For Greenwood Elementary School,
Nordmann installed an easily
maintained roof.

Inspections - What to Look For
It is recommended that commercial roofing systems be inspected at least twice a year - once in the fall before winter sets in, and once in early spring, according to Tom Gallivan, marketing manager, Stevens Roofing Systems, Holyoke, MA.

"In addition, it's a good idea to inspect the roof after any major weather event, as well as after the completion of any work, such as maintenance of an air-conditioning unit," Gallivan cautions.

During an inspection, make sure drains and scuppers are open and clear of debris so water can be shed from the roof without interruption. Inspect wall flashings and all sealants and caulks. These items can break down over time, but are typically simple and inexpensive to fix. Evaluate the overall condition of the roofing system, and answer this key question: Is the roof in good condition overall, or are there obvious signs of wear? Note areas of ponding water and watch them carefully. The ideal roofing system has no ponded water 24 to 48 hours after a rainstorm. In addition, if the roof is mechanically attached, look at the roof's plane to make sure there is no tenting - an indication that a fastener is backing out and creating a high spot on the membrane.

Other questions to ask when performing a roof inspection include:

• Is there proper drainage?
• Are there conduits to drain the moisture from air-conditioning units away from the roof?
• Are the flashing, drain, and penetration details in good condition?
• Does the roof show signs of excessive weathering?
• Do the roof seams have fish mouths or openings?

Facilities professionals can enlist the help of such professional associations as the National Roofing Contractors Association (NRCA) and its local affiliates, the Roof Coatings Manufacturers Association (RCMA), the Asphalt Roof Manufacturers Association (ARMA), SPRI, and the Roof Consultants Institute (RCI). Further, look for manufacturers with a proven record of success and those that can offer extensive references, field support, and widespread product availability, recommends Chris Salazar, vice president of sales and marketing, Karnak Corp., Clark, NJ.

Maintenance - The Key to Long Life
Maintenance is the key to prolonging roof life, yet many surfaces go unattended for years.

"A good maintenance program will help protect your investment and prevent costly business interruption," says Gallivan. "The key to the success of this program is implementing a regular schedule of roof inspections that can lead to early detection of minor roof problems, before they become major problems or cause serious damage."

Routine maintenance requires a visual inspection of all components of the roof, according to David A. Scheirer, group market manager, Johns Manville Roofing Systems Group, Denver. This includes below the deck, the building exterior, the rooftop, surfaces and membranes, flashings and penetrations, and all other components on and adjacent to the roof.

It is important to keep foot traffic to a minimum. "The more often people are on the roof, the more often maintenance investigations should be conducted," recommends Patrick D. McGrady, director, Technical and Warranty Services, Carlisle Syntec Inc., Carlisle, PA.

Planned maintenance and inspections of roofing systems can significantly extend the life-cycle of an installed roof system. "Early detection and repair can prevent more extensive and costly repairs to problems that fester due to lack of attention," says Scheirer.

In addition, complete, accurate records that document the dates and details of all rooftop inspections and maintenance can provide a valuable tool in extending a roof's life-cycle. Keep these records on file for future reference. Easy-to-use, inexpensive CAD programs can help. Such programs assist facilities professional in keeping detailed, layered records of all the maintenance conducted during a roof's life - an invaluable resource.

"This information logging process will detail who and where the responsibilities lie pertaining to rooftop problems," explains McGrady.

Gallivan agrees, adding, "It is also advisable to take photographs of the roof at the time of inspection, since they can serve as a reference for the next examination or for any warranty or insurance claims. With this data, you will not have to start from scratch every time the roof is inspected."

Troubleshooting Tools
A number of tools are available to assist facilities professionals with roof inspection and maintenance:

• Portable Thermal Imaging Systems. These devices offer a picture or thermal image of the properties of the roof. "Typically, the roof is scanned - approximately one to two hours after sundown - and divided into grids," explains McGrady. "Moist areas will clearly appear as the brighter areas on the thermal camera. The brighter the image, the more moisture."
• Non-Destructive Moisture Analysis. A non-destructive evaluation investigates moisture penetration into a roofing assembly. Several types are available, including capacitance, nuclear, and infrared. None of these non-destructive test methods actually measures the presence of water. They measure other factors that can indicate whether or not water is present. Non-Destructive testing does not require perforation or cuts into the roofing membrane.
• Destructive Moisture Analysis. A destructive evaluation measures the ability of current to travel underneath the roofing membrane from one probe to the other. The only way to truly measure moisture content is through destructive testing. Roof cuts do need to be made to the roofing membrane.
• Capacitance. Capacitance measures dielectric current or the ability of roofing materials to conduct electricity. Since water conducts electric current readily, high-capacitance moisture meter readings could indicate the presence of water.
• Nuclear. Nuclear measures the presence of hydrogen atoms or changes in hydrogen atom concentration at or below a roof's surface. Water contains hydrogen. High readings on a nuclear moisture meter could indicate the presence of water.
• Infrared. Infrared analysis measures localized temperature differences on the roof surface. Since wet roofing materials conduct heat more readily than dry materials, wet areas appear in the infrared camera as higher heat loss areas.
• Aerial Infrared. Aerial infrared provides an overview of the entire roof surface, highlighting the differences in roof surface temperature. These temperature differences can reveal the presence of moisture.

"It is important to note that although these devices can provide fairly accurate information, none of these devices measure moisture," Salazar explains. "They measure characteristics associated with moisture, such as differences in roof temperature, capacitance, or the presence of hydrogen. Because this information can be misread, the information these tools provide should be further evaluated by a certified roofing professional who can evaluate a facilities professional's short-term, long-term, and budgeting needs to determine a suitable and effective solution."

"The best troubleshooting tool is experience," contends Scheirer. "A good visual inspection of a roofing system and the building can reveal potential future problems."

Coatings
Most roofing systems, from built-up and coal tar to metal and single-ply, can be maintained using a combination of coatings, membranes, and sealers.
Coatings can extend roof life by performing the following functions:
 

• Eliminating minor surface crevices (alligatoring).
• Adding a protective layer to abuse from the elements.
• Reducing thermal shock damage by reducing excessive surface temperature swings.
• Affecting the interior temperature of a building so it is more comfortable.
• Reducing energy consumption.
• Protecting ponded areas and reducing deterioration caused by ponded water.
• Adding a protective layer to flashings and other critical areas.
• Reducing stress levels on the supporting structure.
   

SOURCE: KARNAK CORP

Inspection Checklist
Maintaining an inspection checklist provides critical documentation of roof maintenance. Consider the following elements in your inspection:

• Support structures
  Flashings
• Pitch pockets
• Caulk
• Fascia and roof edging materials
• Termination points

SOURCE: STEVENS ROOFING SYSTEMS

Maintenance Checklist
To ensure roof performance, a building owner should check the following maintenance items regularly:
 

• Drainage - Drain areas should be kept clean to prevent clogging that will result in areas of ponding water on the roof.
• Petroleum Products - These products (greases, solvents, oils, and liquids containing petroleum products) can contribute to membrane degradation. "Catch pans" should be installed in areas where these products are vented onto the roof surface.
• HVAC - This rooftop equipment must be serviced regularly.
• Walkways should be used when moving back and forth from these units. Exercise caution with tools and equipment to prevent punctures in the roof surface.
• Roof Alterations - Any modifications to the roofing system, such as the addition or removal of units, building expansion, etc., should be promptly reported to the roofing product manufacturer to ensure that repairs are completed utilizing compatible materials.
• Skylights and Miscellaneous Rooftop Equipment - When changes are made or maintenance is performed (replacing skylight lenses, servicing exhaust fans, etc.), an approved roofing contractor should be contacted to ensure detail compliance with flashings, etc. Metal shavings, screws, nails, etc., can andm do cause damage to roofing systems, resulting in leaks.

SOURCE: CARLISLE SYNTEC INC.

| Home | Commercial Services | Residential Services | Maintenance Programs |
| Bid Request | About Nordmann | Contact Us |Insurance Certificates | Privacy Policy | Links |