Commercial roofing systems do not last forever. Depending on the type of roofing system your building has, you can look out for telltale signs that will let you know more or less when it’s time for a roof replacement.
Regardless of the materials or what type of roofing system you have, a commercial roof replacement is expensive. Therefore, it’s advised not to fall into the old cliche of ‘out of sight, out of mind’. Instead, it’s important to stay vigilant and inspect the state of your roof – year after year. Or have a qualified commercial roofing company do a yearly inspection for you. In this article we’ll cover all of this and more; so that you can be aware of the common signs, as well as stay ahead of any minor issues that can lead to a premature roof replacement.
What is the lifespan of a commercial roof?
Before we get into the nuanced and specific signs, it’s important to understand the general lifespan of your commercial roof. Generally speaking, the lifespan of most commercial roof systems (this includes PVC, EPDM and TPO) is between 20 – 30 years. Metal roofs can last upwards of 60 years but have additional drawbacks such as energy inefficiency. Slate, clay or concrete roofs last anywhere from 70 to 100 years but are only advisable in areas with very little precipitation.
Also, keep in mind that the average lifespan of a commercial roof is very much a function of regular maintenance protocols. Inspecting and addressing small issues before they become big ones can add many years to the lifespan of your commercial roof.
If you would like to learn more about what commercial roofing material is best for your building, you J Smucker Contracting wrote previous article What is the Best Commercial Roofing Material, where we discuss the most common options along with the pros and cons of each.
Interior signs of leaks
As would be self-evident to anyone, if you find water dripping on your head when you’re inside the building, and your roof is at the end of its projected lifespan, you definitely need a roof replacement as soon as possible. Additionally, water on the floor after a storm is another clear sign. However, there are less obvious signs you need to be aware of to alert you that your roof very likely needs to be replaced.
Mold is a serious problem and clear evidence of a compromised roof. Mold can even lead to serious asthmatic episodes and is generally unhealthy for individuals to breathe in. Additionally, even if you don’t necessarily see mold, stay alert for musty odors and smells. Musty odors are evidence of water leaking into your building.
If you see damaged/stained ceiling tiles or drywall, you most likely have a serious water leakage problem which in all likelihood is evidence that it’s time for your roof to be replaced.
Interior water leaks are never a good sign.
Failing Seams
A very frequent issue that can occur in roofing systems is failure at the seams. For PVC or TPO roofs, the seams are heated and fused together – this is how the sections of membrane that span your entire roof are connected. For EPDM roofs, the seams are connected by an adhesive sealant tape. Modified bitumen, which was a very popular method of roofing decades ago, is connected by a hot tar applied to the seams which is overlaid with adherent material.
No matter the type of roof system, a failure at the seams can often mean that your roof needs to be replaced. Sometimes, if the seams were not installed properly, you can have premature seam failure. But most of the time, many years of exposure to the elements will gradually erode the seam connections. Once this happens, moisture has found its way into your building and a roof replacement becomes necessary. Make sure a reputable roofing contractor inspects your seams before it turns into a serious problem.
Yearly roof inspections are necessary to ensure tears and holes are promptly repaired before further damage ensues
Holes or Tears in the Roof Membrane
Holes and tears in the membrane should be addressed by a roofing inspector to get a better understanding whether the tear is a one-off incident – or if it’s an older roof – is evidence of the membrane as a whole being compromised and past its lifespan.
Many commercial buildings have large maintenance-heavy systems such as heating and cooling systems (HVAC) or large generators. As these systems often require maintenance contractors working on your roof, these maintenance events can damage or disrupt your roofing system which often goes unreported or oftentimes unnoticed. It’s advisable to have a roofing inspector on the roof after for example, an HVAC unit is repaired or replaced or just generally anytime other contractors have been working on your roof.
A new HVAC instillation needs to be inspected by a roofing contractor to ensure the integrity of the surrounding roof membrane
Rubber on Roof No Longer Standing up to the Elements
The synthetic rubber application on your roof, especially in regards to EPDM, has a tendency to expand and shrink during the summer and winter months. This constant barrage of temperature changes – shrinkage and expansion, year after year, will eventually wear out the rubber completely. It’s at this point that you will need a roof replacement. For more information on this specific subject, you can view our recent article: Commercial Roofing in Lancaster, PA: How to Protect Your Roof.
How to Insure the Longest Lifespan for Your Roof
The absolute best way to insure the longevity of your roof is with regular inspections and maintenance. It’s also the most cost effective method of achieving a long-lasting commercial roof. What can begin with a small defect or malfunction in a small area of your roofing system can, if unattended to, become a very serious and expensive problem; often leading to an entire roof replacement.
To avoid small issues evolving into very large ones, your building should be inspected by a certified and insured commercial roofing contractor at least once a year. A reputable roofing contractor will have a detailed inspection checklist to ensure your roof is in working order.
Additionally, it’s advisable to have your roof inspected after serious storms and weather incidents come through your area. It’s often the very severe weather events that can inflict serious damage in a short window of time. If you would like further assistance, contact our Lancaster Roofing Company, we provide regular inspection and maintenance plans for commercial buildings of all sizes. Contact us today and we’ll send a qualified inspector to your property and give a free estimate for a personalized, yearly inspection and maintenance plan.