Roof Maintenance Programs
Other than faulty roof installations, lack of maintenance is the #1 reason for premature roof failures and shortened useful life-cycles. If you have had a professional roofing contractor providing regular roof maintenance work you may not need a roof consultant to do maintenance surveys.
However the majority of building owners do nothing to their roofs until leaks migrate to the inside. This is called reactive maintenance. When maintenance is put off to this extent, what would have been a small inexpensive patch or correction often results in large costly repairs sometimes performed in inclement weather and difficult working conditions. Proactive is a better way to minimize repair cost.
Roofs that have been neglected often need substantial maintenance work to get caught up. Clients get free initial consultation to determine the extent of work needed. In the event that the work is minor and most cost effectively handled directly by you or directly by a contractor, we will say so. If the volume or complexity of the work needed would justify our involvement, we mutually develop a proposal with you to spell out how we would most cost effectively proceed.
Work write-ups should start with some level of roof assessments and can also be part of a Roof Asset Management program. A sample of a small maintenance work project could be as follows:
- Use the roof assessments data to prepare a preliminary roof plan drawings to record our findings.
- Take deficiency counts, show general location, measurements when needed, and more digital photographs to accurately dimension and record conditions of all the roofs.
- Perform core cut, drive pin, and/or electronic probes as necessary to verify existing roof assembly components and conditions (this work may not always include all areas because some areas may be in better condition and may only need surface work).
- Extracted samples will be bagged, documented, and saved for future asbestos testing if necessary for future repair or replacement specifications.
- Examine all parapet walls, perimeter edge conditions, and adjacent walls extending above roof surface level and evaluate repair scenarios.
- Examine all roof drains, penetrations, terminations, edge conditions, mechanical equipment curbs, and general construction details where necessary for the roof repair specifications.
- Prepare a Work Write-up of existing deficiencies for each roof and prioritize work for repairs.
- Prepare various repair and/or replacement alternative solution options that are generally suitable and review with product manufacturers.
- Review proposed work with the owner or facility manager, adjust to budget parameters, review available repair contractor alternatives.
Depending on the size and estimated cost of the project, work directly with a preferred contractor; or, if the project is extensive, develop a list of qualified contractors to be invited to competitively submit proposals for repairs.
