The decision to re-coat your flat roof or just make repairs or replace it with a new roof is always a difficult one. No one wants the expense of a new roof, while at the same time they also do not want to deal with a leaky roof and the subsequent water damage that may result.
You may be in a quandary as to what to do and the longer you wait the worse things are going to get as the roof deteriorates. Customer experience has shown us that the sooner you deal with a problem, the better off you are. Repairs will cost less and even if you plan to re-coat your flat roof, cleanup and repairs prior to re-coating the roof is going to cost less as well. The point of this message is deal with the issue right away and if you do not have the expertise, hire a professional to come and take a look at your roof to make recommendations.
Once you have the facts, then you can make a much better decision regarding what action you should take. You may even want to ask for several opinions from several different companies before you make a decision. Dale Enterprises Group is a flat roofing company that has an excellent rating with the BBB and will provide you with an assessment and recommendation regarding the best course of action to take.
Arrange for a Professional Evaluation
You may already have a leak in your roof, or you are concerned about a crack that has appeared on your roof. Water and debris is staying on your roof and the gutters look like they are not doing their job. A professional evaluation is the best course of action and you might arrange for them to also clear the gutters at the same time to make sure that water is properly draining off the roof. Anytime water stagnates on a roof for any period of time, it is a potential trouble spot.
Ask for a recommendation as to the best course of action and also ask for estimates for repairs, re-coating and replacement of your flat roof. If a repair appears to be the best approach, ask how long you can expect this repair to last. Although flat roof companies may be reluctant to estimate how long the roof will last when repairs are done, and probably will not put it in writing, they may be willing to giver a verbal estimate to you. The problem with older roofs and repairs is that you can not always tell what condition the roof is in without tearing it apart, so many companies are unwilling to provide estimates in this case.
Check for Leaks & Damage
Obvious cracks in the roof are likely leaking water through the roof. Annual checks will allow you to find potential trouble spots prior to leaks actually occurring. You can decide to re-coat, repair or replace your flat roof coating at that time.
A professional evaluation may also include infrared thermography to evaluate a roof. Ensure that the roof surface is dry and then take infrared pictures of the roof. Wet insulation and wood under the roof surface will show up as they emit heat longer than roofs that are completely dry. If you are concerned about leaks or how far the water has progressed this is a great way to make that assessment.
Decision – Re-coat, Repair or Replace
This is always a difficult decision. No one wants to spend money they do not need to. At the same time no one wants to deal with water leaks and major repairs that may be needed when a leak is not dealt with in a timely manner.
Once you have the evaluation from several flat roof companies and their estimates, you will be in a position to make a financial decision regarding the best course of action taking into account your personal finances, the impact on your business and the cost of money.
Sometimes a repair is much more attractive than a re-coat just to get those few extra years and avoid impacting your cash flow in the current year. What works for one company may not for another etc.
Other Considerations
- Temperature – is always a factor. Flat roof repairs and re-coating is always more difficult in cold weather, sometimes impossible.
- Dry, No Standing Water – Always try to make sure that there is no standing water buildup. Keep all gutters clear of debris. Low spots may need a siphon to remove water from the roof.
- Sweep All Dust – accumulations of dust and debris are just problems waiting to happen. Keep your roof clear as much as possible.
- No Rain for at Least 24 hours – if you plan to re-coat, there should be no rain for at least 24 hours and if you are evaluating your roof using infrared technology, the surface of the roof should be dry.
- Repairs to Gutters and Flashing – Whether you repair, re-coat or replace your flat roof membrane, don’t forget to also bring the gutters and flashing up to the proper standard as well.