Below is a comprehensive maintenance checklist for inspection, maintenance, and repairs for low slope roofing.
Regular Maintenance - Semi Annual or Quarterly Roofing Inspections
At least two inspections should occur every year and we may also suggest more regular inspection (Calgary Roof Maintenance Inspection in photo).
Inspections should take place in spring to check damage from the winter so roof repairs can be scheduled during summer weather. The second inspection is in fall to be sure the roof is in good condition for winter.
Inspections should also made after any occurrence that might affect the roof such as storms, construction, fires, etc. Your maintenance program can automatically activate us to an inspection of your roof should inclement weather occur.
And finally, if there is construction, HVAC work, or service personnel on the roof then inspection and repairs should be executed as required.
2. CONDUCTING FLAT ROOF INSPECTIONS
All components of flat roof systems are inspected and a record is made. Deterioration, unusual traffic, drainage, debris, displacement of ballast, and other conditions are noted. A copy of the report is provided to you on each occasion.
The cost for regularly scheduled and spot inspections are drawn out in advance for budgeting.
3. PERFORMING ROOF MAINTENANCE WORK - INSPECTION LIST
Pitch pan fillers, caulking, and sealants are examined. Sealants fail due to extreme stresses in the roof and UV. Sealants crack, pull away, and split. Sealant repair or replacement should take place at first sign of deterioration.
Roof structures are to provide for positive drainage to eliminate “ponding” water whenever possible. Excessive “ponding” water may deflect decking causing damage to the structure and flat roof. Proper drainage is important. Structural issues should be addressed with engineering adviser(s).
Keep roof drains clear. Remove debris plugging drains. Drains require a clean "leaf" grate to prevent clogging of drainpipes.
Flat roof inspection in fall should include removal of leaves. An industrial broom can be used to sweep leaves from drainage path(s). Another way to remove leaves and debris, observe drainage patterns, and inspect membranes is to "wash" the roof. When cleaning roofing membrane use a non-sudsy, non-abrasive, powdered cleaner.
Parapet walls should be inspected for deteriorating copings, cracked mortar joints or other signs of wear. Degradation of parapet walls can lead to water penetration in the structure. Water ingress is harmful to the structure but may also cause failure of roofing systems. Insulation, decking, framing, and fasteners are adversely affected by moisture penetration.
The condition of the interior and exterior of the building are visually checked during inspection. Defects within a structure can affect the roofing system due to interactions between the structure and flat roof.
Building Structure: Interior
The interior can be viewed by removing ceiling tiles if required. Inspect walls for settling, cracking, or movement. Decking should not be rusted (if metal) or deteriorating (if wood). Research water leak stains to locate entry of water/moisture. Inspect concrete decks for spalling, cracking and/or distortion revealing structural defects.
Building Structure: Exterior
Inspect exteriors for open mortar joints, poor siding laps, concrete spalling, loose fascia or general degradation. Building envelope issues may allow water penetration which may affect the life of the flat roof and structure.
Inspect tie-in areas for failure. Roof tie-ins have different materials in contact creating areas of stress. Sealants and other items should be inspected for cracking, splitting, or gaps. Degradation may have direct impact on performance of a low slope roof.
Air Conditioning Units
Small, sharp debris can puncture membranes. Check around air conditioning, penetrations, elevation changes, and areas of access to the roof. Inspect that air conditioner access panels are fastened and drainage lines are functioning. Clogged drain lines and missing panels create leakage which can be confused with flat roof leaks.
Splitting refers to long cracks in flat roofing membrane Splitting usually occurs parallel to felts and insulation joints. Splitting membrane is usually spongy. This deficiency may be caused by physical stress, “ponding”, freeze-thaw, cracking substrate, or poor installation / workmanship.
Most common in Built-Up-Roofs (BUR) and modified bituminous roof systems - it usually occurs between layers of felts or substrate. It is a raised contained swelling and feels spongy. Entrapment of air causes movements when temperature rises and separates the felts.
Also referred to as “wrinkling and buckling”. It is normally found above joints of insulation. Ridges are usually narrow and long. Ridging is a result of interior moisture condensing on underside. Ridges and wrinkles on single-ply loose laid membrane may be found around drain areas and protrusions. This may be caused by inadequate attachment of single ply membrane or un-flexible flashing, which has a memory of its original shape.
Fish-mouthing is the result of lifting laps at edges in bituminous roofing, or un-bonded edges in TPO or PVC due to inadequate heat welding at installation.
Found where blisters have broken, at rising screws, or other exterior mistreatment. Assume considerable water has penetrated the membrane if punctures are located. Immediate repair is required.
On ballasted roofing systems, ballast is to be evenly distributed. Care should be taken when inspecting ballast. Inspect corners, perimeter, and around penetrations for bare spots due to wind. Ballast should be redistributed taking care not to damage membrane. If inspection reveals ballast is being moved repeatedly it may be necessary to install interlocking pavers. Even distribution of ballast can have direct correlation to roof life-cycle.
The final area of inspection is general appearance and surface conditions of the membrane.
Debris, poor drainage or “ponding” water can directly affect a low slope roof system. An effective program will address these items and prevent damage.
4. PERFORMING ROOFING REPAIRS
All components of the roofing system repaired by our roofers are done with prior approval. We provide a written roof repair estimate prior to performing work and an itemized invoice upon completion.
For a Roof Estimate or More Information Click Here or call +1.877.497.3528.
Roof Systems Available | Roof Replacement Design Considerations | Specifying a Roof Installation | Roof Repair | Roof Maintenance | Rooftop Decks | Green Roofing | Roof Drain Replacement Article | EPDM Ballast System Repair Article | Commercial Roof Replacement Considerations | EPDM | TPO | PVC | Tar and Gravel | Torch On SBS Modified | DecTec | Spray Foam | Liquid Rubber | Coatings