Q1: How long should roofs last?
A1: Most roof systems are designed to last 20+ years. However, to realize this anticipated life span, several things need to be considered; the roof system needs to be well-designed, quality material needs to be used and it needs to be installed correctly as well as maintained over the life of the system.
Q2: Why do I need my roof inspected, it's only 9 years old and I have a 20 year no dollar limit warranty?
A2: In a nutshell, the warranty you have on paper will not protect the roof from Mother Nature. Your building is subjected to a wide variety of conditions, all of which can have a negative impact on your roof, such as:
- HEAT – Evaporates oils within the membrane and breaks down roof systems
- PONDING WATER – Standing water can act like a magnifying glass and speed up the aging process
- FREEZE-THAW CYCLES – Ruin your roof system from the inside out
- SEVERE WEATHER – High winds, heavy drifting snow, drenching rain or hail can impact your roof in countless ways
- STRUCTURAL MOVEMENT – Can occur without proper roof installation the first time
- BIOLOGICAL GROWTH – Root systems that penetrate the roof system
- FOOT TRAFFIC – Damage inadvertently caused by others
Most warranties are written to protect the manufacturer and the issuer. When making your decision, pay particular attention to the details such as requirements, inclusion, exclusions and provisions.
Q3: I do not have the funds right now to replace the roof. Is there anything else i can do?
A3: Yes, there are several options available to you:
- Removal and replacement of specific isolated roof areas with like kind material
- Clean, prime and coat existing membrane with acrylic, urethane or aluminum coating
- Removal of flashing and recover existing roof assembly
- Repair roof to a leak-free condition and implement a maintenance program
Q4: I currently have two proposals from different contractors and they are proposing completely different systems. How do I know which system is right for me?
A4: This would be collaborative effort with you and your roof contractor based on your concerns and how they relate to the following questions:
• What is the building type and usage?
• What is the building code requirement? (City of Chicago effective April 22, 2009)
• What is the estimated life cycle of the system?
• What kind of maintenance is required and what is the estimated cost?
• What type of foot traffic and how much is expected?
• What type of access is there for work on roof?
• What is the requirement for a future green roof system?