Inspecting a Commercial Roof: Is It Time for a Repair or Replacement?
Performing the Inspection
Once you access the roof, make a note of any areas with potential for concern—such as tripping or fall hazards, skylights, and roof edges—and take special care around them. Once your safety awareness routine is complete, you are ready to examine the following critical areas on the roof.
Seams: Seams are a vulnerable point. Over time, they can become loose and require attention, so they are always worth including in your inspection. In Wally and Dave’s inspection, they noticed that the PVC roof in question had a seam repaired at some point using EPDM cover tape. That’s a red flag, as repairs that were made with incompatible materials can cause the roofing system to degrade and fail prematurely.
Equipment on the roof: Commercial rooftops house necessary equipment, including HVAC equipment, gas pipes, and exhaust fans. Take note of the condition of the supports for that rooftop equipment. In Dave and Wally’s example, a modified plastic bucket served as cribbing for a rusty gas pipe running along the roof. The combination of exposure to the elements and extreme temperature changes create a perfect recipe for the bucket to deteriorate and allow the rusted pipe to come into contact with the membrane, creating the potential for more damage.
Equipment on the roof: Commercial rooftops house necessary equipment, including HVAC equipment, gas pipes, and exhaust fans. Take note of the condition of the supports for that rooftop equipment. In Dave and Wally’s example, a modified plastic bucket served as cribbing for a rusty gas pipe running along the roof. The combination of exposure to the elements and extreme temperature changes create a perfect recipe for the bucket to deteriorate and allow the rusted pipe to come into contact with the membrane, creating the potential for more damage.
Flashing: Rooftop penetrations are often a point of water intrusion when flashings fail. Examine the condition of the flashing and note whether the welds or fasteners are still secure. It should be easy to tell if there was a previous failure and if repairs were made.
Roof Repair or Replacement?
After your inspection, let the owner know whether they can fix their commercial roof or if they need to replace it altogether. It’s important to help the owner consider the long-term value in their decision. If the roof needs many expensive repairs that will deliver only a few more years of service life, it’s probably wise to recommend a roof replacement. On the other hand, if the issues are less complicated and can be easily addressed, roof repair may be a good way to give the owner time to budget and plan for roof replacement in the future.
