Flat roofs are cheap and efficient to use for commercial property, but they do have their downsides. Water has no place to go naturally on flat surfaces, making them very susceptible to leaks. These leaks are often hard to locate, and if left unaddressed can lead to major damage.
The problem property managers notice first is ponding water. If puddles are still there 2 days after a rain event, the roof is likely sagging, the falls were set out poorly, or the outlets are blocked. Standing water accelerates the deterioration of the waterproofing layer and adds additional load to the structure. The easy, short-term fix is clearing the outlets. The long-term solution is fixing the falls with tapered insulation. Correcting the falls usually requires a larger project, but this solution is aimed at correcting the problem rather than just symptomatically clearing ponding water.
The next things to look for are blistering and splitting. Blisters occur when the membrane traps air or moisture and it expands with heat and creates a bubble. Splits occur in stressed areas from aging, building movement or from wear from foot traffic. Smaller blisters can be cut and patched, but a lot of blisters indicate the system is nearing the end of its service life and should be replaced.
Details on the edges lead to more leaks than what is found in the open. Things like upstand flashing and parapet wall flashing, as well as pipe flashing and roof light flashing, all depend on proper workmanship and use of sealants. Failure of any of these will lead to water getting behind the membrane and insulation. Most firms that offer flat roofing birmingham businesses depend on will start an inspection at these trouble spots. The reason is that these failures are relatively inexpensive to repair when they first occur, but once water has damaged the ceiling below, the repairs become very expensive.
The cost of wet insulation is often hidden. It stops doing its job and your energy bills start to rise. It can also start to eat away at the deck of the roof. The extent of the damage can be shown with moisture surveys, infrared scans, or by taking a core sample. If it is a small area that has been affected, that area can be cut out and replaced. If there are large areas that are affected, it is often easier to take the insulation back to the deck and start over.
Deciding between repair and replacement depends on the use of the building. With regards to roofs, single-ply membranes are quick to install and flexible. Built-up felt offers multiple layers of protection, and liquid-applied systems are ideal with complex shapes and awkward roof details. These factors must be considered: fire performance, expected lifespan, the type of warranty and how much disruption staff and tenants can tolerate.
Spring and fall are good times to do a preventive inspection of your roof. Do a more detailed inspection after a big storm. Preventive maintenance is much cheaper than an unexpected repair. Trim any trees away from the house to keep leaves out of your gutters. restrict access to your roof as much as you can to limit foot traffic and potential damage. Log your inspections and keep track of any repairs. this will help you identify trends and plan for unexpected repairs.
A well-maintained commercial flat roof can last the life of the building. Keep an eye on minor defects and act on them immediately. Get an independent assessment before undertaking major works. Make a long-term plan and uphold it. You’ll avoid emergency situations, protect your stock and keep the building dry.