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Until leaks occur, roofs are often unseen and outside of mind. The simple truth is that roof deficiencies do not get better with time, and neglecting maintenance situations can create other more deep-seated building issues. Roof inspections oftentimes uncover common problems but also some not-so-predictable issues.

The National Roofing Contractors Association and the majority of professional orlando commercial roofing contractors recommend inspecting roofs twice annually, once following the hottest weather, and again after the coldest weather. Weather events like high winds or hail should also trigger a thorough evaluation. The purpose of routine roof inspections is to uncover and take care of minor problems before they become a significant financial strain. Roofs that are inspected consistently tend to be better maintained, simply because the act of inspecting a roof is indicative of well-managed facilities. Even when roofs are inspected in a regular manner, inspections can still reveal surprises.

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Owners often feel that an expert or roof contractor is required for basic examinations. On the contrary, facility managers or facility staff, equipped with a detailed checklist, can carry out most basic semi-annual inspections effectively. These routine inspections often expose many common issues.

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Neglected Maintenance
An important objective of regular roof inspections is to produce work orders for repair and maintenance work, but well-intentioned facility managers often authorize such orders for work the staff then neglects to carry out. Because of tenant or client complaints, repair of actual leaks generally receives attention from the maintenance staff. Less immediate maintenance items, such as loose flashings, regular roof housekeeping, and obstructed drainage, are often set back.

When performing the current inspection, one useful tool in inspecting roofs is for the inspector to have the most recent prior inspection report as a checklist. A good inspection report should indicate 1) the completed items from the last inspection, 2) uncompleted items from the last inspection, and 3) new items since the last inspection. Experienced inspectors are well aware of the collective uncorrected items that appear repeatedly on inspection reports time after time.

Facility managers need to set due dates for dealing with each item enumerated on inspection reports and have a follow-up process to ensure compliance.

Blocked Drainage System
Among the best means to minimize roof dilemmas is to get the water off the roof as rapidly and easily as possible. Roofs can drain in a variety of ways: over the edge into gutters, via through-wall scuppers, and through internal roof drains. Even when the roof drains over the edge into gutters, problems can occur when downspouts and rain gutters are not cleaned routinely.

Through-wall scuppers are usually undersized, which can lead to blockage by plastic bottles, balls, and even pine cones. Scuppers and connecting conductor heads and downspouts should be cleaned out regularly to allow free flow. Leaves, brush, and even bird nests are often found in conductor heads, which can cause water to back up on the roof during heavy rains.

Properly designed roof drains are situated at the low sections on a roof. Because the rainwater flows to the drainpipes, so do accompanying debris and leaves, which can congest the roof drain filter. Roof drain strainers should be fastened in place. Missing or loosened strainers make it possible for refuse to clog the roof drain piping beneath the roofline.

Gutters, downspouts, drains, and scuppers should be inspected and free from obstructions that inhibit free flow.

Vandalism
Roofs are a tempting target for vandalism not only by robbers, but also by young mischief-makers anxious to embark on risky nocturnal adventures. Vandalism can include broken skylights or windows, perforations, and damage to mechanical and electrical instruments. Vandalism that does not produce indoor damage or clues may go unnoticed for weeks or months until the next roof inspection. At the same time, such damage may be resulting in undetected water infiltration into the roof assembly.

Facility managers should have an active program to prevent vandalism by tightly prohibiting roof access and perhaps using on-the-roof security cameras or motion detectors. A security guard should cover the bottom eight to ten feet of exterior roof access ladders, and the site should be properly lit. Internal roof hatches and doorways should be kept sealed, with authorized persons managing the keys.

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