Getting Started with Preventative Maintenance

Okay, you now know what can cause trouble on your roof, and you want to make sure that it does not happen to you. Now what? Follow these simple steps.

1. CALL
Call RAMCON at 877-726-2661. Our friendly representatives will schedule an inspection time that
is convenient and works with your schedule.

2. LOOK
Our uniformed professionals will perform a complete 107-point inspection of your entire roofing system.

3. REPORT
From the 107-point inspection, we will compile a complete Roofing Analysis Report with all of the information needed to pro-actively manage your roofing system.

4. ACTION
 The Roofing Analysis Report will give you multiple options for moving forward with managing your roofing systems. From basic to comprehensive, all that is left to do is to choose the option that best fits your needs and goals. As always, we are happy to further discuss the information in the report and answer any questions you may have.

Two Types of Maintenance

There are two types of Maintenance Programs: breakdown maintenance and scheduled maintenance.

The term break-down maintenance is used in the mechanical equipment business to mean repairs made only when a unit breaks down rather than on a schedule. Break-down maintenance in roofing means merely fixing leaks when they occur rather than having an active preventive maintenance program. Roof leaks usually have secondary effects such as causing wet insulation, corrosion, interior damage and perhaps mold.

Scheduled maintenance and repairs can be planned for the owner’s convenience. The owner’s convenience may mean scheduling for optimum seasonal work, plant shutdowns, weekends or school holidays to avoid disruption. Having a regularly scheduled program for repair and maintenance work can also reduce costs because contractors are able to depend on a certain volume of work and staff accordingly.

The Fountain Of Youth - Extending Roof Service Life

Many have searched for the secret of longevity since explorer Ponce de Leon’s famous Florida pursuit of the elusive fountain of youth. During these difficult economic times, building owners and facilities managers are especially interested in the quest for longevity when it applies to extending their facilities’ roof life.

Maintenance of a roofing systems has also taken center stage because of the recent trend to downsize staff within the facilities management departments and increased outsourcing. Facilities managers want the secret to making roofs last. The answer lies in roof management. A simple, well thought-out, continual plan for roof maintenance can prevent many of the problems that damage roofs and necessitate costly repairs.

The first step in proper roof maintenance is choosing the right roof for the facility. “No. 1 is getting a proper design. To do that, we look at specific items - criteria to make sure we get a good design,” explains Steve Kruse of RAMCON Roofing.

In addition to choosing roofing products that meet code requirements, building owners should consider access, the complexity of the roof, the condition of the existing substrate, drainage issues, and insulation - all before installation. “Many times [building owners] know a product and they say, ‘Let’s make this product fit this particular building,’” says Kruse. “Rarely do you have one product that fits every need.” To have roofs last longer and perform at optimal levels, the three key initial steps are:

   1. Proven products.
   2. Application appropriate design.
   3. High-quality construction methods.

Most building owners and facilities professionals expect roofing systems to perform for 20 years or more. However, this length of life is only possible with preventive maintenance. Once a facility is outfitted with a well-designed roof, maintaining it doesn’t have to be complicated. RAMCON believes the first step of roof maintenance is simply inspecting a roof on a regular basis. Checking for simple things, such as punctures or poor damage, especially after major storms, can save building owners from expensive repairs in the future.

RAMCON urges facilities departments to take a proactive - rather than reactive - stance to roof maintenance. Facilities departments with proactive roof management programs have the best track record of extending the life of their roofing portfolio and enhancing the value of the initial roof investment.

Another common mistake  made by facility departments that can shorten roof life is selecting the wrong solution for a problem. For example, using a mastic to stop leaks that is incompatible with a particular roofing system.

Education on roofing systems is a crucial aspect of extending roof life. One of the things RAMCON stresses is that it is easy for someone to go up on the roof and say you need to  replace it. The more difficult thing is to find out exactly how to make the roof last longer.

Typically, the cost of maintaining a roofing system is a very small percentage of the initial cost of the roof. Making sure a roof has the longest life possible pays back huge dividends.

The long search for the secret to longevity is over. It’s not about discussing proactive maintenance…it’s about performing it.

Replace or Recovery: Often It Is Not A Choice

This question often comes up with an existing roofing system; does it need to be removed to the deck (a complete tear off) or is a roof overlay (recovery) possible. A complete ‘re-roof’ is where the entire roof(s), plus all insulation and underlayment are removed all the way down to the decking and then an entire roof assembly is installed. A roof ‘recovery’ involves installing a new roofing system over the existing roof and assembly remains. A recovery roof is often very popular, as it allows you to realize considerable cost savings as the existing insulation and components can be reused and the labor associated with the ‘tear off’ can be drastically minimized.

It’s certainly an appealing option to get a new roofing system and the same warranty coverage at a lower cost with a roof recovery, however, it’s not always possible. We’ll show you 3 situations where a ‘recovery system’ is not possible and a complete tear off and replacement is required…as noted in Chapter 15 of the Florida Building Code, section 1510.3.

When Two Roofs Already Are Installed: Florida Building Code allows for a second, ‘recovery’ roofing system, but two is the maximum. That means, if you already have two roofs installed (original roof plus a roof recovery system), Florida building code specifically states that “new roof coverings shall not be installed without first removing all existing layers of roof coverings down to the roof deck”. Therefore, if you are budgeting for a new roofing system in the future, make sure you know whether you have one or two roofs installed, which can vary the price of the roof replacement by as much as 40%. RAMCON can assist you in determining this by calling (877) 726-2661.

Roof Saturation: If the existing roofing system is wet/saturated, building code will require it to be completely removed and an entire new assembly installed. In some instances, we can remove only isolated wet sections, however after a certain percentage is deemed unsatisfactory, a complete removal becomes more cost effective and possibly even required. Fix leaks as quickly as they develop and get involved with RAMCON’s preventative maintenance programs…it’ll save significant sums when your roof comes to the end of its service life.

Wind Uplift Ratings: Certain types of roof decks simply may not be able to have a new roofing system installed over the original, such as gypsum or structural concrete decking  systems. This actually has little to do with the decking itself, it’s the roof on it that matters! You typically ‘adhere’ the systems to the deck with either an adhesive (TPO/PVC) or asphalt (BUR/Modified). Therefore, to install a new roofing system, you have to adhere to the existing roofing system and rely on its existing wind uplift. Since Florida Building Codes are increasingly more stringent, the existing roof may not meet today’s wind uplift costs. To test the wind uplift of the original roof to determine if it is suitable to act as a substrate for a recovery roof, we are required to perform a ‘bell chamber’ test to simulate a wind uplift scenario to determine conditions. It’s extremely rare to see a system over a gypsum deck meet these requirements.