Such as life, even your roof has a finite lifespan and eventual expiry date. The best thing you can do is have a good understanding of your roof’s timeline so you can plan for the future and balance your budget.
Commercial roofing systems require significant capital investments and much like a car or a boat, the investment instantly begins to depreciate. Building owners understandably want to get the most out of a roof and the expectation is that the roof will last around 20 years. However, the first step in caring for a roof and helping it “live” as long as possible is to understand the typical lifespan for a commercial roofing system.
0-3 Years
The Honeymoon Phase
These are the years when a roof is at peak performance. With the exception of unforeseen damage to the roof structure from a major weather event or human actions, the first few years of a roof’s life cycle are generally worry-free. Even so, annual inspections are critical even when a roof is considered “new.” Inspections verify that everything is as it should be, and stop any damage – say from foot traffic, maintenance crews, or weather – in its tracks.
3-5 Years
Preventative Maintenance Phase
It is easy to fall into an “out of sight, out of mind” mindset when it comes to a commercial roof. However, preventative roof maintenance is necessary; detecting and correcting problems early can make a significant difference in the ultimate lifespan of a roofing system. Even a well-constructed roof can require minor repairs early on, especially if it is exposed to human foot traffic or extreme elements. During this stage, it’s important for your roofing partner in particular to inspect the flashing and to replace any caulking that may have deteriorated in the elements.
Property and facilities managers should be familiar with all warranties associated with the roof, as well. Many warranties require regular roof inspections and preventative maintenance and can be voided if those terms are not met.
5-15 Years
Ongoing Maintenance Phase
With each passing year, the roof is subject to greater vulnerability; with regular inspections, you can respond to damage or defects early and save a host of headaches down the line.
At this stage, it is also important to check the roof after major weather events to help prevent standing water and leaks. Clean scuppers and roof drains or debris and check flashings and caulk regularly. This type of work can be handled by building maintenance staff. As they spend more time on the roof, staff will become more familiar with the structure, allowing them to spot problems.
Look out for these common problems:
- Worn or cracked caulk
- Signs of mold
- Algae in standing water
- Damaged flashing
- Salt deposits
- Cracked masonry
Pay close attention to:
- Discoloration
- Seeing sunlight
- Compressed or damaged insulation
These types of issues become more prevalent with age. When a maintenance team member spots any of these signs of damage, a professional contractor should be brought in immediately.
To be prepared to respond to an aging roof, ongoing maintenance should be built into the budget at the five-year mark. A safe estimate is about $750 per repair. Some repairs will cost more, others will cost less; but $750 is a solid average.
15-20 Years
Re-Roofing Watch
The average lifespan of a commercial roof is around twenty years, but there are a number of factors that determine just how long a roof will last. Roofing materials, workmanship and ongoing maintenance all make an impact. Even so, no roof lasts forever and at this stage of the lifecycle, building owners should at least be aware that the need to re-roof is likely coming.
It is a worthwhile exercise to calculate the estimated cost of ongoing, major repairs against the cost of replacing the roof. For example, patching and other “spot repairs” can stop water from leaking into workspaces or living spaces below, but at what cost to the building itself? Leaks can cause mold, mildew, structural rot and other issues that make roof replacement even more expensive if the entire deck must be removed and replaced as well.
No commercial roof can last forever, but understanding the typical lifecycle of a commercial roof, working with a commercial roofer for regular inspections and keeping the roof properly maintained can help that roofing system last as long as possible.
