How often do you think about the roof over your

head? Maintaining the roof on your building

could potentially save you from having to find

money in your budget to pay for a major

catastrophe and will keep your fellow workers

or family more safe. Routine inspections and

clearing your roof of debris will go a long way

in preventing serious injury and costly repairs.

Roofs are often said to be like tires. We only think of them when a problem arises,

and we only replace them when we absolutely must. But, when we do think of tires

and maintain them regularly, we can extend their useful lives. Similarly, we need to

ensure that the roof receives the proper maintenance to increase its useful life. But

being on your roof or having a contractor do it, BOTH MUST CONSIDER FULL SAFETY

AND TRAINING BEFORE GOING UP ON THE ROOF INCLUDING SOUNDING OUT THE

ROOF FOR WEAK SPOTS.

Extending roof life starts with regular inspections. The National Roofing Contractors

Association recommends inspecting all roofs twice a year: once after the coldest

weather, once after the hottest weather. (And it's always a good idea to inspect the

roof following any major weather event.) But why should roofs be inspected, and

what do we hope to discover by doing so?

All roofs should be inspected whether they are low slope roofs or steep roofs. A low

slope roof is one with a slope of less than 3:12 whereas a roof with a slope greater

than 3:12 is considered to be a steep roof. All low slope roofs should have at least 2

percent slope, which is approximately 1⁄4-inch per foot.

Inspect roofs at least twice per year.

1. Weathering and Aging

The benchmark life for multi-ply bituminous low-slope roofs is 20 to 30 years and

approximately 15 to 25 years for most single-ply roofs. All roofs undergo normal

weathering and aging, and the effects of those factors are usually visible. As roofs

weather and age normally, openings may occur, leading to water infiltration. Regular

inspections call attention to weathered areas and enable an owner to schedule

maintenance on these deficiencies to prevent further damage.

2. Routine Maintenance Damage

If your roof is not protected properly, damage can occur from tradespeople

performing maintenance on air conditioners and other systems. This sometimes

occurs because of trades failing to close mechanical access panels on roofs or

leaving refrigerant containers. In addition, maintenance trades often fail to clean up

their debris. Items left on roofs can become flying objects in high winds. A regular

inspection program incorporates roof cleaning into the ongoing maintenance cycle.

3. Storm Damage

High winds, hail, and other weather events can create damage to roofs that may

trigger repairs or insurance claims. Roofs should be inspected immediately following

weather events to prevent further damage due to water infiltration. Damage from

winds or hail can be slight and require little more than minor maintenance, or the

problems can be major and require roof replacement. Insurance loss adjusters have

reported that a significant amount of storm damage is actually caused by material,

components, or debris blown from roofs in high winds. Tree limbs and branches can

fall on roofs creating significant damage. Roof blow-offs start at the perimeter, and

when roofs are not properly designed or installed to provide proper perimeter

securement, severe damage can occur. Storm damage may require emergency

repairs costing even more money.

4. Leak Assessment

Leaks after heavy rain are the primary trigger for most inspections. But a leak is only

symptomatic of a problem that may have been building for some time. In some

cases, if you're looking for a silver lining, a leak is actually good news. That's

because without evidence of a roof leak, a festering problem of undetected moisture

infiltration may continue to create unseen deterioration, such as rotting wood, mold,

wet insulation, or corrosion.

It takes an experienced professional to conduct a thorough leak investigation and

diagnosis, because the entry point for moisture may be far away from the visual

evidence or detection point. Leaks can be evidence of serious roof problems or minor

local issues. Many roofs in excellent condition occasionally have leaks due to minor

flashing problems.

As a general rule, low slope roofs rarely leak in the open field of the roof. Leaks tend

to occur around discontinuities, such as changes in elevation, penetrations,

expansion joints, and flashings. On the other hand, severely deteriorated roofs may

not show visible evidence of leakage, particularly over concrete decks where water

may migrate a great distance before reaching an entry point through the concrete.

When such a condition occurs, damage due to moisture saturation of the roof

insulation may be so significant that the roof must be replaced.

5. Proper Drainage

Few characteristics are as important to roof performance as roof slope and drainage.

Water standing on a roof increases the likelihood of leaks and moisture infiltration

many-fold. Ensuring good drainage is a very important reason for regular roof

inspections. Leaves, trash, debris, and thrown objects often clog or obstruct roof

drains, thus creating standing water conditions. Regular cleaning of roofs can help

remove such obstructions and permit water to drain efficiently, thereby reducing the

likelihood of leaks. Moreover, water is heavy — weighing approximately 5 pounds per

square foot per inch deep. Poor drainage also accelerates deterioration of roofing

materials, leading to a shorter life of the entire roof assembly. If a leak occurs from

standing water, insulation can become saturated over a wide area, requiring

complete roof replacement.

6. Vegetation Damage

Vegetation can grow on roofs when gutters and other low areas are not cleaned

regularly. Birds land and nest on roofs. They also deposit seeds, which promote the

growth of vegetation. Gutters are a particular source of vegetation growth because

of the accumulation of dirt, seeds, and moisture. In addition, tree branches scraping

on roofs during wind can cause significant damage. Gutters should be cleaned

regularly, and trees near roofs should be trimmed to prevent contact with roof

surfaces.

A further problem with vegetation growth is that roots can penetrate through the

roof membrane and create leakage. Root damage to roofs from vegetation can be

significant and pervasive. Regular inspection can help draw an owner's attention to a

budding problem before further damage is done.

Many times damage can be caused by loose items placed or stored on rooftops.

Roofs should always be inspected prior to and after inclement weather warnings to

decrease the impact of flying projectiles, blocked drains (especially during the fall

season if there are a lot of trees around a building), or to protect valuable machinery

prior to heavy winds or hail. A quick walk through should be done after a bad storm

to ensure there is no known damage. Draining pipes on roof tops when not cleared of

debris can cause a back up of water and could result in roof damage or collapse from

the weight of the water.

A roof inspection is one of those preventative maintenance jobs that’s easy to

overlook. Don’t. Add a twice-a-year reminder on your calendar to go out on a warm

day and fix any problems you find.

If you’re squeamish about heights, don’t worry. You can do a thorough inspection

from the ground using a pair of binoculars.

Or, you can get up close and personal with your roof using a ladder. However, there’s

no need to get up on your roof just yet. The less you walk around up there, the better

for your roofing — and the safer for you. Work your way around your house, noting

any potential problems.

Here’s what to look for:

• Cracked caulk or rust spots on flashing.

• Shingles that are buckling, curling, or blistering.

• Missing or broken shingles.

• Cracked and worn rubber boots around vent pipes.

• Missing or damaged chimney cap. (OK, that’s technically not part of your roof,

but since you’re looking anyway.)

• Masses of moss and lichen, which could signal the roof is decaying

underneath. Black algae stains are just cosmetic.

If you find piles of colored grit from asphalt roof tiles in the gutters, that’s a bad sign

— those sand-like granules cover the surface of roof shingles and shield them from

the sun’s damaging ultraviolet rays. Check the age of your roofing and see if it’s

nearing the end of its life cycle.

Easy Fixes for Roofing Problems

Any loose, damaged, or missing shingles should be replaced immediately. Check for

popped nails that need to be hammered back in place.

If you’re comfortable working on a roof, then it’s not too difficult to replace shingles

and caulk flashing yourself. Cost: $24-30 for a bundle of shingles, $6-10 for roofing

caulk. Allow a half-day to make a few shingle repairs.

Metal and vinyl flashing around chimneys, skylights, and attic vents that has

separated needs to be resealed with caulk. However, flashing and vent boots that

are beginning to rust or deteriorate should be replaced.

Cost of Professional Repairs

Contact pro roofing companies and seek at least two bids for repair work. You can

use a handyman for minor fixes and possibly shave costs, but the person should be

bonded, have proof of liability, and have workman’s compensation insurance.

Some costs for common repairs include:

• A few broken or missing shingles: $100-$150.

• Large repairs (10-by-10-foot section of roofing): $100-$350 asphalt; $200-

$1,000 wood.

• Replacing flashing or boots around chimneys, skylights, and vents: $300-$500.

• Repairing flashing in valleys: $15-$25 per running foot.

Clearing Your Roof of Moss

Moss eradication begins in the fall. Apply a moss killer intended for roofs (granules

for lawn-use contain iron which will stain a roof).

In the spring, use a broom to remove remaining dead moss. Spread moss killer along

the ridge of the roof and on any remaining green patches. Cost: $20 for moss killer to

treat 3,000 sq. ft. of roof. Allow about three hours to sweep the roof, clear the

gutters, and apply the granules.

Be Alert to Early Signs of a Roof Leak

A yearly roof checkup is great, but problems can occur at any time. Early signs of

trouble include:

• Dark areas on ceilings.

• Peeling paint on the underside of roof overhangs.

• Damp spots alongside fireplaces.

Here are a few suggestions for your agency’s roof top inspections:

• Inspect each roof at least once per year.

• Increase frequency consideration for roofs that create a greater-than-typical

exposure (age, leaf exposure, roof mounted equipment, etc.).

• Identify the best time of year to conduct your inspection(s) (hurricane

preparedness, fall leaves, history of past inspection conditions, etc.).

• Identify the format of the inspection & documentation.

• Make sure that the individuals that perform the inspection are properly trained.

And just like in health and safety at work think of using a check list so that you don’t

miss anything when you are up there.