Summary - Preventative Roof Maintenance Workshop
by Mr. Dave Peddie

The following is a brief outline of a presentation made to the Building Operator Association on October 8, 1996.

Further to your request we appreciate this opportunity to prepare a summary of our preventative roof maintenance workshop, October 8, 1996. The theme of the workshop was preventative roof maintenance. Our discussion of preventative roof maintenance involved two main topics.
The first topic included recognizing the need for preventative roof maintenance through yearly roof inspections.
The second main topic for discussion was infrared photography as a means of roof inspection. Mr. Gord Rajewski of A.D. Williams Engineers presented infrared photography as a means of detecting wet roof insulation in built up roof assemblies.

Yearly Roof Inspections
Our presentation to Building Operators stressed the need for yearly roof inspections to recognize visual deficiencies and make necessary repairs to surface of roof before water enters roof assembly causing expensive roof damage. Our presentation of preventative roof maintenance included slides illustrating visual deficiencies that Building Operators can recognize and make necessary repairs before water leaks into buildings.
Our recommendation for preventative roof maintenance included a review of a five year preventative roof maintenance plan that includes inspecting roof membrane in the spring of each year. The five year preventative roof maintenance plan includes a written report along with recommendation to maintain and extend life expectancy of complete roof assembly. There is no charge for a five year preventative roof maintenance plan for Building Operator members in Calgary.
Our preventative roof maintenance workshop included a section of built up roof that enabled us to illustrate how roof assemblies are constructed using conventional roofing materials. Our roof model also enabled us to illustrate the newer roof materials and our discussion reviewed some of the newer roofing materials and advantages of newer roof systems.

Mr. Cord Rajewski of AD. Williams illustrated an actual infrared camera and reviewed how the camera identified wet roof insulation in a conventional roof assembly. Mr. Rajewski illustrated through use of slides and TV monitor how to read places of moisture in roof insulation. Mr. tor how to read places of moisture in roof insulation. Mr. Rajewski illustrated how the infrared camera could be used to detect wet roof insulation from underside of roof deck as well as from top of roof deck.

In Summary
In summary, visually inspecting each roof in the spring of each year is necessary to identify visual deficiencies that can be repaired inexpensively compared to the expensive removal and replacement of wet roof insulation. Visually inspecting all roof components and making necessary repairs to roof membrane and roof membrane flashings, including roof top projections will definitely extend life expectancy of roof assembly five to ten years and prevent costly water leakage into building.

BUR FAILURE STAGES

FAILURE
STAGES		 TYPICAL SUB-STANDARD
CONDITIONS		 HEALTH TYPICAL
REACTIONS
1 Superficial blemishes and aging symptoms on BUR membranes. Looks healthy Complacently unconcerned.
DO NOTHING.
2 Membrane defects such as:
  • Alligatoring
  • Coatings & interply blisters
  • Ridges and wrinkles
  • Distressed laps and seams

But no evidence of water ingress or building damage.		 Health threatening symptoms Insufficient concerns.
LET GO
3 Stage 2 defects are more prominent and/or numerous with evidence of:
  • Effloressence on masonry below copings and roof levels
  • Damp areas on ceilings and/or walls
  • Areas of suspected wet insulation
 Looks ill Vague concern
MAY DO SOMETHING
4 Numerous and/or severe membrane defects with:
  • Roof leaks into critical or several rooms
  • Some wet insulation
 Seriously ill COMMITTED TO DO SOMETHING
  • when an action plan can be established
5 Extensive roof assembly failure due to extreme degradation, accidental or storm damage. INADEQUATE PROTECTION AGAINST THE ELEMENTS Terminally ill CRISIS REACTION.
MUST DO SOMETHING QUICKLY.
COST IS NO LONGER A PRIORITY

Infrared photography is a means of detecting moisture in roof insulation and Peddie Roofing & Waterproofing Ltd., use infrared photography in our total review of a complete roof assembly. complete roof assembly.

Your roof
  • Represents 6 - 8% of original building costs.
  • May be failing prematurely due to low dollar roofing
    • 10 - 15% will fail prematurely
    • 30% of all roofs had trouble last year
    • 50% of roofs showed history of leaks
  • Experiences the harshest conditions and undergoes tremendous stresses
  • Probably receives the least amount of attention from a maintenance aspect

If there is further information you do require concerning our yearly five year preventative roof maintenance plan, please call David Peddie at 273-7000.
The opportunity to meet with the Building Operators gave me a greater appreciation for preventative roof maintenance.



First published November 1996

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