Roofs Inspection and Maintenance

Do you know if your roof is leaking? Roofs tend to be ignored until they begin to leak and expensive repairs are required. The key to maintaining a roofing system is through routine inspection and maintenance procedures.

A roof should be considered a capital piece of equipment which must be kept functioning properly. A well planned and executed program of inspection and maintenance can anticipate possible problem areas and have them fixed before the intrusion of water causes a serious problem.

A service agreement with the roof contractor is the building owner’s best choice for routine maintenance procedures. However, building owners can have their own employees conduct the inspection and perform minor maintenance procedures.

It is best to negotiate a robust roof warranty that includes labour costs. Oftentimes, green roofs and solar arrays can negate the warranty. Due diligence must be performed up front before contracts are signed and the work begins.

• Roof inspections should be conducted semi-annually
• Inspections should begin inside the building
• High-risk areas should be examined last
   

A complete inspection of a roof should address:

• Building interior
  
• Building exterior
• Roof membrane
• Roof flashings
   

Roof inspections should begin with the building interior. Interior water spots on ceiling panels may be caused by actual roof leaks. Lift ceiling tiles and examine the underside of the deck for signs of water intrusion. Water marks on interior surfaces and walls should also be noted.

Inspect the building exterior for signs of settlement of the foundation and walls. Is the top line of the roof level from all angles? Floor drains and gutters should be visually examined to ensure that they are clear of debris and not physically damaged. Water stains on exterior walls may be a sign of a clogged gutters or floor drains.

The next step in the roof inspection process is to examine the roof membrane. It is helpful to create a roof plan on which you can mark any problem areas for later repair or monitoring. Note the general appearance of the roof. Signs of blisters, alligatoring, or bare spots on ballasted or gravel roof surfaces should be repaired immediately. Include all roof mounted equipment such as HVAC equipment, ventilation fans, smoke vents, antenna, piping, and cables on your sketch.

Have hail or heavy rainstorm caused signs of impact-related damage that could jeopardize roof covering integrity? A qualified roofing contractor or engineer can verify potential damage.

Is there any evidence of standing water? Look for any debris that has accumulated on the roof such as ladders, paint cans, vegetation, tools, and equipment parts. Inspect the roof drains for obstructions to drainage. Address whether any physical damage has occurred to roof mounted equipment, or roof drainage components.

Any split, tears or punctures in the membrane need to be documented. Note if the membrane is properly adhered to perimeters and flashings. If mechanical fastening is provided make sure the fasteners have not backed out on any spots.

The most attention during the inspection should be spent on roof flashings, where many roof leaks originate. Start with an inspection of the perimeter flashings, being wary of whether the flashing material is appropriately attached at parapet walls. While at the roof perimeter, check the counter flashing for adequate attachment, noting the condition of the parapet wall itself.

The last roof area for inspection should be the penetrations in the roof field. This includes roof-mounted equipment, pipes, wiring, and expansion joints. Careful attention to damage caused by dropped tools, worker traffic, and vented liquids or vapours should be applied in these areas.

Be aware of whether new equipment has recently been installed, as it is common for no flashing to be installed when a new AC unit, ventilation fan, or antenna is placed on the roof.

Piping should be supported off of the roof with special supports which allow the piping to expand and contract without causing abrasion to the roof surface. Blocks of wood are not adequate piping supports.

Once the inspection is complete, you should make a list of the conditions noted as suggested in the checklist below, and begin creating a list of repairs to correct any deficiencies.

Roof Inspection Checklist

For more information about protecting your business, contact your local Chubb risk engineer or visit us at www.chubb.com/engineering.