Signs That Your Commercial Roof May Need Replacing
Seams and ponding water on a modified bitumen roof.
Worn single-ply membrane with exposed scrim layer.
Aging roof system with multiple patches.
In Texas, roofs are subject to the full gamut of weather extremes, from brutal summer heat to rainy and windy tropical storms to wintertime freeze and thaw cycles. A new commercial roofing system, even in our area of the country, should be expected to last at least 15 years. You’ll help prolong the life of your roof by conducting period inspections and maintenance, checking for signs of wear and aging. No matter the quality of its initial installation your attention to regular maintenance, or applying temporary fixes like patches, your roof will eventually succumb to the forces of Mother Nature and will need to be replaced.
Here are some indications that it may be time to look into a roof replacement.
Roof Membrane Wear & Tear
Single-ply roof membranes are manufactured in layers – two film layers on the top and bottom and a middle scrim layer that gives the membrane strength and stability. Weathering and rooftop traffic can “erode” the top layer of some single-ply membranes, exposing the scrim layer underneath. Seams can separate on modified bitumen roofs and they can become brittle, creating cracks and leaks. Built-up roofs can develop splits and rubber roof membranes can shrink over time and pull away from flashings and terminations. All of these are signs that your roof system may be losing its watertight integrity.
Blistering
Bubbles or “blistering” on the roof membrane surface may be a sign that water has gotten underneath. Depending on the age of the roof and how widespread the blistering is, a replacement may be more cost effective than repairs.
Missing or Separating Flashings
A typical commercial roof has lots of transitions – often between horizontal and vertical surfaces. These sections are usually bridged with roofing components called flashings. Flashings can be made out of membrane material, metal or a combination of both, and they are among the most vulnerable roof system components because of the multi-directional forces imposed on them. Sometimes, missing or damaged flashings can be easily re-attached or replaced (this should be done by a professional contractor), but if problems with these pieces become increasingly common, it may be time for a new roof.
Metal Roof Corrosion and Separation
Structural standing seam metal roofs can provide years protection for commercial facilities, but eventually the metal deck will rust and/or roof panels will separate, leading to water penetration. Patching a metal roof can be effective for a while, but at some point, more permanent measures will need to be implemented. UNITED’s recommendation in this case would be to install a single-ply membrane retrofit roof, that can be installed right over the failing roof deck, for much less expense than a new metal roof.
Other Clues
The examples listed above are some of the more obvious indicators that your roof is in need of attention. Another might be water spots on interior surfaces. A less-obvious sign would be an increasing utility bill cost because, over time, it’s been shown that heat-absorbing dark roofing systems can cause the underlying insulation to lose its R-value, weakening its effectiveness.
When it comes to your commercial roof, remember to keep up with regular maintenance, and schedule routine roof inspections. The roofing pros at UNITED would welcome the opportunity to inspect and repair your roof, and propose a new system if it needs to be replaced. Please contact us for your next roofing project.