Don't Wait 'Till It's Too Late

Most maintenance and engineering managers face the quandary of too many problem roofs for the money available. The problem might well be a lack of money, but it could also be the lack of a coherent roof management plan.

Most managers in commercial and institutional facilities agree that regular inspections are an essential part of a roof asset management program. They also recognize and agree with the basic roof management tenet that regular inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies.

But, in practice, by the time many organizations think about starting a roof management plan, they need a roof-replacement program. The obligation to fund and implement roof replacements has supplanted the opportunities to maintain and repair. If organizations can extend the life of each built-up roof under management one year, they break even on the roof-management plan costs. If they can extend each roof by two or three years, the plan can reduce roof expenditures by a multiple of its costs.

So why don’t all organizations have a viable inspection and maintenance plan for their built-up roofs? Is it inertia or a fear of the unknown? The reasons are hard to fathom, but what is certain is that some plans never get started. Also certain is that even a minimal plan is better than no plan. The best advice for managers is to start now.

Preventing Mold From A Roof Leak

Pardon the pun, but we’re often flooded with calls to repair roof leaks stemming from pouring rains and heavy winds . As these roof leaks continue, building owners and managers have expressed concern about mold growth. There are a few simple steps you can take to prevent your recent roof leak from turning into a mold nightmare.

Immediate Actions When You Have a Leak:
1. Diagnose the source of leak. We can’t tell you how difficult this can be at times, as diagnosing water intrusion is a tricky art and science. My best advice to you is this: don’t bias yourself to one conclusion as to the source of leak. Rather, investigate all potential sources and even replicate the leak (if possible) to ensure you are attacking the correct problem.

2. Have the leak fixed first. There is no sense attempting to dry out the affected area if water is allowed to continue to enter the home.

3. Determine the extent of water damage. How much water damage is there before I need to call a professional water extraction company? A quick tip: If you can’t dry it yourself within 48 hours—it is time to call a pro. After that time period, your chances of developing a mold problem skyrocket.

4. Dry out the area completely. Fans, additional ventilation and dehumidifiers are particularly helpful. If drywall has been soaked to the point where it is sagging or mushy—cut it out and get it out of the house.

Next Steps to Prevent Mold:
1. Reduce indoor air humidity. Get a hydrometer and monitor the area—strive to achieve 35% humidity or less if possible. Turn off the winter humidifier if you have one. The inconvenience of being shocked from static electricity as you move about your home will be far less than the mess caused by a mold remediation project.

2. Improve ventilation. Air exchange in your home is critical to help remove moisture.

3. Prevent the leak’s recurrence. If any mold growth began, future leaks with subsequent water intrusion will only reactivate mold growth.

The Roofing Mold Connection

Most owners and managers have begun to fully comprehend the potential ramifications of mold for Indoor Air Quality (IAQ). These ramifications can manifest themselves as damaged building materials, degraded IAQ, sick building symptoms, and potential lawsuits.

Mold commonly occurs in most organic building materials. It is common to see lichens, or mold, growing on the top exterior surface of roofs, within wet organic roof insulation boards, and on wet wood nailers. The one thing that all these surfaces have in common is that they are above the roof deck and, therefore, have minimal impact on IAQ.

When mold growth develops on interior surfaces, IAQ can be affected and building occupants start asking questions. Most organic building materials can support mold growth if temperature and moisture conditions are within supportive limits. Typical materials include ceiling tiles, gypsum board, wallpaper, insulation, adhesives, wood trim and wood framing materials. These materials have been used for years in construction, many never experiencing mold growth.

Identifying the Culprit 
What is the catalyst for mold growth: temperature or moisture? Temperature seems to be unlikely, as many similar building types have similar interior environments, and some have mold, while others do not. It appears that moisture might be the single most probable catalyst to affect mold growth. This seems likely as most observed mold growth is associated with leaks and condensation problems in roofs, windows or walls. Studies have proven that leaks in a building can contribute to mold growth within as little as 48 hours.

Leak Response 
If we know that roof leaks may be a major contributor to mold development, then keeping water out of organic building materials is paramount to preventing mold growth. We must establish an aggressive leak response program. Technicians must investigate leaks, determine origin points and address deficiencies in a timely manner. Leaks must be stopped within 48 hours and the wet materials dried out, or mold growth is possible. Simple enough when you call RAMCON.

A Proactive Step 
Leak response, though important, is reactive, and materials often get wet before a problem can be identified. A better approach would be to develop and preserve an aggressive roof-maintenance program.

It appears that mold growth and roof leaks are directly related. As a result, annual roof maintenance might be the first line of defense against mold development. If leaks do occur, they must be investigated and repaired immediately. To stop mold development, you must take the position that roof leaks are not acceptable and that they must not be tolerated. A RAMCON preventive maintenance progr
am can help provide tangible results in mold prevention.