Lucio “Leo” Vasquez, Technical Manager, Sherwin-Williams Roofing Solutions
Marisol Masferrer, Regional Account Manager, Sherwin-Williams Company
Regular inspection and maintenance are critical components of building management. This is particularly true when it comes to the roof. Catching a problem early and preventing leaks through regular maintenance can save a building owner thousands of dollars in structural and property damage. For contractors, partnering with building owners on a maintenance program and regular inspections makes good business sense.
While any roof observation can come with its share of surprises, there are certain focus areas you will always want to keep in mind. Next to following proper safety protocol, having a solid game plan can be the most important part of any inspection. Notes from the install, previous repair work or inspections will help in this area. Consulting with the building owner in advance on any issues they have experienced or repairs that maintenance staff may have performed, will also provide better insight.
Unfortunately, many roof problems are caused by individuals who have no legitimate reason to be on the roof or who do not know or care about the proper precautionary measures required to protect the surface. It is strongly recommended that access be limited to authorized personnel only, that all individuals or working parties are logged in and out to establish responsibility for any mechanical abuse and that all unnecessary foot traffic is strictly avoided.
All roof systems should have a complete inspection semi-annually in the spring and fall, after any major weather event and after
any structural damage to the building. More frequent inspections are required for structures that evacuate or exhaust debris onto the roof surface. Examples include manufacturing facilities and restaurants which often expel substances that can rapidly deteriorate the membrane. Inspect the exterior of the building and parapets for signs of settling that may result in distortion or damage to the membrane and/or flashing components. The condition of the roof and all systems should be noted on an inspection report.
All roof flashing surfaces should be carefully inspected for any abnormal conditions such as:
■ Signs of stress, e.g., wrinkles, blisters, fish mouths etc.
■ Evidence of mechanical abuse, e.g., bare spots, punctures, cuts etc.
■ Unusual wear due to excessive foot traffic.
■ Evidence of damage caused by chemical attack or other adverse reaction to substances discharged on the roof or membrane
■ Ponding water conditions.
Entire Roof – At least twice a year, normally in spring and fall and after major weather events, inspect the membrane for damage. Inspect exposed membrane for signs of deterioration or damage. Leaks occur most often at flashings, curbs and other penetrations to the membrane. Pay attention to corners and end caps. Keep the membrane clean and free of debris, vegetation, excessive bird droppings and items thrown on the roof. Have a trained maintenance person accompany contractors.
Drains – Aid drainage by keeping roof drains, scuppers or two-stage drains and adjoining areas clean to avoid clogged drains. Check all drain clamping rings for proper attachment. Ensure drain strainers are in place. Ensure overflow drains and scuppers are free of debris.
Roof Membrane – Check for exposed bare spots, open laps, blisters and wrinkles. Inspect flashing components to ensure water-tightness. Most of these items must be repaired immediately.
Walls – Repair bad mortar joints, caulking and copings.
Metal Counter Flashings – Check regularly for cracks or loose joints. Flashings must be properly attached and sealed at all times to remain watertight. For face-mounted counter flashings, verify caulking and attachment are satisfactory.
Vent Stacks – Carefully check metal for any deterioration. Ensure that the caulking is well adhered, resilient and free of cracking and shrinkage.
Gravel Stops and Metal Edge – Pay careful attention to the condition of the metal including rust, wind deformation and joint integrity. Note any resulting stressed roof or membrane areas. Examine caulking at the exposed edge of the membrane to ensure proper adhesion and integrity.
Expansion Joint Covers – Check the assembly attachment and the condition of both the flexible and metal components (including joints).
Reflective Coatings – If roof membrane has a reflective coating, ensure coating remains clean and free of accumulated dirt, dust and debris. Proper maintenance of the reflective coating is essential to maximizing roof longevity.
Cleaning the Roof – Roofs should be cleaned on a regular basis and kept free of debris at all times including those periods between semi-annual inspections. Remove all leaves, branches, cans, bottles, rocks, dirt and debris that may impede roof drainage or cause puncture damage to the roof. Again, check all drains, gutters and scuppers to be sure they are clear and open. Excessive bird droppings are particularly harmful to most roof membranes and must not be allowed to remain or accumulate on the roof surface.
Maintenance Cleaning Best Practices
■ Wet the surface with clean water
■ Apply approved cleaning solution according to manufacturer’s recommendations. Apply the solution in an arc pattern with a garden sprayer
■ Allow the cleaning solution to soak for 10-15 minutes. Do not allow it to dry
■ Lightly scrub the areas of heavy dirt build-up with a soft bristle broom (a stiff bristle broom may cause mechanical damage to the roof system)
■ Thoroughly rinse the cleaning solution from the roof surface with a hose or pressure washer (<1,500 psi)
■ Caution must be taken as the wet roof may be very slippery
■ Any organic growth (mildew, algae etc.) that is not removed by the cleaning solution and light scrubbing may be treated with environmentally friendly chemicals. Follow the chemical manufacturer’s instructions.
As you can see, inspection and maintenance of a roof is a very detailed process. Having a solid game plan and knowing what to look for will make the job safer and more effective. While it is impossible to predict what you may find when you step foot on top of a building, following these basic tips can help prevent major issues and go a long way in forging a positive relationship between the roofing contractor and the building owner.
Leo Vasquez has 19 years’ experience in the construction and roofing industry. He is a Manager of all Technical Aspects for SWRS/Uniflex in North and Central America. Experienced and educated in coatings, roofing, general construction, waterproofing, dampproofing, air barriers and vegetative assemblies. Leo manages projects of all scopes and sizes. He is responsible for creating bilingual (English and Spanish) educational and training curriculum for end users ranging from entry to expert level instruction. Leo partners and advises architects, consultants and contractors on behalf of The Sherwin-Williams Company, minimizing liability both to his customers, company and the roofing industry. Leo is a true ambassador for the roofing community.
Marisol Masferrer has been with Sherwin-Williams Company in The Roofing Solutions Group for 9 years and in the Commercial/Residential Roof Coatings industry for 19 years. As a Regional Account Manager for Florida, Marisol is responsible for servicing and coordinating roof inspections, sales and training with distributors (SW and others), roofing contractors, architects, specifiers, engineers, designers and other industry professionals.
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