Your home or building is a valuable asset which you want to keep in top condition. Arguably the most essential part of your building is the roof, it keeps all the rest, the walls, floors, finishing and furnishings safe from the devastating effects of water damage.

To make sure that your roof always maintains its integrity it is essential to have a flat roof contractor who knows what he is doing. The problem that many face is trying to determine which contractor to go with. It’s a big decision with the potential for long-term consequences. So what should you look for in a flat roofer?


Experience in the industry

Ask your roofer how long they have been in the flat roofing industry. Make sure to be specific about flat roofing because pitched roofing is very different and experience there does not necessarily transfer over.

You want to make sure they have years of experience because that experience will have taught them how to deal with different problems and given him an idea of how long different solutions and products will last.


Product Knowledge

Your roofer should have experience with different roofing membranes and understand the advantages and disadvantages of each. They should also be able to explain differences in products, as well as different solutions to problems in a way that is easy for you to understand.

As Einstein said; “You do not really understand something unless you can explain it to your grandmother”. If your roofer is having troubles explaining roofing options or products, it’s likely because they don’t understand them either!


Willing to offer lower-cost options

While it may be the best long-term solution, you are not always prepared for an expensive re-roof. Your roofer should present you with different repair options and give you an idea of the life expectancy of each.

You may decide that a re-roof is the best option for your scenario, but that’s your decision to make, not your roofers. A good and confident roofer will be able to explain your options and give his recommendations.

As a general guide we say that a roof should last about 20 years, and your yearly maintenance should not cost more than replacing the roof every 20 years.

For example, let’s say your roof will cost $50,000 to replace. Take the cost of a re-roof and divide by 20 and this will give you the cost per year of your new roof. In our example, this works out to $2,500 per year.

Towards the end of your roofs life, if your yearly repairs are below this number, keep investing in the old roof. Once the repairs start costing you more than this it’s probably going to be cheaper to start thinking of roof replacement.

Of course if you’re not prepared to replace yet, there are usually options that can stave off the inevitable while you financially prepare. Your roofer should be able to explain these to you and give you a general idea of how long you have.

Remember though, whatever your roof is protecting is valuable. It’s always better to get the new roof before you have catastrophic failure!


Prompt Response Time for Warranty Concerns

If you can’t get a roofer to come out and take a look at your roof when it needs repairs, how easy do you think it will be to convince them to come out and fix a warranty issue?

You need someone who is going to stand by the work they have done and who is willing to go out of their way to quickly address any issues.


Offers a Five Year Warranty on New Installs

If you’re looking at a roofer who doesn’t provide a warranty on his work (new installs), run! No new roof when properly installed should fail within the first five years and if your roofer is not confident enough in his work to offer you that insurance then you should not have the confidence to let him on your roof.

Here at Northern Seal we offer a standard five year warranty on new installs which covers both parts and labour.

If you choose to take our roof maintenance package, which includes yearly inspections, we will extend the labour portion of the warranty to ten years. That way you can rest assured that your roof will last and that if anything should happen, we’ve got you covered!


After-Hours Service Calls

Everyone knows that leaks don’t wait for convenient times, nor do they wait for office hours. If your roofer doesn’t offer after-hours servicing you need to find someone who will.

Waiting until the next day or for Monday could let substantial amounts of water into your building resulting in extensive damage and repairs. Make sure that you can contact your roofer in case of emergency both during the period of work on your roof and afterwards so that you don’t find yourself combing the internet while water pours into your building.


Final Word

Looking for a competent flat roofing contractor can be a frustrating task, especially when you don’t know anything about roofing yourself. These hints should help you find someone who is right for you, who will put your needs first and who will be available when you need him.

Remember, the cheapest quote may seem good at the time but will be very frustrating when you’re redoing the same work the next year because the roof was installed improperly.

Flat roofing requires specific materials and an understanding of how to install them properly if the roof is going to last its full lifespan. Getting the right flat roofing contractor is an essential investment.

Contact us today and see how we can serve you and your building!

While we always recommend yearly roof inspections by an expert, there is a lot of time between each one and a lot can happen from storms to improper servicing.

If you have reason to be worried, or you just want to keep on top of such an important asset, here are a few things that you can check on your own.


General Inspection

First thing to do is take a look around for anything obvious. Is there standing water, scrapes or scuffs in the membrane that wasn’t noted on your last inspection, tree limbs or other debris from a recent storm?

Walk around the whole roof looking at the state of the membrane, especially if you’ve had people working on your roof recently, pay special attention to anywhere they might have walked or carried equipment.

If you have had people working and they used a welder or any other source of heat, it’s a good idea to look specifically for burn marks or areas of melted membrane. We often find that other contractors, not understanding the nature of flat roofs, do significant damage to the roof without realizing or reporting the problem.


Drains, Drains, Drains!

Cleaning drains is the most important thing that a roof owner can do for a flat roof!

When drains get clogged, water sits on the roof for longer and has more time to seep into cracks and crevices. Certain membranes deteriorate faster when there is standing water and the extra weight of the water can cause certain flat roofs to sag and exacerbate the problem.

According to the National Roofing Contractors Association, water should not remain on a flat roof for more than 48 hours after a rain. This should happen naturally if your roof is leveled and the drainage is working properly, but if drains are clogged or if part of the roof has sagged then the water may not clear in this time.

If you are worried that your roof isn’t clearing in time, take a look at it a day after a significant rain. If there is ponding, try to determine the cause. Clear any debris from drains, but if this doesn’t work, or if you notice that the drain is higher than the water level then your roof might have sagged around the drain.

In this case you will need to call your roofing contractor to come and solve the problem. This may include filling the low spots around the existing drain, adding a new drain at the lowest point, or lowering the existing drain.


Perimeter Inspection

Walk the perimeter of the roof looking for places where the flashing has become loose or is no longer covering the top of the membrane. In corners look for cracks or areas where the membrane is pulling away from the building.

Some types of flashing rely on caulking to keep water out. Inspecting the caulking for damage or age, particularly around brick or cinder block walls, is a great way to prevent leaks from developing. As the perimeter is where many leaks occur, this is an area where details are important.


Penetrations

Check all penetrations (things that go through the roof) to make sure they are properly sealed. If there are pipes or wires coming through the building make sure that they have been sealed on all sides. This is especially important if you have had work done on your roof since your last professional inspection.

Many times we have seen penetrations which have only been sealed on the top but are under the water level during a heavy storm! Again, it is always best to have your flat roofer inspect any new work to ensure that it hasn’t affected the performance of the roof, but if that’s not possible then you, at least, should go and inspect any work in close detail and with a watertight roof in mind.


Flag Areas of Concern

If there are things you notice that concern you, flag them with pylons, rocks, or any visible marking so they are easily found later. If you have serious concerns and plan on calling your roofer this will save him time and you money as he is able to find the area quickly.

If you are unsure whether your roofer needs to do a site visit you can always take a picture or video and email him asking his advice.


Do Not Attempt Repairs

One of the biggest mistakes that we see often is building owners or other contractors attempting to fix problems themselves without a firm grasp of flat roofing practices and products.

Before attempting a roof repair be sure to call your flat roofing contractor, even if only for advice. He will be able to tell you the best solution and the appropriate product to use.

Many regular sealants purchased at retail stores are not well suited to roofing applications, and will break down or fail quickly. Your roofer will know what to use and what will aggravate the situation.

Repairs improperly done, either by building owners or other contractors, often lead to more expensive repairs later. Make sure that the repair you discuss with your roofer is going to help, not hurt the situation.

Contact Northern Seal today to schedule your yearly inspection, or to discuss concerns you found during your latest DIY roof inspection.

Here in Ontario we get extreme temperatures from hot summer days to cold winter nights. Not only that, but we get huge temperature fluctuations within a single day and winter storms occasionally dump massive loads of snow.

All of this amounts to very harsh conditions for your flat roof, but with a little attention you can minimize the effects of our northern climate.


Remove Ice Dams

In other articles we have stressed the need to make sure your drains are clear of debris but during the winter time ice can present the same problem.

As your roof sits in the sun it gets hotter than the surrounding air. When the temperatures are not too far below freezing this can cause water to melt and begin to run off the roof, however water doesn’t always make it off.

Whether it be that the drain is in a shadier area or just that it’s cold inside, water can often freeze again in or around the drain resulting in an ice dam which reduces or eliminates the effectiveness of the drain.

When an ice dam forms blocking off a drain it can cause increased water and ice buildup, adding to the weight that the roof has to support. It can also lead to other problems such as freeze-thaw and leaks.

Freeze-thaw is when water on the roof melts and is able to creep into minuscule cracks in the roofing membrane where it freezes again. This is the same process which breaks down large rocks and boulders.

As the water freezes in the tiny cracks it expands, pushing the membrane apart more and leaving more space for water to seep in the next time. Over time this process can cause leaks in the roof.

The longer the water is allowed to sit on the roof because of being dammed off from the drain, the longer it has to get into, expand and eventually seep right through cracks in the membrane.

Removing ice dams means that you ensure that there is a clear path for the water to exit the roof. According to the National Roofing Contractors Association, water should not be on your flat roof for more than 48 hours.

In the winter time this means that water needs to be able to flow toward the drain and off the roof. You won’t be able to keep off the water in the bottom most layer of snow, but as soon as it is free from the snow the water should have a clear path off your roof.


Snow Weight

Snow can be heavy. Wet snow in just below freezing temperatures can weigh up to 50 pounds per cubic foot, a little less than water, weighing in at 62 pounds per cubic foot. That can add up to a lot of extra weight for your roof to handle but with the right products and installation it should be up to the task.

This is one reason that we don’t like to install the less expensive, thinner membranes, as we feel that they just don’t hold up to the demands of our climate. Having a single-ply membrane, mechanically fastened roofing system also reduces the weight that the roof must support, as opposed to a ballasted roof (usually relying on river rock to hold the system down).

Roofs in Ontario are made to be able to support the weight of the largest snow fall in the last 100 years plus 40%, however there are a number of things which can affect this calculation.

If you have roofed over an existing roof the new roof will add weight and put your roof closer to the weight load limit, while replacing a roof with newer, lighter roofing membranes will further distance you from that limit.

Under normal circumstances there should be no fear of a roof collapsing unless significant weight has been added since the initial design of the building. The main concern is that the added weight will cause sagging and ponding on the roof which will need to be repaired in the spring by your flat roofing contractor.


Large Icicles

Not only a safety hazard, but often an indication that something on your roof is amiss, large icicles should be investigated as to their source and regularly removed.

Large icicles which reappear in the same places could be an indication of drainage problems which could cause damage to your roof. Whatever their source, large icicles, especially in highly trafficked areas, are a danger for people beneath them and need to be routinely removed to prevent injury and liability.


Final Note

While roofs in Ontario are made to weather our extreme temperature fluctuations and the weight of snow, it is always good to keep an eye on your roof in the winter time to make sure that it is functioning properly.

Small problems like ice dams can quickly lead to extreme ponding and added weight, and should therefore be dealt with as soon as they occur rather than waiting for leaks, which always indicate more extensive measures will be needed.

Be sure to get your roof inspected by a knowledgeable flat roof contractor at least yearly in order to maintain the integrity of your roof.

Contact Northern Seal today to schedule your yearly roof inspection, make repairs or quote a new roof!