Commercial roof maintenance in Oklahoma City
Low slope roofs fail quietly. Scheduled inspection catches penetrations, drainage and seam problems while they are still repairs rather than replacements.
A commercial roof rarely fails all at once
It fails at a detail. Water gets in, the assembly beneath gets wet, and the problem spreads outward from that point. By the time it shows on a ceiling tile, it has usually been happening for a while.
That is the whole argument for looking at the roof on a schedule rather than waiting for a phone call from a tenant.
- Caught as a repair. Not found two years later as a tear off.
- Restoration kept on the table. A coating needs a roof that is still sound.
- A record of how the roof is changing. The same checklist every visit.
- Time to budget. You see the end of the roof's life coming.
What we look at on a maintenance visit
The same list every time, so the record is comparable from one visit to the next.
Penetrations
Every pipe, conduit, curb and unit passing through the membrane. Each one is an individually flashed detail and each one can fail.
Rooftop equipment
The membrane around equipment that other contractors service. Foot traffic and dropped tools are a recurring and underestimated source of damage.
Drainage
Drains, scuppers and any evidence of ponding. A low slope roof depends entirely on water leaving it.
Seams and flashings
The joints between membrane sheets and at every curb. These carry the thermal movement and open up first.
The field
General surface condition, weathering, and anything that has changed since the last visit.
A written record
Findings documented each visit, so you can see how the roof is trending rather than guessing.
Three things a visit often turns up
Most commercial roof failures start small and stay hidden until a ceiling tile stains.
How a maintenance program runs
Twice a year for most buildings, plus a look after any significant storm.
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01
Baseline survey
We establish the current condition of the roof and document it, so later visits have something to compare against.
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02
Scheduled visits
The same checklist each time, at an interval that suits the building and its rooftop traffic.
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03
Small repairs as found
The point of the program. Details get dealt with while they are still details.
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04
A plan for the roof
When the roof does approach the end of its life, you know it is coming and can budget for restoration or replacement rather than reacting.
Commercial maintenance questions
For property owners, managers and facilities teams.
Why does a commercial roof need scheduled maintenance?
Because on a commercial building, roof problems stay hidden. On a house a leak announces itself on a ceiling. On a large low slope roof above a suspended ceiling, water can be entering for a long time before anybody notices, and by then it has been finding its way into insulation and decking.
Scheduled inspection catches the small things while they are still small, which is substantially cheaper than reactive repair and far less disruptive than a replacement.
What gets checked?
Penetrations, rooftop equipment and the areas around it, drainage including drains and scuppers, seams between membrane sheets, flashings and curbs, and the general condition of the field.
Those are the things that fail on a low slope roof, in roughly that order.
How often should a commercial roof be inspected?
Twice a year is a sensible baseline for most buildings, plus an additional look after any significant storm.
Buildings with a lot of rooftop equipment being serviced by other contractors are worth checking more often, because foot traffic and equipment work are a common source of membrane damage.
Can equipment servicing damage the roof?
Yes, more often than building owners expect. HVAC and other equipment gets serviced on the roof over the years, and not every contractor is careful about the membrane they are standing on or the tools they set down.
It is a recurring source of damage, and one of the better arguments for looking at the roof on a schedule.
Can maintenance extend the life of the roof?
Yes. Most of a low slope roof's life is lost at a few details, and a visit twice a year catches them while they are still small.
Catching a failed detail early is the difference between a repair and a tear off. It is also what makes a restoration coating a viable option later rather than a wasted spend.
Call the office, Monday to Friday, 9am to 5pm, and we will answer it.
(405) 841-7663
Get the roof on a schedule
A baseline survey costs nothing, and every later visit is measured against it.