Presentation on theme: "Building Owners Roofing System Inspection and Maintenance."— Presentation transcript:
Building Owners Roofing System Inspection and Maintenance
Why Inspect and Maintain the Roofing System? Periodic inspection and maintenance is needed in order for the roof to perform as designed. Inspection and maintenance is typically required by roofing manufacturers to keep roofing warranties in full force and effect.
Proactive vs Reactive Maintenance Reactive Maintenance: is a response to a existing problem: – Leaks – Repairs after damage due to weather events – Changes in the rooftop (relocated RTUs, new adjacent construction, etc.)
Proactive vs Reactive Maintenance Proactive Maintenance: stopping potential problems before they impact the roofing system - can create significant savings and extend the service life of the roofing system: The above cost analysis was prepared by a development firm owning in excess of 550 million square feet of commercial space.
When Should the Roof Be Inspected? Make a roof inspection plan part of the overall maintenance of the facility – Schedule regular inspections by on-site facility management team – Schedule twice-annual inspections by Roofing Professionals – Inspect following weather events (wind, hail, etc.) – Inspect when leaks or damage occurs
Who Should Perform the Inspection? The local facility staff can perform casual inspections: – Observe and record the status of the roofing system. – Use data gathered to direct a Roofing Professional to problem areas A Roofing Professional should perform a thorough inspection: – At least twice a year. – Whenever repairs is required.
Who Should Perform Maintenance? Local facility management staff: – Clean single-ply membranes – Remove debris, especially from drains/scuppers/gutters – Locate areas of damage/leaks and safely mark them Roofing Professionals: – Repair leaks and perform reactive maintenance – Perform proactive maintenance – Provide estimates for future roofing maintenance needs – Use manufacturer-licensed roofing contractors to protect your warranty
Inspection Checklists Where to Look - What to Look For - Remedial Actions Rooftop Traffic Areas Contaminants Drainage Components Wind Storm Damage Moisture Infiltration Roof Membrane Seams Base Attachments
Rooftop Traffic Areas Where to Look: – Roof Hatch area or roof access points – Walkways and “natural” paths – Mechanical Equipment What to Look For: – Cuts & punctures – Compressed/crushed insulation – Always monitor and log rooftop traffic Displaced walkway pads
Rooftop Traffic Areas Remediation: – Emergency repair of cuts and punctures Duct tape open areas of single-ply membrane/flashing Seal open asphalt membrane with plastic roof cement Cover repaired area with tarp if possible – Permanent repair of cuts and punctures Contact manufacturer’s licensed Roofing Professional – Crushed insulation Have Roofing Professional replace with new insulation
Rooftop Traffic Areas Preventative Actions: – Add or enhance Roof Walkways – Register all rooftop traffic on a Roof Access Log Keep debris cleared! (…always remove ducks…!)
Contaminants Where to Look: – Kitchen Exhaust Fans – HVAC Compressors Membrane swelling
Contaminants Remediation: – Membrane which has cracked, split, or swelled should be replaced by a Roofing Professional Preventative Actions: – If grease traps are not present, consider installing grease traps – If sacrificial layer of membrane is not present, consider installing additional layer over waterproofing layer
Drainage Components Roof Drain & Overflow Drain blocked by debris Open scupper flashings
Drainage Components Blocked Drain Debris in gutter, broken gutter straps, open fastener holes
Drainage Components Where to Look: Mid-span of Roof Beams & Joists Around Rooftop Units (RTUs) At Drains, Scupper, Gutters, Downspouts What to Look For: Debris “Ponding,” Sagging, or Deflection Discoloration at Curbs and Walls Damage to Drainage Components
Drainage Components Remediation: – Remove Debris - bag and dispose – Drainage components – have Roofing Professional replace defective drainage components and flash them, according to manufacturer’s approved details. Blocked Drain
Drainage Components Preventative Actions: – Add roof drains – Add Tapered Insulation (“saddles and crickets”) – Add a redundant layer of membrane
“Tented” and Backed-Out Fasteners Displaced Insulation Boards
Wind Damage Where to Look: – Roof Edge – metal, gutters, downspouts – Rooftop Units – Roof Membrane surface – Flashings – metal and membrane flashings Damaged Metal Coping
Wind Damage What to Look For: All Systems: –Loose or missing sheet metal flashing components, especially at the roof edge –Deflection or distortion of insulation boards –Large cuts or slices in the roof membrane Ballasted systems – displaced rock/pavers, displaced insulation boards under membrane Adhered systems – disbonded membrane, “tented” fasteners and plates Mechanically Attached systems – “tented” fasteners
Wind Damage “Tented” Fasteners Disbonded Membrane, Failed Base Attachments
Wind Damage Remediation: – Remove all debris – Replace any displaced ballast – carefully to avoid puncture – Seal small cuts and punctures – Have Roofing Professional resecure detached flashings and sheet metal – Have Roofing Professional make permanent repairs to membrane and reinstall/replace displaced/damaged insulation
Wind Damage Displaced Ballast Damaged Metal Coping
Wind Damage Preventative Actions: – Add additional roof ballast to ballasted systems – Review roofing system design – have a Roof Consultant, engineer, or architect review the design and recommend changes to protect against future wind damage
Moisture Infiltration Where to Look: Building Walls and Parapets Large RTUs Skylights Moisture infiltrating around RTU
Moisture Infiltration What to Look For: – “Soft” Roof Insulation – Cracking, Spalling, or Discoloration of Walls – Loose Metal Wall Flashings – Covered “Weep Holes” – Missing or Broken Weather Seals on RTU s – Cracked or Sunken Sealants/Caulking
Moisture Infiltration Remediation: – Replace wet roof insulation (should only be performed by a Roofing Professional) – Reattach and re-seal/caulk metal components (either by Roofing Professional or trade professional) – Repair deteriorated walls, parapets, substrates (should be performed by trade professional) Moisture stain on parapet wall
Moisture Infiltration Preventative Actions: – Have a Roof Consultant perform a Moisture Survey (Thermal Imaging, and/or core cuts) – Keep RTUs sealed to manufacturer’s standards – Log access to roof by RTU/HVAC maintainers Moisture Scan Image
Roof Membrane Seams Where to Look: – T-Joints (membrane panel intersections) – Angle changes (such as deck-to- wall) What to Look For: – Edge cavitation – Entrapped moisture “Fishmouth” in seam
Roof Membrane Seams Remediation (Emergency Repairs): – Modified Bitumen (asphalt) Systems: Apply plastic roof cement to the seam edge – Single-Ply Systems: Gently clean the area, then cover the seam edge with duct tape extending 1.0” in all directions from seam opening Remediation (Permanent Repairs) – Should only be made by Roofing Professionals Open Lap
Base Attachments Membrane “Bridging” Failed Base Attachment
Base Attachments Where to Look: – Parapet Walls and Equipment Curbs – Roof Edge What to Look For: – “Bridging” – membrane pulled away from the 90-degree angle change or greater than 2:12, forming an angled “bridge” from horizontal to vertical – Loose or “Tented” Fasteners
Base Attachments Remediation: – Emergency Repair: If a leak is present, seal the area with duct tape (single-ply systems) or plastic roof cement (asphalt systems) – Permanent repair: Base Tie-In and Membrane should be reattached and restored by a Roofing Professional Membrane Bridging
Roofing Inspection Checklist Roofing Inspection Checklist for use by on-site Facilities Managers See Page 13 of the “Firestone Inspection, Repair, and Maintenance Guide” for a reproducible Roofing Inspection Checklist to carry to the rooftop. Checklist contains a brief description of what to look for in all of the above conditions. Note “Conditions Observed,” and “Actions Recommended” on the Checklist, along with the location of the problem area. Reference completed Checklist when contact Roofing Manufacturer to report a leak or problem with the roofing system.
Guide to Common Repair Methods See the “Firestone Inspection, Maintenance, and Repair Guide,” Section II, for drawings and explanations of what quality repairs by a Roofing Professional should look like.
Service Requests/Leak Reports Firestone Warranty Services – 1-800-830-5612 - Line answered 24/7 – Fax information to 1-317-575-7210 – Email information to firstname.lastname@example.org
Service Requests/Leak Reports Provide the following information: – Building Name and Address – Building Owner Name – Name of contact on-site, fax number, and phone number – Warranty Number (printed on front of warranty) – Date when leak was observed – Description of leak or issue
Warranted Repairs Firestone issues a “Warranty Service Work Order” to the original installing contractor. Building Owner or on-site contact is faxed an acknowledgement letter with roofing contractor’s contact information Contractor will investigate and complete necessary repairs within 10 working days
Non-Warranted Repairs Roofing System Warranties typically cover repair of leaks Most other conditions are non-warranted Building Owner is responsible for payment of investigation and repair of non-warranted conditions