Obvious or unforeseen, roof problems are always a pain and undoubtedly a significant expense. Therefore, RAMCON investigated our records and examined which problems are most common and the conditions that can either cause or be the result of premature failure and reduced service life of your roofing systems. This is not a self-diagnostic guide, but rather an informative list of some of the problems most often battled by building owners and managers that we serve.
1. Flashings and Seams
With any roof – no matter what type – if you’ve got roof leaks, then you’ve got a problem. Leaks can occur for a number of reasons. Built-up roofs (BUR) might experience leaks due to flashing details that weren’t fastened properly during installation. The problems an owner is typically going to have [with a BUR system] is that 95 percent of leaks occur at flashing details – anywhere the membrane itself is terminated or interrupted.
Our records also pinpoint improper installation of flashing as a source of leaks on torch-applied modified bitumen roofs. Inadequate head laps and backwater laps are another mod bit installation problem that can allow moisture infiltration. Water can get under the membrane if the field of the roof is installed so that water flows into the lap. The consequences of backwater laps are leaks and blisters, which can also lead to roof failure. With cold-applied modified bitumen roofs, improper storage of materials can result in moisture infiltration built into the roofing system, and under-application of adhesive can result in poor lamination and roof leaks.
Leaks can result when single-ply membrane roofs are installed with poor seams. You’ve got to have good seams with single-ply because if you don’t, you don’t have much. The membranes themselves will hold water. It’s vitally important on single-ply roofs to have the seams heat-welded properly.
2. Poor Installation and Unsatisfactory Workmanship
A faulty installation dramatically increases the likelihood of problems and reduces a roof system’s life expectancy. In fact, workmanship tends to be one of the most common problems or common reasons for problems that crop up at some point in the life of the roof. BUR system installation can be problematic if specific preparations are not taken. Torch-applied mod bit system performance can be compromised if crews do not relax the sheets prior to installation. Material preparation is also important to a quality installation. Sheets installed that have not relaxed or are installed when ambient conditions such as temperature are not right can result in wrinkles, leaks, fish mouths, contraction of sheets, or blisters.
3. Lack of Maintenance
There are many reasons not to neglect the roof – including financial and business continuity reasons.
Being wise to problems can prevent their escalation. We find that a large problem in roofing is a lack of education on many levels. Specific levels of maintenance are required to prevent voiding the warranty. Perform routine inspections. Things like ponding water, vegetation growth, a piece of slipped base flashing, pitch pockets that haven’t been filled properly – these are obvious and routine issues that need to be proactively monitored. Addressing minor problems before they escalate maximizes roof life as well as minimizes headaches and expense. We corrected over 390 leaks that another roofer could not solve in 2013.
4. Ponding Water
5. Punctures and the Addition of Penetrations Post-Installation
6. Improper Repairs
7. Blistering
Blistering, ridging, splitting, and surface erosion are symptomatic with BUR, and can eventually lead to bigger problems. While blisters are not always worth fixing, one of significant size or in the seams of the system should be addressed. Inadequate attachment of hot bituminous roof systems due to asphalt heated to an improper temperature can cause blistering, along with the slipping of felts, and accelerated aging. Bad interply integrity and dry laps can also result in the appearance of blisters.
