Roof Maintenance Programs and Roof Restoration
All roof systems have finite lives. An effective roof maintenance program is essential to limiting leaks, protecting structural elements of the building, and ultimately preserving the value of the building investment itself. Studies show that roof upkeep makes up more than 50% of commercial buildings’ maintenance costs.
While many roof systems are not visible to us, this does not mean that the roof structures are not being impacted by weather, precipitation, airborne chemicals, and debris. Changes in temperatures cause roof systems to expand and contract, and over time this causes the materials to become brittle. Leaves, water, ice, and snow can all impose heavy stress on roofing systems. Even sunny weather takes its toll with thermal radiation and UV rays accelerating oxidation and degradation of roofing materials, making them brittle and susceptible to cracking.
Benefits of Roof Maintenance Programs
There are several benefits of having a roof maintenance program in place. These include:
- Extension of the roof’s useful life
- Reduction of leak frequency and severity
- Reduction of moisture allowed into the building and potential mold growth
- Deferral of costly maintenance, restoration, and replacement costs
- Ensuring warranty requirements are met
- Safer and more comfortable building environment and fewer service disruptions
Regular roof inspections, either annual or semi-annual, are recommended as a part of ongoing maintenance. The following areas should be included as part of a comprehensive inspection:
- Fascia and roof edging materials
- All perimeter areas
- Parapet termination areas
- Pitch pockets
- Seams (membrane systems)
- Around all roof top units
- All roof top penetrations
- All fasteners and seams (metal roof systems)
Key Maintenance Practices
Sound roofing practices as promoted by the National Roofing Contractors Association dictate the following:
- That all areas with ponding water (standing water beyond 48 hours) be eliminated whenever possible.
- If ponding is a persistent issue 48 hours after rainstorms; then periodic thermal imaging scans should be considered to see the effects of water penetration into the roof system and/or insulation. A qualified roofing professional should be contacted for this scan and investigative service.
- Regular cleaning of all scuppers, interior drain covers, and gutters.
- Prompt removal of roof top debris including fallen leaves, dirt, ice, snow, as well as any chemicals that may have fallen onto the roof structure.
- Repair of all flashing, damaged membranes, seams, and drainage elements
Roof Maintenance and Roof Restoration
While roof systems have defined service lives, many commercial roofing contractors utilize elastomeric roof coatings to extend the useful life of aging roofs. In some cases, roof coatings are used to address problem areas where the roof has leaks and is under stress. In other cases, the contractor may be applying a solution for the entire roof, and this solution may be one that comes with a 10-year warranty.
Roof coatings provide numerous benefits versus roof replacement including substantial costs savings and the sustainability benefits of not adding tear-off waste. Many roof coatings are reflective “cool roof” coatings and reduce energy costs for the facility by reflecting sunlight.
Many established roofing contractors provide annual roof maintenance programs, supporting the needs of building owners and facility managers. More specific information on roof maintenance issues and recommended practices is also available from the National Roofing Contractors Association, and additional information on the benefits of reflective roof coatings can be found at the Reflective Roof Coatings Institute. If you have any questions on these matters, do not hesitate to contact the Aldo team and your sales consultant.
Spray Equipment Recommendations and Requirements
Aldo Products Company, Inc. recommends airless spray equipment to efficiently and effectively apply all ALDOCOAT products. Please refer to the following equipment specifications.
1. A gas powered airless spray rig with 3000 psi minimum.
2. Tip size of .031 to .035 for elastomeric coatings; .019-.021 for primer products.
3. Hose size of 3/8” for the first 100 feet; for additional footage, use larger size hose (1/2”).
It is important to always maintain the 3/8” for the first 100 feet from the spray gun towards the pump to maintain pressure. All elastomeric coatings are to be applied in a two-coat, cross directional pattern in order to ensure the proper coverage rate and dry film thickness (DFT) required for warranty protection. If proper results are not being achieved, please contact the Technical Department of Aldo Products Company, Inc. immediately.