How would I know if my roof is in trouble?

• What are some of the warning signals of a roof in trouble?
• Should I repair or replace my roof?
• How do I choose a reputable roofing contractor?

If you feel that you are a beginner at roof management then perhaps some of the roofing basics I have learned may be helpful to you.

Warning Signal from a Roof in Trouble.

The extremes of our Florida weather can be very rough on roofing materials. Ultra violet rays from the sun eventually cause deterioration. Temperature changes and wind gusts can loosen shingles over the years. 'Wind driven rain seeks to penetrate though even the slightest hole. Hot then cool roofing material around any roof penetrations (i.e., exhaust fans, plumbing pipes or air conditioners) or walls will eventually begin to separate and cause leaks. Ponded water is very damaging also and shortens the effective life of most kinds of flat roof systems. The sun uses the water as a magnifying glass to break down even the best of roofing materials. Then gravity pulls the rain water in to ruin your ceilings and wa1ls and in the worst case to cause roof decking and rafters to begin to rot.

Roofing leaks can hurt your company's professional image, put a damper on employee moral, and if not dealt with will eventually cause very costly damage to the interior of your building. So the best time to iix your roof leaks is before they happen! What signs should you look for?

• Do your ceilings or walls show any discoloration from water leaks?
• Check your attic for water stains on the rafters or underside of the roof decking.
• In your dark attic is any light visible? Look near that area for water stains.
• Over the last 5-10 years have your energy costs gradually increased?  If there have been no JEA rate increases, this may indicate a roofing material or insulation breakdown.
• Inspect your roof surface. Are shingles missing or curling or cracked? Is there significant granular loss?
• On a flat roof do you see areas of stain from ponded water? Is roofing material pulling away from the penetrations or from the walls?
• Blistered paint near attic walls or siding decay may indicate poor attic ventilation.
• Dark or dirty looking areas may come from fungus or vegetation growing on your roof.
• At worst, dips and buckles in your roof may indicate rotting in your decking or rafters.

Should I, Repair or Replace My Roof?

This is the thousand dollar question, isn't it? It is one of the most difficult and most asked questions that professional roofing contractors hear. It is so hard to answer because of the many variables to be considered in making the best decision for your apartment roof. They may include:

• Your tolerance for pain and the building's importance. Is the leaking roof a garage or a revenue-producing apartment? Will continued leaks cause a loss of revenue?
• The general condition of your roof, the roofing material and its age. A roof’s lifespan will vary according to the quality of the installation and the roofing material itself. A statement by the National Institute of standards and Technology says "There comes a time in the life of a roof on every permanent structure when it is no longer practical or economical to effect repairs, and when that time comes, reroofing is the only solution."
• Your roofing budget. Many property managers treat their roof like they do their teeth. They don’t think about them until they get an "ache." Please remember that your roof will eventually deteriorate and need repairs or replacement. Start budgeting today and it won't hurt so much tomorrow!'
• The cost of repairs versus replacement (reroofing) costs. If your leaking roof still has life in it then by all means get it repaired. Also remember that in most cases repairs are short-term fixes and the cost is lost entirely when the roof is eventually replaced.

Contact a reputable roofing contractor to help you evaluate all these variables. You can always get an emergency fix in a pinch. As repair costs mount up and after the roof has been properly depreciated, it becomes economically wise to replace it with a new roof. A good of thumb is that, when tenant dissatisfaction, repair costs and your own frustration continue to escalate yearly due to roofing problems, it is time to call a professional roofing contractor. Replacement costs can be capitalized and therefore generally yield better long-tem return on investment.

How Do I Choose a Quotable Roofing Contractor?

Several months ago I spoke with the property managed of a large multipurpose building with many apartments. She had recently replaced her leaking roof and used a questionable roofing company and a cheap roofing material. Why? She wanted to save money of course. Perhaps she did save a few dollars but she also got what she paid for. She got a ton of headaches, leaking apartments, angry tenants and months of repair hassles. What a bargain after explaining the value of a single ply roofing membrane that is available, she looked at me with big sad eyes and said, "Where were you two years ago?"

Purchasing a new roof and choosing the right roofing contractor can be a little scary since we don't do it very often. The Better Business Bureau strongly recommends that you get at least three qualified bids. Professionalism, quality workmanship, quality materials as well as fair pricing should all be apart of your decision making process. Florida law requires all roofing work to be done by a licensed contractor. Generally, in order to pull a permit, roofing contractors must have a certified license. Here are some questions you can ask the contractor: 

• Are you licensed and insured according to the Florida licensing requirements? What is your license number? (This will have ccc followed by six number ccc123455.)
• Are you a member of the Better Business Bureau and a Professional Roofing organization? (This speaks to a company’s community connection and stability.)
• Do you have a permanent place of business?
• Can I see a list of client references  I can contact? (Then call some of them)
  . May I see copies of your insurance papers?
• Will I get a written proposal? Will this describe all the work you will be doing and include an estimated date range for the work to be done?
• Do you offer financing?
• Will any work be unsafe for our tenants and employees? Will you keep the property clean during the work?
• Who will be in charge of the day to day on-site work?

Replacing your roof is a big investment. Set aside the time to do the research needed to get the right roofing contractor who will correctly install the rooting material that is best for you.

You don't have to be a rocket scientist in order to manage your roofs effectively. I hope these simple roofing "basics" give you the help you need to be safe and dry for years to come.

March/April 2004  CoastLines
By Ken Stout