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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 .
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Why Inspect and Maintain the Roofing System? • Periodic inspection and maintenance is needed in order for the roof to performasdesigned. • Inspection and maintenance is typically required by roofing manufacturers to keeproofingwarrantiesinfullforceandeffect.
Proactive vsReactive Maintenance • ReactiveMaintenance: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 vsReactive Maintenance • ProactiveMaintenance: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 ChecklistsWhere 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 Membrane split Membrane swelling
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 Debris in gutter, broken gutter straps, open fastener holes Blocked Drain
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
Wind Damage Displaced Insulation Boards “Tented” and Backed-Out Fasteners
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 • Ballastedsystems – displaced rock/pavers, displaced insulation boards under membrane • Adheredsystems – disbonded membrane, “tented” fasteners and plates • Mechanically Attachedsystems – “tented” fasteners
Wind Damage Disbonded Membrane, Failed Base Attachments “Tented” Fasteners
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 Damaged Metal Coping Displaced Ballast
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 “Fishmouth” in seam • Where to Look: • T-Joints (membrane panel intersections) • Angle changes (such as deck-to-wall) • What to Look For: • Edge cavitation • Entrapped moisture
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 Failed Base Attachment Membrane “Bridging”
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 Membrane Bridging • 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
Roofing Inspection Checklistfor 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