How Often Should You Inspect and Maintain a Flat Roof?

If you own or manage a commercial building, you have probably heard that flat roofs don’t hold up as long as they should. This is frustrating because, after all, a commercial roof is a huge investment, and you count on it staying intact and leak-free for several years. Sadly, many flat roofs fail sooner than expected.

At Rocky Mountain Roofing Services, we’ve been protecting roofs for homeowners and businesses in New Mexico for over 35 years, and we’ve witnessed the same thing repeatedly. Most flat roofs fail prematurely for one of two reasons: poor materials or poor installation. In actuality, the major reason flat roofs fail prematurely is due to a lack of regular maintenance and thorough roof inspections.

In this article, we will examine why this happens, the types of hidden issues that may be present on your roof, and how to extend its life.

Is Lack of Maintenance the Primary Reason Flat Roofs Fail?

Yes! Just as you would ensure that your car stays in good operating condition by regularly changing the oil and checking the tires, the same is true for your commercial roof (flat) – exposure to the elements (sun, rain, wind, snow, and extreme temperature fluctuations) wears out flat roofs quickly, and over time, seams loosen, flashings move, and minor puncture holes develop due to foot traffic, debris, and animal activity.

If no one is inspecting the roof, these minor issues can remain hidden until large costly problems develop. As an example, we have found roofs that would have had at least another ten years to their life were it not for simple repairs that could have been made on time; however, no one inspected the roof before a moisture issue developed, so damage to insulation and decking forced a complete roof replacement long before it was due.

What types of unresolved issues are common on Flat Roofs?

Routinely, when conducting both residential and commercial roof inspections, we find the following issues:

• Minor punctures, holes, or cuts in the roof membrane.
• Seam separations.
• Flashing failures around the A/C unit/skylight/walls.
• Clogged drains or ponding water create excessive stress on the roof.
• Missing/protective coatings that cause the roof membrane to deteriorate.

The key is to remember that most of these issues will not show any visible signs of concern inside the building for a long time. Many times, we’ve seen roofs that leaked for months and even years into the insulation, without any visible stains on ceiling tiles. Therefore, once you see a stain on the ceiling, there is a good chance that extensive internal damage has already occurred.

Because of this, it is critical to have proactive inspections performed to identify these hidden problems before it’s too late.

How Much Money Can a Routine Inspection Save You?

You can potentially save a large sum of money by doing regular roof inspections. For instance, here’s an example of what can when you don’t do scheduled roof inspections from one of our Santa Fe roofing clients:

We were called out to inspect a roofing system that had not received an inspection/maintenance within the previous years and found open seams and moisture-damaged insulation on over half of the roof’s surface. As a result, the roof required a complete roof replacement due to extensive damage, at a cost of over $25,000.

If we had had a routine inspection performed a few years earlier, the repairs could have been made, and the cost of repairing the seams and replacing wet insulation in a few isolated areas would have been approximately $5,000.

This type of scenario happens all the time. Regularly maintained roofs tend to be one of the best ways to protect your roofing investment and eliminate any large surprises.

How Often Should a Flat Roof Be Inspected?

As a general rule, most residential and commercial inspections/maintenance should be completed:

• One time per year for a full roof inspection
• After each major storm (to inspect for hail or wind damage)
• During seasonal transitions (especially spring and fall)

With the Roof Maintenance Program performed by Rocky Mountain Roofing Services, we provide our clients with scheduled inspections/regular maintenance, which extends the longevity of both residential and commercial roofs. Early detection of problems will not only save you money but will allow you to budget for repairs and avoid unanticipated emergencies.

Can Small Roof Repairs Extend Your Roof’s Lifetime?

Absolutely. While residential and commercial roofs can last between 20 and 40 years, proper maintenance and care are critical for that to happen.

Here’s how small, preventative repairs can extend the life expectancy of your roof:

• Sealing a seam prevents thousands of dollars in water damage.
• Regularly cleaning your drains prevents ponding water and prolonging wear on the roof membrane.
• Applying roof coatings on a regular basis restores U.V. protection to the roof membrane and increases the lifespan of the roof.
• Replacing wet and/or damaged insulation on a regular basis maintains the integrity of the roof structure.

Compared to replacing an entire roof system, small repairs are relatively inexpensive and the same can be said for catching a cavity early vs waiting for it to progress to the point of requiring a root canal.

What if I Wait Until I See a Roof Leak?

Many property owners wait until they see water leak into the building. They do not realize the dangers associated with this. By the time the roof leaks, most likely:

• The insulation within the roof is very wet and will not perform as needed from both a thermal and insect standpoint.
• The structural components of the building have likely been compromised and will continue to worsen.
• There could be mold and/or mildew accumulating within the building.
• The repair will cost much more than it would have had the property owner conduct preventive maintenance.

Leaks aren’t the beginning of roofing problems; they’re the result of many months or years’ worth of unseen problems. In fact, if you let it get this far, you will usually have to consider either major repair or replace the entire roofing system.

What Can a Property Owner Do to Prolong the Life of Their Roof?

Three simple steps that a property owner can take:

• Schedule regular yearly inspections with a qualified residential/commercial roofing contractor.
• Be proactive with your roof repairs and don’t wait for a minor repair to fix it.
• Utilize a roof maintenance program allowing for consistent preventative maintenance as provided by Rocky Mountain Roofing Services.

By performing the previous items, you can prolong the life of your roof many years and in some cases decades.

Final Thoughts

Flat roofs do not have to fail before their expected lifetime. By routinely inspecting and maintaining your flat roof, you will protect your residential or commercial roofing investment and avoid unexpected costs.

Rocky Mountain Roofing Services has been extending the life of roofing systems for over 35 years in Albuquerque and Santa Fe, NM. If you would like to discuss our roof maintenance program or request an inspection of your roof, please do not hesitate to contact Rocky Mountain Roofing Services. Call 505-717-1925 today!