American Quality
Roofing, Inc. & Manufacturers’
Maintenance Recommendations:
PREVENTIVE
MAINTENANCE PROGRAM:
A preventive maintenance program is simply a
program of scheduled inspections and subsequent
corrective action. The purpose is to maximize
the life expectancy of the roofing system, thus
providing maximum protection to building and
contents and minimizing overall costs.
The basic elements of a preventive maintenance
program for roofs are:
•
Regular visual inspections to determine the
current condition of the roof membrane and
flashings.
•
Immediate repair of any defect before it allows
moisture to enter the roof system or
building interior.
•
Non-destructive moisture detection to determine
if moisture has infiltrated into the
insulation of the roof system.
A vital part of the condition of the roof system
is whether or not the insulation remains dry.
A roof may appear to be in excellent condition
from the surface, but may have areas of
saturated insulation, which severely affect the
thermal efficiency of the roof.
(Non-destructive moisture detection of roof
systems has developed into a sophisticated
technique that can provide accurate analysis of
roof insulation condition. Two commonly
used systems are nuclear meter and infrared
thermography. Both systems require trained
skilled operators, specific weather conditions,
specific roof types, and professional analysis.)
Visual inspection by a trained person is the key
to a successful maintenance program.
INSPECTION:
Roofs should be inspected at least twice a year
— Spring and Fall — and also after any
significant weather or construction or severe
weather event.
The
inspection should be preceded by the preparation
of a detailed roof plan on which all
defects or notes can be marked. If the
inspection indicates that more than minor work
is
required, an inspection checklist is necessary
to ensure thoroughness. Call your
professional roofing contractor to perform the
required maintenance work.
-
Begin the inspection by
looking at the underside of the deck, if
accessible, and also at the
-
outside of the building. Look for
cracks, stains, rusting, watermarks,
efflorescence, wet
-
spots, spalled mortar etc. or other
signs of excessive moisture or
deterioration. The
-
observations may give clues to not only
roofing problems but also other
conditions
-
affecting the performance of the
building envelope.
-
The final and most
important part is inspecting the roof
itself. The keys to a competent roof
-
inspection are thoroughness and
attention to detail — be prepared to get
dirty!
-
Spring inspections permit
observation of possible winter damage
and allow for
-
maintenance to be scheduled and
completed during the best possible
weather.
-
Fall
inspections can disclose requirements
for preventative measures that should be
-
taken in preparation for the oncoming
winter.
-
Extra
inspections should be made after major
storms or after any construction
activity
that could
affect the roofing system.
-
If
you need help:
CALL A
PROFESSIONAL!
DO'S AND DON'TS OF
ROOF MAINTENANCE:
DO's:
-
Do
be aware that wise maintenance will
prolong the life of any roof — even
the best of
-
-
Do
perform inspections at least twice a
year, preferably at the end of
Winter and right
-
after Summer, when roofs have passed
through the periods of severest
stress.
-
Do
conduct additional inspections
immediately after unusual
occurrences such as
-
extremely heavy rains, high winds,
hail, nearby fires, explosions, etc.
-
Do
check the building exterior for
settlement or movement. Cracks in
the wall are a
-
warning of possible cracks in the
roofing and flashing. Are overhangs,
cornices, facias
-
and edging in good condition? Are
gutters and downspouts satisfactory?
Breaks in
-
roof edge elements can cause leaks
and also let wind get under the
roofing membrane
-
and cause blow-offs. Damaged or
clogged gutters, roof drains, and
downspouts can
-
cause water back up on the roof.
-
Do
be certain that equipment servicemen
going on the roof are warned against
-
penetrating or dropping tools on the
roof. They should be accompanied by
your
-
trained maintenance man to ensure no
damage to the roof assembly occurs.
-
Do
assure that your roof is kept clean
and free from debris.
-
Do
recognize that exposure of roof
felts (bare spots) on a gravel
surfaced roof can lead
to quick deterioration. This
requires immediate attention by
qualified personnel.
-
Do
be advised that flashings, gum pans,
gravel stops and all other roof
penetrations are
the source of most leaks. Pay
extreme and careful attention to
these items.
-
CALL A
PROFESSIONAL!
-
DON'TS:
-
Don't
allow unqualified personnel to maintain
your roofs.
-
Don't
allow traffic on your roof unless
accompanied by your informed maintenance
man.
-
Don't
allow equipment servicemen to penetrate
your roof without being certain that
-
Qualified personnel flash the
penetrations
REQUIRED
MAINTENANCE ITEMS:
In order
to maintain the validity of a Guarantee, the
building owner must properly
maintain:
Drains,
Gutters and Downspouts
Clear away
any debris that may impede their function. In
addition, if they are clogged and
cannot be
readily cleared, get professional help. Make
sure that any drain screens installed
are still
in place and functioning as intended.
Gravel
Surface or Ballast Erosion
If the
gravel has been eroded in certain areas, the
unprotected bitumen coating will start to
deteriorate. This erosion is common in corners
of the roof that face the prevailing winds.
Other
causes are foot traffic, forced air discharge
from ventilators, ice action, and water
spillage
from higher roof elevations washing gravel away.
The eroded areas should be
regravelled as soon as possible.
Reglets
These
joints are designed to be the first line of
defense against water penetration. Proper
caulking
should always be maintained in these reglets.
Caulking
of Metal Flashing
Caulking
of joints in metal flashings such as copings,
counter flashing, roof top units, curbs,
expansion
joints etc., requires regular inspection,
cleaning and recaulking, or replacement
caulking.
Always use a caulking material that you have
checked out to be compatible with
all
components in contact with the caulking.
Gum Pans /
Pitch Pockets
A potent
source of trouble, these high maintenance items
should always be filled and
"crowned"
with roofing cement or compatible sealant to
shed water. Their waterproofing
ability
depends on keeping them full and free of cracks.
18 26-Jun-2006
Plumbing
Caps
Check to
make sure plumbing caps on vents are in place.
Replace if necessary. Do not just
hammer or
bend lead stacks. Use the proper cap.
Insulation
Boards
In a
protected membrane assembly, the insulation and
ballast system may be designed to
"float"
under heavy rainfall conditions. If, under these
circumstances, some of the gravel
ballast is
displaced and the scrim sheet is exposed,
ballast can be added or moved to prevent
floatation
and to provide cover. Cautionary Note: If
ballast is added, ensure that the added
weight
does not compromise the integrity of the roof
structure. If there is any doubt at all,
contact a
structural engineer for a professional opinion.
Roof
Traffic
It is
important to ensure that maintenance personnel
who require access to roof-top
equipment
do not cause any damage while working on the
roof. A roof should never be
used as a
patio or sun deck unless proper protection has
been provided.
In
addition, roof-top equipment and protrusions
such as ventilators, plumbing stacks, etc.,
should
never be used as anchors to tie down aerials,
satellite dishes and the like.
Rooftop
Alterations
Always
contact your professional roofer to seal and
flash any new rooftop
equipment
or for any other alterations to the roof system.
Any unauthorized alterations to
the roof
could result in voiding your Guarantee.
Alterations must be inspected and
in
accordance with your city building department.
Roof
Spills
Your
professional roofer should clean any accidental
spills of material to the roof system,
such as
oil-based products, as soon as possible. If
there is an on-going potential for this
kind of
spill, such as around a vent from a kitchen
exhaust, call your roofing professional to
recommend
a long-term solution.
Change In
Use / Occupancy
If the use
of a building has changed due to a change in
owner or tenant, consider its effect
on the
roof system. For example, an increased humidity
condition beyond the limits of the roof system's
vapor retardant could allow moisture
transmission from within the building's
interior
into the roof system. This, in turn, could lead
to premature problems and the
possible
failure of the roof system.
MAINTENANCE FOR
STEEP ROOFING:
-
Do keep drains and
gutters clean.
-
Foot traffic on steep
roofs should be minimized both for
safety reasons and to avoid
physical damage.
-
Granule erosion on
asphalt shingles will lead to early
deterioration of the shingle.
-
Caulking of flashings
must be regularly inspected and
maintained.
-
Improper ventilation of
attic spaces may result in curling and
blistering/buckling of asphalt
shingles.
-
Install zinc strips to
prevent moss build-up. Power washing the
roof removes moss and other
debris but may erode granules on asphalt
shingles, and may also promote premature
degradation of cedar roofing.
-
If asphalt shingle tabs
are loose, re-tab with a cement
recommended by the shingle manufacturer.
CEDAR SHAKE &
SHINGLE MAINTENANCE:
-
Ensure ventilation is available, year
round. Areas with louvers, ridge vents,
roof vents,
and soffit vents need to be kept clear
and never blocked off. Adequate
ventilation ensures heat and moisture do
not build up in the attic area. Adequate
ventilation also prevents water from
accumulating at the bottom of the roof
and then freezing (ice damming).
-
Zinc
or copper strips nailed at the ridge cap
can be effective to control moss.
Reaction
between rain and the zinc or copper
forms a mild solution that is carried
down sections of the roof. The optional
use of these strips can be eliminated if
you are using preservative treated
cedar.
-
Overhanging branches should be kept
trimmed away from the roof. This will
prevent
leaves, small branches and other debris
from building up and keeping the roof
wet.
-
Gutters and downspouts need to be
cleaned regularly, usually in the spring
and fall.
-
Downspouts (leaders) should run directly
to the ground or to another gutter
below.
-
Never let a downspout drain directly
onto a lower roof surface.
-
Do not allow leaves, branches or other
debris to build up on the roof. Both
surface
-
areas and keyways (spaces between shakes
and shingles) need to be kept clear.
Cedar needs to breathe, and therefore
needs to be kept clean.
-
High-pressure power washing will cause
significant roof damage and is therefore
not
recommended. Garden hose pressure and a
soft bristle brush can easily remove
most debris.
-
Topical treatment of installed cedar
roofing is not recommended. Many
treatment
products may damage cedar roofs.
Products that make erroneous claims of
10-year effectiveness, provide
fire-retardant claims, are a sealant,
waterproofer or plasticizer and should
not be used on cedar roofing.
LOW SLOPE ROOFING
MAINTENANCE:
ROOF DRAINS: Positive
drainage is essential. Keep roof drains and
surrounding area clean to avoid clogged drains.
Also, check all drain clamping rings for proper
attachment.
PITCH PANS: Keep
pitch pans full at all times. Check for
shrinkage of filler material and refill when
needed. Check for proper attachment and sealing
of the entire pitch pan assembly.
METAL FLASHINGS: Check these
areas regularly. Flashings must be properly
attached and sealed so they will remain
water-tight at all times. Watch out for loose
counter flashings, bad chalking, loose copings,
and bad joints. Pay close attention to the
condition of all, metal, including rust damage
caused by wind or other outside sources.
ROOF COATINGS: Check all
smooth surfaced roof systems for weathering of
(SURFACING) the surface
coating. These systems require periodiclly
Surfacing by a professional roofing
contractor. frequency will vary depending on
climatic changes and Invironmental conditions,
as well as the type of coating being placed (1-2
times a year).
PARAPET Concrete Walls: Check
walls and copings to keep them watertight.
Repair bad mortar joints, caulking, tile or
stone copings, etc. This type of deterioration
can appear to be a roof leak.
Other Roof Equipment:
Check and maintain all A/C units, ventilators,
grease traps, skylights, and other
equipment. Make sure they are not discharging
any fluids onto the membrane or causing
roof leaks due to improper performance.
GENERAL Appearance: Keep your
roof clean and free from all debris
including bottles, cans, leaves, braches, rocks,
dirt, old machinery, leftover construction
materials, grease oil, etc. which can become a
projectile in a hurricane force wind.
WHY CHOOSE A
PROFESSIONAL
ROOFING CONTRACTOR
?
When
selecting a contractor to construct, renovate or
repair a commercial, industrial or residential
roof, the lowest bidder is not always the best,
or the most economical choice for the building
owner.
The roof
over your school, office, factory, store or home
is an extremely important investment.
Since
everything important to you is under that roof,
keep the following criteria in mind when
searching
for a roofing contractor or reviewing a quote:
1. Does
the contractor have experience with the
specified roofing system and do they have the
equipment
necessary to install it?
2. Does
the contractor have both a proven financial and
technical track record?
3. Can
they provide proof of insurance coverage? Do
they have a paid up Worker’s Compensation Board
account and a proper business license to perform
work in the jurisdiction involved?
4. Does
the contractor have sufficient trained and
qualified staff to do the job properly?
about each
of these points because they are qualified to
handle the jobs they bid on.
WHEN IT'S TIME TO
REROOF:
DON'TS:
•
Don't
permit products of unproven quality to be used
on your roof.
•
Don't
be taken in by "Cure-All" products, which can be
applied by anyone.
•
Don't
take bids on projects without adequate, uniform
specifications.
•
Don't
re-roof over an existing roof unless a careful
evaluation is made, and a qualified
consultant
or standards authority gives prior approval.
•
Don't
expect a guarantee to keep the water out of your
buildings. Guarantees do not
cover many
of the problem areas of your roof.
•
Don't
think that the lowest price is always the best.
Be certain you will not be faced
with a
number of change order requests for extras after
a project is awarded.
•
Don't
deal with firms who cannot stand behind their
work and will not be available
when you
need them. Remember that no product is better
than the applicator.
DO's:
•
Do
hire a professional roofer who uses MIAMI-DADE
approved materials.
•
Do
call a member of NRCA (National Roofing
Contractor’s Association)
•
Do
request a Guarantee
GLOSSARY OF COMMON
ROOFING TERMS:
Alligatoring:
Shrinkage cracking of the bituminous surface of
built-up roofing or the
exposed surface of smooth-surface roofing,
producing a pattern of deep cracks with the
scaly look of an alligator's hide.
Asphalt: A highly
viscous hydrocarbon produced from the residuum
left after the
distillation of petroleum used as the
waterproofing agent of a built-up roof.
Ballast: An anchoring
material (such as rounded river rock, gravel, or
pre-cast
concrete pavers), which is used to resist wind,
uplift forces and hold roof membranes in place.
Bitumen: A generic
term for either the asphalt or coal tar pitch
used in the roofing
industry.
Blister: A spongy,
raised portion of roofing membrane, ranging in
size from 25 mm
(1") in diameter and barely detectable to as
much as 4.6 m2 (50 ft2) in area
and 300 mm (12") high. Blisters result from the
pressure of entrapped air or
water vapour.
Built-up Roofing: A
continuous, semi-flexible roof covering,
consisting of laminations or plies
(BUR) of saturated or coated
felts alternated with layers of bitumen.
Surfaced with
bitumen, and in some cases covered with
aggregate.
Cant Strip: A
continuous strip of triangular cross-section,
fitted into the angle formed by
a structural deck and a wall or other vertical
surface. Used to provide a gradual transition
for base flashing and horizontal roof membrane.
Emulsion: An intimate
mixture of bitumen and water, with uniform
dispersion of the
bitumen globules, achieved through a chemical of
clay emulsifying agent.
EPDM (Ethylene Propylene Diene
Monomer):
A synthetic rubber sheet used in
single-ply roof membranes.
Felt: A fabric made by the
interlocking of fibers. Roofing felts are
manufactured
from cellulosic fibers (organic felts), asbestos
fibers (asbestos felts), or glass fibers
(glass-fiber felts). Felts are either saturated,
or saturated and coated
with bitumen.
Fishmouth: An opening
formed by an edge wrinkle in a felt where it
overlaps another
felt in a built-up roofing membrane.
Flashing: Connecting
devices that seal membrane joints, drains,
gravel stops and other
places where the membrane is interrupted. Base
flashing forms the upturned edges of the
watertight membrane. Cap or counter flashing
shields the
exposed edges and joints of the base flashing.
Flood Coat: The top
layer of bitumen in an aggregate-surfaced
built-up roofing
membrane.
Gravel: Coarse
granular aggregate, having rounded edges,
resulting form the natural
erosion of rock.
Gravel Stop: Flanged
device, normally metallic, designed to prevent
loose aggregate from
washing off the roof; it also provides a
finished edge detail for the built-up roofing
assembly.
Gum Pan (or A flanged,
metal container placed around a column or other
roof penetrating
pitch pocket): element and
filled with bitumen or flashing cement to seal
the joint.
Loosely Laid
Membranes, which are not attached to the
substrate except at the perimeter
Membrane: of the roof. They are
held in place with appropriate and adequate
ballast.
Modified Bitumen:
Asphalt enhanced by the addition of polymer
modifiers to increase cold
temperature flexibility and warm temperature
flow resistance and stability. The most common
modifiers are SBS (styrene butadiene styrene)
and APP (atactic polypropylene).
Parapet: The part of
any wall entirely above the roof.
Ply: A layer of
roofing membrane. A four-ply membrane has at
least four plies
of felt at any vertical cross section cut
through the membrane.
Primer: A liquid
bituminous material applied to a surface to
improve the adhesion of
heavier application of subsequently applied
bituminous materials.
PVC (Poly Vinyl Chloride):
A thermoplastic sheet material used for
single ply roofing membranes.
Reglet: A groove in a
wall or other vertical surface adjoining a roof
surface for the
embedment of counter flashing.
Single Ply Roofing
membranes that are field-applied using a
pre-manufactured sheet
Membrane: of
single-layer membrane material (either
homogenous or composite) rather
than multiple layers.
Slope: The ratio
between the measure of the rise and the
horizontal span.
Spall: a small
fragment, splinter, chip, or ore
Smooth-Surfaced A
built-up roofing membrane surfaced with a
coating of hot asphalt,
Roof: asphalt emulsion
or asphalt cutback.
Square: A roof area of
one hundred square feet.
Substrate: The surface
upon which the roofing membrane is placed —
structural deck
or insulation.
Vapor Retarder: A
material designed to restrict the passage of
water vapor through a wall or
roof assembly
