There’s no two ways about it – your roof is a major investment in the condition of your building. You can greatly extend the life of your roof through regular professional maintenance, but at some point, repairs won’t be enough. When that time arrives, many facility owners opt for roof replacement, but depending on the condition of the existing system, your roof might be a candidate for recovering.
Recovering the roof can extend its useful life and can save you money right now, but it isn’t feasible for every aged roof. Only a knowledgeable roofing specialist can determine whether recovering is a viable option. At North American Roofing, we’re dedicated to helping our clients get top value for their roofing dollar. During an initial inspection, our specialist will examine all aspects of the roof system.
Careful, detailed analysis of the existing roof is the first step in deciding whether to recover the roof or replace it. A knowledgeable roofing professional will note the following factors:
- The roof’s estimated remaining service life
- Incidence and extent of leaks
- Moisture infiltration of the insulation layer
- Pliability and condition of membrane
- Bituminous membrane slippage
- Structural integrity of roof decking
In addition to factors relating to damage, the roofing specialist will take into consideration the type of the existing roof system, your geographical region and your long-term plans for the facility. Because no two buildings and their roofs are identical, the decision to replace the entire roof or to recover it is made on a case-by-case basis.
Recovering Pros and Cons
Recovering is less expensive than replacement. There is no labor tear-off charge. The rising costs of transporting roof waste to landfills and the fees to dispose of it also make recovering an attractive option – if your roof meets the qualifications.
A downside to recovering is the risk of trapping water and moisture beneath the new roof, which can continue to deteriorate the insulation and the roof decking. Trapped moisture is also a factor in mold growth, which can lead to costly mold remediation. Unfortunately, some roofs are just too far gone to recover.
Replacement Pros and Cons
Roof replacement will cost more and the project will take longer to complete, but when it’s all said and done, you’ll have a new roof that could last years past its warranty with proper care. If the current roof system is not suitable to serve as a substrate for recovering, if the roof deck is badly damaged, or if building codes require complete tear-off, a new roof is the best solution. If recovering the roof won’t provide adequate wind uplift resistance or meet fire code regulations, a knowledgeable roofing specialist will suggest a new roof.
Because so many factors are involved, making the right decision can be confusing. If you’re concerned about the condition of your roof and you want to know your options, give us a call. At North American Roofing, our highly trained specialists are dedicated to helping you make the best decision for you and your roof. We offer both recovering and replacement services, and we work with every major roofing manufacturer in the United States. We’ll help you make an educated roofing decision that saves you money and protects your facility.
Call us anytime at 1-888-517-3555 and ask to speak with a roofing specialist!
Liberty Property Trust is a leading developer of domestic and international business properties. In January 2012, North American Roofing installed a new roof on Liberty’s Richmond, Virginia facility, using RhinoBond, a state-of-the-art mechanical attachment system. The Liberty facility was North American Roofing’s largest RhinoBond project to-date, and it went without a major hitch.
Liberty Property’s existing 141,000 square foot Built-Up Roof (BUR) had outlived its usefulness. Over the years, it developed multiple leaks, which damaged parts of the roof’s structure. The roof was beyond the patching or re-coating stage, the insulation was compromised in spots, and long-term exposure to water resulted in some damage to the roof deck. Liberty wanted a new top-quality roof system with an affordable price tag.
Because Liberty’s facility houses business tenants, the company wanted an energy efficient roof that would reduce the costs of heating and cooling the building while giving the tenants a comfortable work environment. During a detailed inspection, North American Roofing determined the need for partial deck replacement in areas where the metal roof deck had rusted through. Areas with only surface rust were singled out for rust remediation. The entire Built-Up Roof system was to be torn off and replaced with high R-value insulation, followed by the installation of a “cool roof.”
RHINOBOND MECHANICAL ATTACHMENT SYSTEM
For the Liberty facility, North American Roofing recommended the RhinoBond mechanical attachment system. RhinoBond, developed by Olympic Manufacturing Group (OMG) of Agawam, Massachusetts, uses up to 50-percent fewer attachments than comparable roofing systems. RhinoBond features induction-welding technology. After attaching the roof’s insulation layer with specially coated plates, the membrane is installed, and a special RhinoBond induction-welding tool is positioned on top of the membrane where it electromagnetically seals the underside of the membrane to the coated plates. The RhinoBond fastening system features a grid pattern, which eliminates mechanical fastening in the seams, and distributes wind uplift resistance load over a larger area of the roof. The denser the grid pattern, the greater the wind resistance factor.
Tear off commenced January 23, 2012, and North American Roofing made provisions for Liberty’s business tenants to continue their day-to-day operations during the project. The entire Built-Up Roof was removed and disposed of. All metal copings, roof edges and guttering were removed. The damaged parts of the metal decking were replaced with new decking. On other areas, superficial rust was removed and the metal was treated with rust inhibitor.
After securing the deck, North American Roofing installed 3.2-inch isocyanurate (ISO) foam board insulation with RhinoBond plates to meet FM 1-90 wind uplift specifications. 60-mil PVC membrane, manufactured by Sika Sarnafil, was installed over the ISO, using the RhinoBond heat-welding tool to seal the membrane. New metal copings, roof edges and new gutters were installed.
During the entire project, which was completed under schedule in less than 60 days, tenant and worker safety was ensured through strict adherence to OSHA regulations.
Liberty received a new “cool roof” with white reflectivity, beefed-up insulation for optimal energy efficiency and a 20-year warranty. Roofing specialist, Mary Leiter, reinforced North American Roofing’s commitment to the use of cutting-edge technology to offer its customers the best roofing system for their investment dollar. “We’re extremely confident in the RhinoBond system.” Leiter said, “It offers a superior mechanical attachment system at an affordable cost. A true win-win for all parties involved in the project.“
Choosing a Maintenance Program for Your Roof
Because the roof is a costly investment in the welfare of your building, choosing a quality maintenance program is essential for protecting this long-term capital asset. The key to finding the best program is to focus on the knowledge, experience and reputation of the company offering the service.
Professional Programs vs. General Maintenance Programs
It can be tempting to try and save a few bucks by tasking a general maintenance crew to keep an eye on the roof and schedule repairs when damaged is found. The problem with this plan, however, is that general maintenance crews are not trained to spot potential roof problems, so small issues can turn into catastrophes before anyone notices.
A roofing specialist, on the other hand, knows which areas of the roof are most likely to develop problems and identifies them before they end up as costly repairs. RoofGuard™, North American Roofing’s preventative maintenance program, uses cutting-edge technology and professional technicians to pinpoint potential roof issues, sometimes before they’re visible to the naked eye.
Key Points of a Good Program
A good maintenance plan is proactive – not reactive. When choosing a plan, insist on the following:
- Regular, periodic inspections
- Gutter cleaning
- Debris removal
- Compliance with your roof’s warranty maintenance plan
- Complete and accurate documentation
- Good communication with the roofing company
- Workmanship warranty on all repairs
- Adherence to OSHA safety regulations
- Priority leak response
The RoofGuard™ Preventative Maintenance program meets every one of these key points. We take on the burden of remembering when it’s time for a routine inspection, and we keep you up-to-date with emails. We carefully inspect all aspects of the roof, including the drainage and gutter system. Our professionals study the condition of roof walkways, areas around HVAC units, skylights, miscellaneous rooftop equipment and all other penetrations. We also offer a full one-year workmanship guarantee on all repairs.
Knowledge and Expertise
In order to provide a quality maintenance plan, a roofing company should be familiar with the different types of roof systems. At North American Roofing, we work with all the major commercial roofing manufacturers, so we know the pros and cons of all roofing systems, and we know what it takes to keep the manufacturer’s warranty in effect. Taking on the task of doing your own roof maintenance or opting for a low-budget service company can end up costing you much more in the long term.
The RoofGuard™ program reflects our commitment to providing the best customer service in the roofing industry. Our professionals undergo intensive training and they have the specialized knowledge to ensure that your roof is in good hands.
North American Roofing is devoted to the education and safety of its workers and clients. We have a proven track record of the highest quality installation and maintenance in the industry.
Call us today at 866-567-2064 to find out more about our RoofGuard™ program and how it can protect your investment.
Prolonging Roof Life: The Importance of Good Maintenance
Four factors dominate the condition and life-cycle of a roof system:
- Design efficiency
- Quality workmanship and materials
- Roof maintenance
The first factor involves things like planning for adequate drainage and calculating wind uplift. The second factor, which focuses on the use of quality materials and professional installation is essential for setting your roof system up to fulfill it’s entire life-cycle. The weather is impossible to control, but a strong roof that’s in good condition is more likely to withstand high winds, torrential rains and repeated freeze/thaw cycles.
This brings us to the fourth factor — roof maintenance. A good preventative maintenance program can extend the life of your roof well past its warranty period. Prolonging roof life is the goal of all facility owners and managers because it translates into savings of tens of thousands of dollars, or more, in damage repair costs or premature roof replacement.
There is no such thing as a maintenance-free roof. The natural tendency of a roof is to begin to slowly deteriorate as soon as it’s installed. Intense sun rays can boost temperatures on the roof over 150 degrees Fahrenheit, and the formation of ice can weaken the roof system. Year after year, the unrelenting force of nature takes its toll.
The best insurance against premature roof failure is professional inspections, preventative maintenance and quick repairs of small issues before they can develop into large problems that can compromise the roof’s integrity.
Our RoofGuard™ Preventative Maintenance program was designed to prolong the life of the roof system through a comprehensive inspection, repair and preservation schedule.
Think of a quality maintenance program as a type of insurance policy. By finding and addressing problems as they occur, the life of the roof increases, which translates into big financial savings. If you have a 20-year roof warranty, good maintenance could extend the life of your roof by another 3-5 years. Every year that you don’t have to invest in major roof construction or roof replacement is like money in the bank.
Investing a small amount in a program that inspects your roof once or twice a year and performs annual maintenance not only saves on major repair costs, it protects your roof’s manufacturer warranty.
There’s no substitute for a good maintenance program. North American Roofing’s RoofGuard™ program is recommended nationwide by major roof system manufacturers as a proactive step that building owners and facility managers can take in protecting their investment.
Contact us today at 866-567-2064 for more information about how the RoofGuard™ program can prolong the life of your roof and save you money.
The Economic Impact of Roof Leaks
Roof leaks are arguably the biggest factor leading to costly roof repairs and the need for roof replacement. Because your building’s roof takes the brunt of Mother Nature’s brute force, it typically does not last as long as the rest of your building’s structural and mechanical elements. Unlike the minimal effects of normal wear and tear on the building’s frame, flooring or interior finish, roof leaks can have a devastating effect on many areas of your building.
You’ve heard it before. The most important way to protect your building and your business is to be proactive when it comes to roof maintenance. If your roof is in good shape now, you might think you can put off routine maintenance for a while. The truth is – there’s never a better time to start taking care of your roof than when it’s still in good condition. Because roof leaks can go undetected until they’ve done major damage to the roof’s structure and everything below it, a single leak can have a big economic impact on your business.
Building Contents and Interior Damage
The insidious drip…drip…drip of a small roof leak can go undetected for months, allowing the invisible trickle to saturate partition wall framing and roof insulation leading to mold growth and dry rot. By the time you see visible signs of a leak, such as stained ceiling tiles or wet carpeting, there’s a good chance the water did additional unseen damage. Replacing ruined interior contents and paying a mold remediation expert to make your building safe for workers and customers once again is often cost-prohibitive.
Facility owners and managers can suffer major losses in inventory rooms, storage closets and other areas that aren’t frequently monitored if water finds a way in. A single roof leak can cost a store owner tens of thousands of dollars in damaged merchandise.
Walking into your building one morning to find standing water is a nightmare. Shutting down operations until the leak can be fixed is like rubbing salt in the wound. Operational downtime translates into lost revenue and lost profits.
Cost of a Maintenance Program vs. Cost of Roof Leak Expenses
Neglecting your roof is a one-way ticket to premature roof replacement. It can be tempting to put off professional inspections and maintenance when you think the roof is in good shape. The cost of enrolling in a professional inspection and maintenance program, however, is a drop in the bucket compared to the costs you’ll incur to repair the damage caused by roof leaks.
At North American Roofing, we put our clients’ needs ahead of everything else. That’s why we’ve developed the RoofGuard™ Preventative Maintenance program. We understand that roof maintenance isn’t your specialty, so we’ve made it easy for you. When you enroll a facility in the RoofGuard™ program, we take care of everything. We schedule the roof inspections, and we perform the maintenance and repairs to keep your roof in good condition for the longest time possible. We’ll stop leaks before they get started, and if a leak occurs, you’ll receive priority response to get it fixed.
Don’t gamble with your business. Call us today at 866-567-2064 to find out more about the RoofGuard™ program and how you can reduce the financial impact of roof leaks.