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Fundamentals of Roof Lnspections by William M I d first tects issue 88 Fundamentals of Roof lnspections by William M. Easterly When the condition of a plant roof ates areas of special vulnerability on condition and have a clear water- is ignored, it can be expected to fail the roof. Shoddy details are the weak flow path. The flashing of drains, before it reaches half its designed life. link in roof system performance and downspouts, Butters/ and scuppers Deficiencies in the roofing system should not be tolerated. Typical should be in good condition. can result in wet insulation, which examples of poor design details in- Vents and projections should have causes loss of insulating quality, clude lack of adequate expansion flashings and counterflashings se- damage to decking, and leakage. The joints; inferior light gauge structural cured in place and intact. Counter- economic burden of such neglect is steel decks; penetrations through roof flashings should slope to prevent generally many times the cost of an ponded water. Projections such as ongoing roof maintenance program, stacks, vents, hoods, domes, and especially if the program includes umbrellas may be conductors of wa- regular inspections. ter because of design or deterioration; The roof should be inspected in the they should be in good condition and spring and in the fall after the leaves properly anchored. have fallen, when it is dry and surface Areas near mechanical equipment temperatures are less than B0 F. lt should be checked for leakage, vapor also should be checked after any condensation, i nadequate wal kways, severe wind, rain, hail, or snow and deteriorated or improper curb- storm. ing. Pitch pockets should be exam- Loose Flashing ined for filling. INSPECTION PROGRAM for equipment (vents, fans, etc.) with- Flashings and counterflashings at The intent of roof inspection is to out proper flashing; change in direc- parapet walls and around roof edges find irregularities that make the roof tion of structural decking without ad- and projections should not sag/ sepa- susceptible to damage. The investi- justment in flashing; and inadequate rate from the wall, buckle, crack, or gation should cover roof history, slope designed into a flat roof. show signs of weathering. design, current problems, testing, Drains and scuppers should be Cant strips also should be checked and evaluations. placed at the proper location and for any signs of deterioration. height and should not be clogged. Parapet walls should be checked DESIGN DETAITS The drain assembly, including the for cracks, open coping joints, or lmproper or careless design cre- clamping rings, should be in good deteriorated or porous mortar joints. volume 6 number'l copyright Hoffmann Architects 1988 Built-up roofing systems should Debris on the roof may include Ponding and drainage problems, be checked for these additional sawdust, grain dust, sand, oil, grease, typically evidenced by standing wa- items: chemicals, solvents, vegetation, tree ter, result in softness or sponginess of Surface gravels should be firmly limbs, branches and leaves, or other the roof materials. ln addition, adhered to the roofing membrane. materials that can contribute to the ponding encourages growth of fun- Al I igatoring or cracki ng of the smooth degradation of the system. gus or discoloration of the stone and roof surfaces, or exposed felts should degradation of the surface. be noted. The roof membrane should Taking a Roof History Leakage problems should be also be examined for curling, buck- - tracked with a log that outlines the ling, fishmouthing, and blistering. location, intensity, and weather con- Blistering and ridging indicate seri- ditions during the leakage. ln evalu- ous problems. ating and correcting current prob- Cracks and splits allow moisture lems, the following questions can into the roofing system. Evidence of help pinpoint the source of the prob- previous repair in a problem area lem: should be noted, as well as the near- Has the roof leaked in the past? est expansion joint and its direction Where does it leak now? relative to the troubled area. What preventive maintenance or , Expansion and control joints repairs have been done on the roof should be in good condition, as well recently? asseam laps, flashing, cantstrips, and Does the leak occur as soon as the membrane. ln addition, it is good rain starts, despite wind intensity or practice to check for any dryness, direction? brittleness, or splitting of bellows Does it occur after the rain starts material. but while it is still raining? Lap seams should be inspected for Does the leak stop immediately dried and brittle edges and felt ends. after it rains, or does the roof contin ue Loss of aggregate coverage and loss of to leak for extended periods of time? mineral surfaces on organic felts The interior of the building should occur with dryness. be checked for the following: Bare felts and wrinkles indicate a Leaks on the underside of roof generally poor surface condition. decking, along vertical walls, Spots where the membrane shows around columns, and around through the gravel and the edges of equipment attached to or roofing felts are no longer bonded extending through the roof together or are raised should be care- Discolored ceiling tile, rust spots, fully checked. peeling paint, warped or spalling deck material CURRENT PROBTEMS Straightness of walls, columns, and The condition of the roof system is cei I i ngs also indicated by more obvious signs Erosion occurs where water falls Sagging roof structure. of deterioration: continuously on the roof, such as The building's exterior perimeter Falling objects such as tree limbs, around any open downspouts and should be checked for the following: debris blown from high to low roofs, open-ended condensate drains from Cracks, openings, deterioration, and copings and capstones falling from the cooling equipment. The condi- loose mortar in coping and joints parapets, and materials or tools tion includes the displacement of Separation of termination points dropped by workers can perforate the aggregate and the wearing of cap Splits or tears in flexible expansion roof's surface. sheet and felts. or control joints 2 Cracks in mortar, brick, or masonry service. As long as the insulation is not be corrected through repairs. lf Plumbness of walls dry and the substrate sound, only blistering of the membrane is severe, U nnatural configuration and minor repairs and maintenance are again the only solution may be total looseness of overhangs, fascias, required. replacement. Other conditions that cornices, Sutters, and down- lf the surface condition of the roof require immediate attention include spouts. looks bad, but there is no evidence of loss of the roof systems insulating leaks, the roof may be nearing the value and dead load design viola- TESTING end of its effective life. Expert advice tions. Under these conditions, the lf the roof is leaking internally, it is should be sought as soon as possible roof membrane must be replaced advisable to test for moisture content for analysis. even if the insulation retains its ther- of roof insulation. Nondestructive A roof that shows evidence of ridg- mal integrity. testing equipment scans the roof sur- ing, butdoes not leak, willsoon leak. And if the roofing system is ap- face to monitor the condition of the lf the flashings are in questionable proximately 20 years old, itshould be i nsulation. lnfrared or nuclear testi ng condition, but other conditions are evaluated by an expert. Complete is most reliable for base scanning; acceptable and there is no wet insu- replacement may be required. other methods can be used for de- lation or leaks, flashing should be re- tailed verification. paired immediately to keep water This article is reprinted from the July from entering the roof system. 9, 1987 issue of PLANI ENC/NFER- Once a roofing system has lf the roof leaks, wet insulation lNG, with permission of the author been properly Ínstalled, it must be replaced. lf the wetness is and the publishers. confined to a small area, or if a large must be inspected and main- tained. When inspectíons Wílliam M. Easterly (Retìred), are regular, small defects can Project Manager of Corporate repaired Facil ities, Planni ng, & be detected and Development, Rexnord, before they turn ìnto major Brookfield, Wl failures. lournal is a publication of Hoffmann Destructive testing typically in- Arch itects, special ists i n investi gative volves cutting into the roofing system and rehabil itative architecture/engi- for physical analysis of insulation, neering, including the analysis and barrier, and decking. The extent of solution of roofing, masonry, glazed water damage, deck deterioration, SPlit curtain wall and structural problems. are located at 3074 Whit- and structural dead load capacities wet area is confined to one location, Our offices ney Avenue, Hamden, CT 06518 can be determined from the examina- the insulation can be replaced in Phone (203) 28l -4440 and 1 Bl 6 Sher- tion. lt is a good idea to use independ- those spots only. man Street, Hollywood, FL 33020, ent service compan ies for testing roof lf the flashings are water tight and (30s)-922-1 205. systems rather than those associated the roof shows signs of degradation with roofing manufacturers or con- from previous repairs, or if the roof We welcome contributions to HNJ tractors. leaks and the flashings are in bad from our clients and friends. Please condition, the insulation is probably send news and technical information EVATUATION wet and must be replaced. to Peter Borgemeister, Editor, lf there are no leaks, the condition lf flashings are open and ridging Hoffmann Architects/Journal at the of the flashing system is good, and the and splits are in evidence, the roofing Hamden address. Address changes and additions to the mailing Iist should overal I appearance ofthe roof reveals system may need complete replace- be sent to Patricia Spiegelhalter ín no serious problems, proper mainte- ment.
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