Property Managers: Knowledge of the building you manage is crucial. How much do you know about the roofing system on top of your building? When a situation arises, you are the person ownership looks to for answers, don’t be caught without information. You’ll hear me say this frequently: Be the one with the answers.
The importance of the roof often goes unnoticed and overlooked, until there is a problem. If it’s not leaking, everything should be OK, right? Overlooking the importance of proper roof maintenance can lead to a cascade of problems, impacting not only the integrity of the building but also the value of the property. These are the things to familiarize yourself with when examining your roof structure:
What type roofing system does your building have? Though not complete, these are common roofing types found on flat roof commercial buildings:
Built-Up Roofing (BUR): Built-Up Roofing, often referred to as BUR, is a traditional and reliable choice for flat or low-slope roofs. It consists of multiple layers of asphalt and reinforcing fabrics, such as fiberglass or polyester. The top layer is finished with gravel for UV protection. BUR is known for its durability and resistance to weather elements.
Single-Ply Membrane Roofing: Single-ply membrane roofing systems are popular for their lightweight nature and ease of installation. Common types include TPO (thermoplastic olefin), PVC (polyvinyl chloride), and EPDM (ethylene propylene diene terpolymer). These membranes offer good UV resistance and flexibility, making them suitable for various roofing applications.
Modified Bitumen Roofing: Modified bitumen roofing is an evolution of traditional BUR, incorporating modifiers like APP (atactic polypropylene) or SBS (styrene-butadiene-styrene) to improve flexibility. This type of roofing is known for its resistance to temperature extremes and can be applied in multiple layers for enhanced durability.
Green Roofing: Green roofing involves the installation of living vegetation on the roof surface. It provides insulation, reduces stormwater runoff, and contributes to energy efficiency.
Multiple roofing systems (layered): It’s common to find older buildings that have been re-roofed over an existing roof system. This would have been done to save the expenses of a complete tear off. It’s important to know if your building has multiple layers of roofing as many local building codes prohibit more than 2 layers of roofing.
What is the age of your roof?
Knowing the age and type of roofing material is important, as each type has a useful life span. This information will guide you in budget planning and inspection scheduling.
What’s the warranty period?
Professionally installed roofing systems come with a warranty. Familiarize yourself with the warranty period. Be aware of warranty details regarding storm and weather damage. Know who to call when there is an issue.
Stormwater drainage.
Integral to the roofing system is the method of water drainage. Common methods include parapet scuppers that drain to downspouts, surface drains that direct water to drainpipes, conventional gutter/downspout systems and others.
Inspection.
Have your roof inspected regularly, either by your engineering team or a roofing professional.
Repair suspicious areas before they become problematic.
Rooftop inspections should include clearing debris from drainage systems and ensuring unobstructed flow of water. Rooftops should be pitched slightly to the drainage areas to prevent puddling and accumulation of water.
Maintaining a solid, weather-tight roof structure is critical for several reasons:
Preserving Property Value. The condition of a commercial office building's roof significantly influences its overall property value. A well-maintained roof enhances curb appeal and assures potential buyers and tenants of the building's value. Potential buyers know the value in a well-maintained roofing system, a poorly maintained roof can be a deal breaker. Water-stained ceilings do not project the image of a professionally managed building.
Structural Integrity. The roof is the first line of defense against the elements. Whether it's sunlight, rain, or snow, the roof bears the brunt of the weather. Neglecting regular maintenance can result in leaks, water damage, and even structural issues. Small cracks or gaps in the roofing material can escalate into more significant problems if left unaddressed.
Tenant Satisfaction. Tenants have an expectation of uninterrupted “quiet enjoyment” of their office space to conduct their business. Having to deal with the interruptions caused by roofing leaks leads to unhappy tenants.
Health and Wellness. Water damage also poses health risks to the occupants. Continual leakage leads to wet interior materials including carpeting, drywall and ceiling materials. Leakage can also go unnoticed, accumulating in unseen areas fostering mold and mildew.
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