The costs of operating and maintaining a building are rising almost daily and owners are looking for alternatives. With the soaring cost of energy and the minimal insulation standards of the years before, it’s becoming a financial epidemic. Getting a roof restored and upgraded could be one of the best ROI’s for an owner’s budget.
There are obviously numerous products and systems that are able to extend your existing roof’s Life span. Most are fluid applied using different chemistries of coatings that are well suited for the type of restoration needed. With the advancements in application methods, it is rather quick and very efficient use of manpower.
The restoration of the roof for leak prevention and cooling related reductions is a great use, but it reaches far beyond that. Restoration minimizes our land fills being over burdened, as well as lowering water contamination chances.
The key thing is realizing not all roofs are in restorable status and should be treated accordingly. Restoring a failing roof means you are costing a building owner even more money long term and should be avoided at all costs. Sadly, it happens often and then the finger pointing starts, with the contractor, manufacturer and building owner all blaming each other.
Let’s cover a few things that need to be looked at during the pre-bid of a restoration option…
1. Remaining Life of the Existing Roofing System and it’s Substrate:
If a roof has had years of leaks and repairs and has wet areas that may have caused damage to the decking, those issues need dealt with prior to any other thing. If the damage is 25%+ then by code the roof has to be deemed a re-roof and must be removed. Also, if there is already 2 roofs in play although a coating could be applied, it isn’t always the best long term option. Through core samples, pull tests and infrared inspections you can determine if the roof is a good candidate for a restoration.
2. Wet Insulation:
Insulation that is wet must be removed, no questions asked. Wet insulation is often an ideal home for Mold to start, as well as it will continue to degrade the decking where it is in close proximity.
3. The Existing Roof’s Current Classification:
This seems obvious but a good analysis of what the existing roofs is and identify its current classification will guide you towards a proper fluid applied restoration product and system.
4. Flashings, Drains, Mechanical Curbs, Vents and all Penetrations:
Along with this is to check interior operations so you are made aware if there are any High Humidity producing operations that could cause additional issues.
5. Drainage:
Drainage is one of the other key concerns. If there is ponding water that exceeds 1/4” deep after 48 hours, those areas need to be either diverted, either with saddle/crickets or interior drains. Or they will need to be treated with a product that can withstand ponding water such as a Silicone or Urethane, just not an acrylic.
At the end of the day it is up to you, the professional, to make your evaluations. Search out other professionals if you are unable to determine if a roof would qualify for a restoration system. Once you’re confident, then you specify a coating system suitable for that roof: one that has the proper Fire rating, and durability that it will require, based on the foot traffic it typically gets.
Do your homework and help all of us grow this industry with higher standards.
Chad Hedrick, Roof Coating Life
“We Bleed White”
