Is Your Facility's Roof Ready For the Harsh Winter Weather?
No matter how well-maintained and meticulously decorated a building is, it's only as good as its roof. It's what keeps cold, rain, and snow out, and protects the occupants and assets inside. Since roofs rarely need maintenance, it's common for them to get put on the back burner. Unfortunately, this means that things that are minor problems in spring and summer have the chance to turn into big, expensive emergencies come winter. How ready is your facility's roof for winter weather?
What happens to poorly maintained roofs during winter?
Since a roof is designed to keep moisture out of a building, one that's begun to break down can't do that properly anymore. Gutters that sit at the wrong angle can't direct water away from the walls and foundation, allowing it to permeate the building. Minor roof leaks, left unfixed, let pests and water infiltrate. The more water seeps in, the more damage it can do. Not only will it cause paint to bubble and plaster to soften, it also sets up an ideal environment for mold and pests like termites.
This is an even bigger deal in winter. Snow means that repairing a roof isn't the easiest thing in the world to do. When water leaks into a roof, it can behave the same way it does in cracks in pavement -- freezing, expanding, and turning small gaps and leaks into much larger ones. The winter cold also means that insects and rodents will be looking for warm shelter to sneak into, and the presence of an opening and water source can turn a facility into a four-star pest hotel.
What should you be looking for?
The first step to proper roof maintenance is a visual inspection. Look for things like loose roofing material, bald spots, cracks, curling, or damaged caulk. Be aware of any areas where water or debris may collect and add excess weight to the roof. Don't forget that roofs age over time -- even new roofing material won't look the same as it did the day it was installed. Next, inspect the interior. Look for drafts, blocked soffit vents, and signs that more insulation is needed. Be on the alert for moisture, discoloration, or indications that pests might be moving in.
Keep an especially close eye on ducts, vents, and pipes that penetrate the roof, since these areas are prone to leaks. It's also a good idea to know what the roof is made of, how old it is, and how long it's expected to last. Set up an electronic data system to keep track of and compare inspections from one year to the next. This can make it easier to put together a report outlining the condition of the roof, suspected problems, and projected costs for preventative maintenance and repairs. You should also use this to file the original roof plans, material specs, and any warranty information.
What kind of maintenance will your roof need?
Before Winter
Be sure to avoid storing equipment on the roof. Excess weight puts strain on roofing materials, and some equipment may tear or otherwise damage roofing material. Keep gutters clean and aligned at the proper angle. Remove grease promptly. Caulk and sealants will fail long before the rest of the roof does, so it's highly likely that there are areas that need to be re-sealed. If the damage looks more extensive than a bit of caulk can fix, it's best to call a professional -- improperly repairing a roof can end up causing more damage over time.
During Winter
Remove snow promptly. Snow and ice are heavy, and, if your roof's membrane is in less-than-perfect condition, they can cause some serious damage. You'll also want to keep an eye on your gutters. When snow and ice melt, they can re-freeze and create blockages that allow water to stand where it shouldn't. Make sure that any snowmelt is able to flow freely, and is directed away from the building. Look out for wind damage. Water is the major concern when it comes to a compromised roof, but high winds can loosen or even tear away roofing material and allow leaks to occur.
If any areas show damage from wind, call a roofing professional to repair them. Sometimes, old roofs are beyond basic maintenance. At this point, it's time to consider either repair or replacement. Experts say that a facility should budget to be able to replace a roof five years before the end of its lifespan. Roofs are expensive, and it's important to proactively budget for their replacement. Your facility's roof is all that stands between your employees, assets, and guests, and the harsh winter weather outside.
While many people think that roofs don't need maintenance until they reach the end of their lifespan, this isn't true. Regular preventative maintenance and minor repairs will go a long way toward extending your roof's life and protecting your building from water damage.
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