You Ask A Question. We Provide The Answer

Question: When I went up onto my roof after a rainstorm, I noticed several areas where there is water ponding. Is this a concern?

Answer: The short answer is yes, it can be a concern. The longer answer relates to the question, “what can be done about it?” In an ideal world, there would be no water ponding on roofs. Unfortunately, we don’t live in such a world. Most flat roofs have water ponding conditions, to at least some extent. If the building is fairly new, it probably doesn’t have much of a problem. However, older buildings tend to settle. Plywood, rafters and other supports tend to sag over time. This can cause pockets of water ponding. Also, when buildings were built back in the 1960’s (or earlier), people weren’t paying as much attention to water ponding issues. Many old buildings were built with roofs that have poor slope. As a result, some old buildings have a lot of ponding water. Correcting the problem at this stage could be extremely expensive or (in some cases) impractical. When re-roofing is performed, the issue at hand is, “Is it worth spending a lot of money to correct the problem?” In many cases, the answer is no.

Water ponding that evaporates within 72 hours is generally not considered to be a major problem. Some manufacturer’s use 48 hours as the guideline. In most cases, water ponding doesn’t cause the roof leak (unless it’s very severe). What water ponding can do is to cause the surface of the roof to prematurely deteriorate. This is generally the case in cap sheet surfaced and coating surfaced roofs. It’s usually not a major issue with single ply roofs, but can be with asphalt roofs.

The costs to correct water ponding issues can vary dramatically. Sometimes new drains can be added in strategic locations. However, if water ponding occurs in numerous locations, this can become very expensive and is not a practical approach. In some cases, water ponding problems can be corrected by installing new tapered roof insulation. This could be a consideration when re-roofing is performed. However, it can be very expensive and can double the cost of re-roofing.

If you have ponding water conditions, the best thing to do is to have RAMCON inspect the roof. Our experts can give you an honest, accurate opinion as to what would be the best solution. If correcting water ponding issues makes sense, we’ll let you know. If it’s not cost effective to do, we’ll let you know that too! We look out for your best interests and can help you to make the right decision.

Enemies of Your Roof

Your roofing system’s performance is affected by numerous factors. Given the fact that your ultimate goal is to have a roofing system that lasts a long time with low lifetime maintenance costs, we need to know what we’re up against.

Sun: Heat and ultraviolet rays cause roofing materials to deteriorate over time. Think about it, direct sunlight causes the material heat and cool rapidly, causing deterioration. Usually this occurs faster on the sides facing south.

Rain: When water gets underneath the membrane, flashing or other materials, it can work its way along the roof deck to a penetration point in the deck, resulting in a roof leak. Often, water can sit on the deck for a considerable amount of time which encourages deck and insulation deterioration and may significantly increase the cost of re-roofing the system.

Wind: High winds can cause all sorts of damage on the roofing system. If condensation lines are not securely attached to the roof, they will swing back and forth, causing slices and punctures to the membrane. Flying debris and equipment will also cause serious damage to the surface, allowing points of water penetration. Extremely high winds can cause extensive damage.

Moss, Algae and Vegetation: Moss and algae can grow directly on the membrane, especially around AC fluid lines. Once growing, it holds even more moisture to a roof system’s surface, causing deterioration. In addition, vegetation roots also can work their way into the system and structure. Besides creating a black-green stain, algae can retain moisture, causing rot and deterioration as well. Trees and bushes should be trimmed away from the building to eliminate damp, shaded areas, and drainage systems should be kept clean to ensure good drainage.

Trees and Leaves: Tree branches touching a roof will scratch and gouge roofing materials when the branches are blown by the wind. Falling branches from overhanging trees will almost certainly puncture most membranes. Leaves on a roof system’s surface retain moisture and cause rot, and leaves in the drainage system will cause the roof the ‘pond’ water.

Missing or Damaged Materials: The key to a roof system’s effectiveness is complete protection. When a piece of the system is missing or damage, the roof structure and the building interior are vulnerable to water damage. The problem is likely to compound, as the missing or damaged piece will cause surrounding areas to be damaged as well.

Punctures: The most preventable enemy, punctures, usually occurs because of carelessness on the part of people visiting the roof: HVAC technicians, window washers, painters, maintenance staff, smokers and tenants. Punctures can also occur because of debris left, blown or tossed on the roof. They may appear as tears or holes in the membrane

Flashing Deterioration: Fact: most leaks on a roof occur at the flashing areas (perimeter walls, roof penetrations, etc.). Without good, tight flashings around vents, AC units, roof hatches, skylights and wall/roof junctions, water can enter the building and cause damage to the building interior.

Neglect: The biggest enemy of the roof is often the owner. Roofs, like any equipment, require periodic routine maintenance to fix little problems early, before they become big and expensive. Just like changing the oil in your car, there are certain things that must be routinely done to maximize your roofing investment. Discover simple, comprehensive and cost efficient programs for you (plus how much it could save you) at www.MyRAMCON.com