The 4 Reasons You Need a Maintenance Plan for Your Commercial Roof

If you knew a few daily knee exercises today could save you from a costly and painful surgery ten years from now, would you do them?

You probably would. 

What if a regular roof maintenance plan could save you from spending $20,000 on a costly repair five years from now? Would you do it?

We hope so! 

At Gideon, our roofing pros have been doing regular roof inspections and maintenance for clients for more than 20 years, and we know firsthand just how important they are for preventing painful, expensive repairs and replacements down the road. In this article, we’ll discuss the 4 benefits of setting up a regular maintenance plan for your commercial roof (and what can happen if you don’t). 

The 4 Reasons You Need a Roof Maintenance Plan

1. Avoid Early Roof Failure

Without regular maintenance checks, your roof’s lifespan will likely be significantly shorter. At Gideon, we see many TPO roofs in such poor condition that they have to be replaced a mere 13 years after installation, an astonishing figure considering that TPO roofs are designed to last 20 years. 

What sorts of issues can so dramatically reduce your roof’s lifespan?

Seam Failure

Seam failure is the most common cause of roof failure. It typically occurs as a result of installation error or wind pressure. Wind damage is more likely to occur on mechanically attached single-ply systems. Wind infiltrates the underside of the roof system, causing the topside membrane to flutter and eventually rip at the seams or flashings. In the case of installation error, the seam may not have been welded properly, or a piece of debris (such as a piece of fabric) may have been trapped in the seam during welding, creating a conduit for moisture. 

Over time, gaps between seams can grow as a result of freeze-thaw cycles, natural building movement, or expansion and contraction due to temperature fluctuation. Moisture then infiltrates the insulation beneath the membrane, eventually saturating it, damaging the decking, and leaking into the structure below.

Mechanical damage

Mechanical damage refers to punctures in the roof membrane from hard objects. Punctures can be caused by tools dropped by an HVAC technician, falling bullets, excessive foot traffic, or flying debris during a storm. Just like a seam, these punctures become avenues for water infiltration.

Ponding water

Ponding water is when water creates, well, a small pond on your roof. This can happen because your drains are clogged with debris, causing water to back up onto the roof. As the water sits on the roof, it compresses the insulation underneath, creating a depression. Ponding water magnifies the UV rays from the sun, which means the membrane will begin to deteriorate much faster.

2. Avoid Costly Repairs or Replacements

Fortunately, if these issues are detected early, repairs are usually simple, easy, and inexpensive. 

In the case of seam failure, a single technician can simply remove any moisture with a blow-drying device or a wire brush and rags, reseal the seam, and voila…your roof is good to go. In the case of mechanical damage, a section of the membrane can be replaced. In the case of ponding water, you may be able to simply clear the drains and replace a small piece of insulation. These repairs can cost as little as $650. 

But if these problems are not addressed or addressed too late, they can cause extensive, costly damage.

If a seam failure or mechanical puncture is left unrepaired, it will grow over time. Moisture trapped inside may freeze at night and thaw during the day, natural building movement may pull the seam further apart, or normal temperature fluctuations will cause it to expand and contract. As the gap grows and more water penetrates the roof, the insulation will absorb it like a sponge, spreading water throughout the assembly. Ultimately, the water may begin destroying the decking underneath the insulation. 

Once a problem has reached this stage, far more labor and materials are needed to resolve it. The contractor may have to cut large parts of the assembly open to determine how far water has spread. Large swathes of insulation, decking, or membrane may have to be removed and replaced. In some cases, the entire roof will need to be replaced. All of this will require more workers, more time, and more equipment. What would have been a simple $650 repair becomes a $10,000 or even $30,000 nightmare.

3. Avoid Loss of Roof Warranty

Another key reason to do regular maintenance is to maintain your warranty. Most manufacturers require regular, documented inspections and maintenance to keep your warranty valid. This typically involves a simple visual inspection with a full report that includes photos, a written assessment of the roof condition, and the date of the inspection. 

Neglecting regular maintenance may also be a cause for denial of your warranty claim. If an inspector from the manufacturer comes to assess your roof and discovers clogged drains, dirt, weeds growing, or any other signs of preventable wear and tear, he may deny your claim, citing negligence. 

Ideally, you should hire the original installer of your roof to perform regular inspections and maintenance. If the original contractor is not available, you should hire another one that is certified by the manufacturer. The best way to find certified contractors is to call the original manufacturer.

4. To Maintain Your Asset Value

If you are planning to sell your building, regular maintenance is critical, as any roof problems will reduce your building’s value, give the buyer negotiating power, and make the building less attractive to another investor.

A Regular Maintenance Plan Can Help

The best way to avoid the issues above is to set up a regular maintenance schedule with a qualified contractor. Good contractors will typically offer a maintenance plan which will include a thorough inspection twice a year. If they don’t mention it, ask them, and discuss their inspection process with them. To learn more about what a good inspection looks like, check out our guide to them.

The Upshot

At one time or another, most of us have neglected to do maintenance on something we own - perhaps a vehicle or a house - and paid the price later. Well, your commercial roof is no different: an ounce of prevention is worth a pound of cure. Now that you’ve learned from Gideon about the importance of regular maintenance give us a call. In a free 15-30 minute call, we can assess your situation and provide customized recommendations for your commercial roof.