A primary area of maintenance of any commercial roofing system are sealants and caulking. Often a sealant exposed to the harsh roof top environment will deteriorate before the roofing system has reached the end of it’s lifecycle. Ensuring that sealants are intact and doing their job is a great way to extend the life of the roof on you building. 

Whether you’re going to install your roof yourself or hire a roofing contractor, here are several things to keep in mind when planning your next roofing project.

There is no denying that metal roofing will leak sooner or later. But, whenever your roof leaks, it is too soon for you – especially when your inventory, shop, or supplies are threatened.

A well-maintained roof is as important to a building's integrity as a solid foundation.  It is the first line of defense against weather and all of its extremes.  An EPDM (rubber) roof stands up well to the abuse it may experience, but, as with all types of roofing, may suffer damage.  You should inspect your EPDM roof at least twice a year, preferably in the spring and fall.

Begin UNDER the roof.  Look for signs of leakage such as stains on walls.  If the roof deck is metal, inspect for rust.  Note the location of any possible problem.  When you are up on the roof, you will want to inspect those areas with extra care.

Up on the roof, take an overview first.  Note any debris or water ponding.  As you begin your closer inspection, take note of these things:

• Soft spots.  These could signal moisture in the decking or insulation.
• Separations, wrinkles, or openings - especially around laps (where one sheet of the EPDM overlaps another) and perimeter flashing. 
• Cuts, punctures, or tears.
• Raindrop-size moisture spot.  If there is moisture in the substrate, the warmth of the sun can draw it out through a pinhole in the rubber.

Areas of particular concern:

• Seams
• Roof-wall junctions
• Vents and other penetrations (where something is sticking up out of the roof)
• Areas with roof-mounted equipment, especially if repair or service personnel have visited.  Check for spills and damage caused by dropped tools.

These problems with EPDM roofs should be kept in mind when performing your inspection:

• Shrinkage of 1-2% is common.  This can add up to several feet over a large roof.  This will show up at roof edges and seams.
• Uncured rubber used as flashing.  Older roofs may have this issue.  The uncured rubber is easier to mold, but becomes brittle.
• Chemical damage.  Grease, animal fats, and petroleum solvents compromise EPDM.
• Direct steam venting from HVAC equipment can cause damage.

If your inspection turns up any problems, it's time to contact a roofing professional.  Repairs done by someone without the proper knowledge and expertise can create even worse problems.  A patch or seam repair done with the wrong kind of adhesive will degrade the EPDM.  An amateur roofer could inadvertently cause rips or tears with his tools.   A trusted professional roofer will advise you on repairs or, if necessary, replacement of the roof.  There are many options available.  A full tear off of the damaged roof may not even be necessary.  

Any material that covers flat roofs has a life-span. The main job for this roofing material membrane is to keep out water. Even on a flat roofs, there is a slight tilt or camber. The tilt rolls the water into a gutter and through a system of down spouts. On commercial buildings, if this simple process fails, you are going to have a big problem. 

According to  The National Association of Commercial Roof Inspectors , "The average life expectancy of these roof systems has been indicated to be 15 years." Many leaks are the failure of installation or maintenance. Even when leaks are not obvious, any water that  enters under a flat roof remains and rarely dries. Roof materials, then, degrade and further damage insulation below the membrane - leading to yet more damage.

Perhaps, not surprisingly, any roof system should be inspected just after installation to confirm the quality of the work and related liabilities. A close inspection should follow any and every major wind, rain, or hail event and routinely every 3 to 5 years after installation.

You might want to act faster or more frequently if your roof has certain characteristics:

• Rolled materials all have seams that are susceptible to cracking and lifting. 
• Most systems installations do not reinforce flashing material.
• Most are glued or heat-mopped.
• Some curbs and stacks are not customized, nor are scuppers and parapets.
• Most installations charge for extended warranties because there is little or no coverage for damage from standing water or consequential damage.

Give some thought to a pre-fabricated single-ply system, custom-manufactured for your location under factory-controlled conditions. It eliminates on-site installation failures, especially around edges, curbs, and drains. With installation time significantly reduced, business operations are not interrupted. Architects and engineers can plan on panel sizes, shapes, and colors. Durable, energy efficient code compliant, and warranteed,  the expense makes great sense to any cost-conscious business d ecision-makers.