Roofs are no longer merely the skin on the top of a building. Today, the roof is an integrated component of a complex building envelope system that includes the foundation, walls, windows, masonry and structural components. All those components combine to provide an energy efficient, waterproof envelope. With energy efficiency becoming a crucial goal, the roof is expected to perform functions beyond merely providing a waterproof surface on the top of the building.

Since 1970, the number of roofing systems manufacturers has increased from approximately a dozen to nearly 500 today. The complexity has increased with single-ply roofs such as polyvinyl chloride (PVC), thermoplastic olefin (TPO), and ethylene propylene diene monomer (EPDM), all known in the trade as chemical roofs. Moreover, the advent of cool roofs, green roofs, modified bitumen roofs, and protected roof membrane assemblies have added complexity to the roof decision-making process.

All this means that it is more important for facility executives to consider roof life-cycle management to obtain the best value for a roof. It’s a process that starts with due diligence with roofing selection. But really, it means a switch in philosophy — from seeing the roof as a set-it-and-forget-it building technology to managing the roof as an asset, just as other types of investments in the building or the organization in general are managed.

The goal for your roof should be to get the longest lifecycle for the least cost. The Preventative Maintenance Service Agreement achieves this goal with scheduled maintenance visits to your sites.

Roofs undergo many movements that affect performance such as building settlement, thermal expansion and contraction, and weathering (sun, wind, rain, snow). Because of these movements, details such as wall flashing and soil stack leads develop gaps that allow water to migrate into the roofing system. Often, this migration goes undetected because it is absorbed into the decking or insulation and does not drip into the interior of the building. This absorption then causes damage to the roofing components that make a simple overlayment an impossibility. Maintenance includes:

• Making minor field and flashing repairs
• Removing debris from the roof drains and gutters
• Caulking roof-related sheet metal and skylights
• Resealing drain needs
• Refastening loose panels on rooftop HVAC units

Scheduled preventative maintenance prevents leaks from occurring and saves costs on emergency repairs, loss of inventory, damaged light fixtures/electrical systems and downtime for your managers as well as maintaining a positive image for your customers.

A checklist of critical areas to be inspected will be supplied along with photos of before and after repair and cleaning of debris.

In addition, recommendations will be made so you will be able to prioritize which roofs need attention and which can simply continue with maintenance. Surprise roof replacements will be a thing of the past and capital budgets can be planned in advance.