How to Inspect Your Flat Roof
When buying a new commercial building, chances are you have a lot to think about and prepare for your new space. However, it is important to spend time on inspecting the flat roof before making your major purchase. If you have owned a flat roof for several years, it is still a good idea to inspect your roof and know how to maintain it. Undiscovered leaks can be devastating and costly, especially in areas with irreplaceable paperwork or expensive equipment.
The first thing you want to do is check each room in the building thoroughly. Look at the ceiling for any discoloration. If there is a leak, a dark colored ring will usually form around the saturated area. If you see this, you will want to call a roofing contractor before proceeding. Just because you see damage from a leak in a specific area doesn’t mean the leak is located directly above. Flat roofs have layers that may direct the water to another area in the building, often many feet away. The damage could also be from a plumbing leak or another source other than your roof. It is also possible the leak causing the stain was already fixed, and the ceiling was not. To be safe, it is best to hire a roofing contractor to locate the leak. If you do not see any discoloration or other obvious signs of a leak, it is still a good idea to inspect your roof. Cracks could be forming that could soon become problems. It is better to deal with these before they cause any internal damage to the building. It is a good idea to walk your roof and do a simple inspection. Be sure to always remain aware of where you are on the roof and never walk backwards. Be aware of penetrations and don’t put any weight on skylight covers as they are not designed to hold your weight. While walking, pay attention to how the roof feels underneath you. If it is weak, immediately get off the roof in a safe manner and call a contractor. If there is a leak, it may soak the insulation underneath the membrane. If you sense a sponge-like feel to the roof beneath you, you want to contact a roofing contractor. This is also true if you see water coming out of any area of the membrane. Next, you will want to check penetrations and seals. A large portion of leaks are at penetrations and seals, which make up a small percentage of the total roof. Penetrations are areas such as pipes and flashings that ‘penetrate’ the roof. They are usually surrounded by flashings, or sheet metal. Check around these penetrations for any cracks. These cracks may not initially be a problem, but as water gets in and freezes, the ice will expand the crack until it is deep enough to cause a leak. Seals are where two waterproof materials overlap or come together. Check these to be sure they are smooth and fully adhered. Other serious flat roof issues include:
- Blisters: these are areas that appear as bubbles or as an uneven surface. They could be moisture trapped under the membrane, but are more often a result of an installation error. Ask a roofing contractor if a particular blister on your roof will cause problems.
- Splits: These are often indicators of poor building structure or poor insulation installation. Even if the membrane was installed correctly, shifting or movement inside the structure could have caused a split in the membrane. If this is the case, the flashing in this area will usually fail as well.
- Movement: If the membrane seems to have moved from it’s original location, it may be due to the slope being too steep for the membrane installed, inadequate adhesion, or thermal problems. This can contribute to ridges, splits and other roof problems.
- Damage: Obviously, if your roof is punctured or shows any signs of damage, report it to a roofing contractor.
- Shrinkage: Some membranes have a tendency to shrink excessively. You will see this as an issue if membrane seams to be pulling against a penetration such as a plumbing vent pipe, or the membrane can pull away from the eave’s edges. You may also see “bridging” at angle changes such as parapet walls against other walls etc.
If you have completed your roof inspection and have decided to hire a roofing contractor, be sure to get multiple bids to be sure you know what really needs to be done. Also, if you get multiple bids, you are more likely to pay a fair price for your roof repair or replacement. Your contractor may also be able to help you prolong your roof and give specific instruction on what you can do to properly maintain it. Brady Roofing offers free roof estimates. We specialize in flat roof installation and feel confident in helping you to prolong your roofs life as long as possible.
Watch this video about flat roof contractor
How to paint your flat roof. An experienced liquid roofing contractor demonstrated how to apply a high spec roof coating: Rust-Oleum’s Dacfill SB with a reinforcement fleece. All Rust-Oleum roof coatings are available from www.paintshop.ie Please help to answer the question about flat roof contractorHow do you choose the best general contractor?
We are getting quotes from general contractors to change our flat roof to a gable roof. However, the estimates that I am getting range from $14,000 to $34,000 and all of them claim to work with an architect. Its seems that if the architect works independently from the contractor the price is much higher. I just want to make sure that I can get just as good a job done for a price we can afford, without being taken to the cleaners!
About Author
Dymon Brady -
About the Author:
Brady Roofing is an experienced flat roof contractor located in Salt Lake City, UT. They specialize in installing TPO and EPDM membranes, as well as repairing a variety of other flat roof materials. They offer free estimates and evaluations of your roof. Brady Roofing has over 20 years in roofing experience and a great reputation for meeting customer needs.
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June 14th, 2010 | by roofing contractor |
By thegurlupstairs on Jun 14, 2010
Make sure it's in writing as to how they'll charge if water damaged sheeting is found, ie, time and materials, or will you supply the material and they repair. They won't know if there is damage until the roof is exposed.
Absolutely ask for references.
Check the BBB.
Don't hesitate to get more than one estimate.
Find out what kind of roofing material they plan to install…is it good quality or some cheapy stuff? That info should be included in the contract and can be verified at your local lumber yard.
How will the roof be loaded? Is a truck with a boom bringing it in? If so, how will the contractor ensure that your yard won't be hammered.
Who will be responsible for getting rid of the debris? Easier for them to do it…just get it in writing!
Ask that it be in writing that they "sweep" the yard (with a magnet) to get rid of any nails that fall to the ground. Even if they tarp the area, nails bounce
As far as meeting with the foreman, it might not be a bad idea. Good to know beforehand if you'll be able to communicate with him.
Best to you!
By Trey on Jun 15, 2010
It depends entirely on how strong the addition was made. If the roof is just 2×4 studs instead of 2×6 or greater, you have a good chance of problems. And if the waterproofing of the flat surface may break if you try to use it to walk on a lot in all kinds of weather and poke through with chair legs, etc.
The usual solution if the strength is there is to build the "patio" almost like you were making a deck near the ground: a strong sill atfached to the house and pads to rest on the roof and spread the force. Then the waterproofing of the addition stays intact and the deck can be level even if the roof has some slope for drainage.
If the floor of the house is very close to the level of roof, then there isn't really space to do that above. I would suggest getting someone to design it or ask for estimates based on a design being described to you and see how much trouble they think it will be.
By bellshouse1 on Jun 15, 2010
You need to check with your local Registrar of Contractors to see if there are any open or previous infraction by the builder. You will also be able to see how long the builder have been in business for (the longer the better). When comparing estimates, you need to make sure you are comparing apples to apples. A $20k spread is huge for a small project so somehow, one of the bids are missing services, whether it is demolition, hauling fees, materials to match existing, etc. If you're putting concrete tiles on the new gable roof, does it happen over a large expanse of windows/sliding door? Any of those builders include additional support on the header and foundation due to the increased load?
Just compare the differences in terms of included scope of work from each builder. By doing so, it may give you a better understanding of the price discrepancies.
By arjzv on Jun 16, 2010
You can do one of two things. Either ask a competitor to come inspect the roof and give you an itemized list of what's wrong with it *just tell them what happened and that you are looking for someone who can show you what's wrong and what needs repaired* or you can contact your insurance company who can set you up with someone who can check it for code. Once you get the documentation showing the lack of work done you can put in writing your complaint and demand it be redone. If they refuse, you have it in writing that you are unhappy with the product and also paperwork showing what damage is done. Take pictures! That way if they DO try to sue you for the money you can have that on your side. They won't get a DIME if you're in the right.
Do NOT pay until all the above has taken place or they can claim you damaged it etc. you wouldn't have paid if you weren't satisfied etc. and you won't get it fixed by them.
By mealking on Jun 16, 2010
A metal roof is not a good idea. Ponding water will leak through the seams even if they are soldered because expansion and contraction will open up the seams. Ponding water will also cause the steel roof to rust prematurely.
A better option is a rubber membrane roof. Warranties as long as 40 years are available. A reputable roofing contractor will make quick work of the roof job and be around for any problems that may develop … in other words, they will be around to take care of any warranty problems.
Good luck with your roofing project.
By Shizzle DIzzle on Jun 16, 2010
If you are looking for a highly recommended Foam Roofing contractor, you are on the right track. First, you want a foam roofing contractor who has been consistently recommended highly by both old and new customers. If they promise a 10 year warranty, make sure they have been in business for at least 20 years! Finally, verify that they are in good standing with the Contractors State License Board. Type in the company's license number at http://www.cslb.ca.gov/ and see how long they have been in business and if their worker's compensation insurance is in good standing. Other organizations, such as Diamond Certified, go even further to interview prior customers of companies they sponsor to verify high customer satisfaction ratings. As you mentioned, the Eichler Network is another organization that actively seeks and sponsors reputable contractors. The best Foam Roofing contractors receive a lot of word-of-mouth referrals from neighbors that were happy with the work.
Only one foam roofing contractor in the Bay Area also offers solar power installations. Take a look at http://www.dura-foam.com/. Dura-Foam Solar Center is not only a SunPower Dealer for the world's highest efficiency solar electric panels, but also highly recommended by the Diamond Certified Organization, Angies List, Eichler Network, Better Business Bureau, and ValueStar. Dura-Foam Solar Center takes responsibility for the whole project by guaranteeing both the roof and the solar installation. You can check the maps on their website to see that they have done thousands of jobs in the Bay Area over the last 29 years. Their vast network of satisfied customers since 1981 is delighted to share the Dura-Foam Solar Center Experience.
By starlight on Jun 16, 2010
Definitely a rubber roof requires a great deal let maintenance and will last 15 to 20 years. This will be a true water proof roof system. Paper and tar is old method and will last 7 to 10 years before needing replaced. UV rays effect both but tar faster. Long term Rubber. Short term is moving in 5 years paper and tar.
By Renoir04 on Jun 18, 2010
I would recommend to do the following:
1) Make sure they are a licensed contractor, who will be getting the building permit for you.
2) Ask the contractor if he will be overseeing the work.
You don't want one of those guys that you only see once, hire a bunch of unkilled labor to do all theactual work, and are never around to make sure the work is being done right.
3) Get a few more estimates for cost to do the whole job. I prefer getting at least 3. If they refuse to provide a free estimate for the whole job, then don't even consider them.
4) Whatever you do, do not give the contractor a huge check up front. There are a ton of horror stories out there, where people have gotten ripped off that way. I suggest a stepwise payment based on the progress of work done. The chunk of which isn't paid until the job is passed by the housing inspector.