oily deposits and surface contamination from the grease traps. At your HVAC units,
check the duct work to make sure it is sealed and there are no dents or voids
in the duct connections. Also check the ducts to see if they are rusted out or
have holes in them. Check the condensation lines to see that they are connected
and not leaking onto the roof. Check the base of the HVAC units to see if there
is any pooling water around the base of the units. When the HVAC units are roof-mounted,
see if the filter access covers are in place or if some one has sealed over them.
When on the roof, look at the condition of the skylights. Are there cracks
or holes in them; have the lenses been sealed with caulking or roofers cement?
If so, they should be scheduled for replacement. All of the above items
can and should be repaired or maintained by the roofing contractor. The
building owners' maintenance responsibilities are to minimize foot traffic, pick
up and then dispose of leaf debris, nails, fasteners, and bottles. Also, don't
forget to trim the tree limbs that overhang the roof and keep the rooftop equipment
in good repair.
As the building owner or manager, you should keep a log of those who have
to access the roof and for what reason. Keep the dates of your maintenance, roof
repairs and the work performed and where it was performed. If equipment is replaced,
check on the person or company afterwards to make sure they removed all of the
equipment. Check to see if they left abandoned equipment on the roof
and that they properly sealed any penetrations they made.
If you would like a free maintenance check list, please feel free to contact
me by phone at 858 581-5177 or e-mail me at mmcconnell1@sbcglobal.net and I would
be happy to provide you with one.
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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 mmcconnell@sbcglobal.net |
