When
it comes to ensuring the longevity of commercial roofs, full tear-offs
and replacements are no longer the only option for contractors and
building owners — nor are they always the best.
Commercial roof
restoration has increasingly become a viable alternative for any roof
type, whether metal, single-ply or a built-up/modified bitumen system.
There
are many benefits to roof restoration practices. Most notably, they
effectively ensure commercial roofs regain and maintain their full
performance potential throughout their lifetimes and at just a fraction
of the cost of a complete replacement.
Each commercial roof type
has its problems and common points of failure. Here’s how various types
of materials stand up to the test of time and what factors to consider
in restoring them.
Metal Roof Restoration
For
metal roofs, the most common issues are seam laps, rusted spots,
improperly repaired or patched metal, failure points in flashing and
curb details, and penetrations where leaks begin around the seams or
screw heads.
So, what kinds of metal roof restoration services are available?
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Addressing horizontal and vertical seams to ensure protection against wind-driven rain.
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Replacing and securing fasteners that are loose or backing out.
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Repairing penetrations, including around skylights, curbs, roof vents, plumbing vents, and more.
Single Ply Roof Restoration
Whether
an EPDM, a TPO or PVC single-ply roof, it all comes down to seams.
Everything is a seam and thus, the most common form of failure, from
heat- to chemically-welded materials. Seams should be probed and checked
for openings, especially the inside and outside corners. Bubbling and
blistering also occur with fully adhered single-ply roofing.
Single-ply roof restoration services include:
- Addressing seams using self-adhering repair tape and other reinforcements.
- Evaluating tie-ins, including equipment curbs throughout the roof and all flashings and inside/outside corners.
- Fixing tears, cuts, splits and burns, which are all very common on single-ply roof systems.
Built-Up/Modified Bitumen Roof Restoration
Built-up
or modified bitumen roofs can present a variety of issues. Gaps at
seams can quickly lead to leaks; improper detailing and shoddy flashing
can result in damp insulation; and blisters, failed coatings and failed
restorations can all result in compromised roofing incapable of keeping
moisture at bay.
These roof restoration services focus on addressing the following:
- Base flashings, curbs, corners and skylights.
- All penetrations, including those directly through the roof deck.
- Drains and waterways.
- Metal edging and seams.
- Splits resulting in gravel build-up or multi-ply roofs indicated by gravel accumulating in a line along the problem area.
PRO
TIP: To determine the best industrial single-ply roof restoration
product, consider where you’re working. Silicone products typically take
45 minutes before being able to get wet; acrylic material needs just 24
to 48 hours.
Are Roof Restoration Services Right for You?
The good thing is you have options, no matter the type of roof.
While
replacement is still necessary in some instances, the roof’s overall
condition, including its structural deck, insulation and membrane,
should be thoroughly analyzed to determine if restoration is the right
fit, versus a repair, re-cover, or reroof.
A professional
contractor can perform visual and nondestructive testing methods to give
you a good idea of the state of the roof, revealing issues like:
- Pooling water
- Soft or sagging areas indicative of saturated insulation
- Rust, rot or cracking in the decking
- Membrane splits
PRO
TIP: Infrared thermography can also locate potential wet areas in
insulation and is often the cheapest and quickest way to identify
moisture.
Several other tests examine the condition of
your commercial building roof more thoroughly and help determine whether
restoration is the ideal solution. These tests include peel adhesion
testing, which determines the viability of roof coating solutions; core
cutting, which validates the initial visual moisture survey; and wind
uplift testing, which establishes the condition of the existing
membrane.
PRO TIP: Keep in mind a good rule of thumb to
follow: any roof that is 20%-25% saturated or more will likely need to
be replaced in its entirety.
Once
your roof has been carefully assessed, tested and analyzed to determine
problem areas and the level of damage, you are one step closer to
deciding if industrial roof restoration is the right fit for your
building. However, there are other important factors to consider, like:
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The anticipated lifespan of the building. If
the building will likely be leveled, rebuilt or replaced within a
handful of years, this should be factored into whether the roof is
repaired, restored, recovered or reroofed completely. -
Plans to expand the building in the future. Knowing the owner’s expectations for future additions to the building is a key component in the decision-making process.
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Location of the building and seasonal conditions of the area.
The weather often dictates the best time to conduct roof work.
Repairing or restoring the roof of a building located in Florida, for
example, will be nearly impossible during rainy parts of the year when
the likelihood of hurricanes is highest. Often, all that happens during
this time frame are simple, short-term fixes. -
The purpose the building serves.
For example, think about hospitals versus warehouses. The application
and needs for each of these buildings are completely different, and
their services significantly impact the repairs necessary to ensure
structural stability and safety.
PRO
TIP: Have a structural engineer evaluate your facility, especially if
the entity is located near the coast. These professionals are vital in
determining if the structural components of your building are strong
enough to support a roof restoration or other roof maintenance project.
Not only does restoration reduce the likelihood of
failure, but it also extends the longevity of your commercial roof,
regardless of type. Restoration, paired with regular health checks and
necessary upkeep, helps ensure easier maintenance and inspection
throughout the roof’s lifetime.
Interested in learning more about roof restoration? Contact the APOC team today to learn from the experts, or visit APOC.com.