FLAT ROOF COATING MAINTENANCE

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Roof sealing is a vital part of protecting your flat roof from the elements and extending its lifespan.  Generally, a good quality flat roof is expected to last about 10 years.  With proper coating, it can last much longer.  Sealing is a great way to extend the lifespan of your flat roof and reduce the number of repairs it may need.

Common Roof Leak Points – and Why it’s Important to Seal Them

Water is the bane of all types of roofing.  It doesn’t matter if you have a flat roof, hip-and-valley, gable, shed or low-sloping roof.  If there’s a way for water to get in, it is a 100-percent certainty that it will penetrate the roof structure.  The latter roofing styles predominantly have water issues around penetration points – such as chimneys, vents, utility pipes, and any point where a sloped roof surface meets a vertical surface such as a wall.

Your flat roofing contractor likely will have installed a variety of protective equipment to safeguard against water problems.  Necessary hardware around penetration points includes flashing, rain collars, wraps and flexible rubber pipe boots.  Bear in mind: flat roofs are not truly flat.  They usually are designed with an almost imperceptible slope or pitch to ensure they shed water towards drain points.  It is important to ensure your flat roof does not leak.  Even a small amount of water penetration can lead to expensive damage to your attic and ceiling, ruined insulation, mold, and a host of other unwanted problems.  Water damage can lead to the need to replace your flat roof.

Why should I coat my flat roof, are there benefits?

The biggest benefit is flat roof coating for ponding water problems.  A flat roof coating will help minimize and prevent water leaking when it does pond because the drains are clogged.  Other benefits that flat roof coating provide when it is properly applied include:

• Flat roof coating extends the lifespan of the roof by reducing the heat transfer to the building’s interior during the summer.  Reapply flat roof coating every five years will extend the life another 10 years.
• Flat roof coating reduces the thermal shock with temperature variations that cause random contraction and expansion of the original roofing membrane.  This keeps the membrane from wearing out faster.
• Flat roof coating can reduce energy costs as it reflects the UV rays by 80% on average.
• Flat roof coating can be applied during business hours without any effect on business, employees, or customers.
• A flat roof coating will reduce maintenance costs.

How often should you coat a flat roof?

To maintain the original roof’s integrity and extend its life, a flat roof coating is recommended about every five years.  If monthly inspection finds any issues, a new flat roof coating may be needed sooner. This is usually caused by various extreme weather conditions.

How do you seal an old flat roof?

If the goal is to avoid a new roof for a little longer by applying a flat roof coating, any asphalt patches and silicone caulking should be totally removed.  he patches and seams should be refilled with roofing caulk then self-adhesive.  Next, butyl roofing tape should be applied to any seam or tear that the caulk can’t mend. Once this is all in place, the flat roof coating can be applied.

Can metal be used on a flat roof? Can you coat metal?

Yes, metal roofing is used with success, especially aluminum roofing for coastal regions, which is cheaper than copper or zinc choices.  Steel is the most affordable of metal materials used on commercial structures with flat roofing or sloped roofing.  It also offers great benefits when it comes to durability and energy efficiency, along with being environmentally friendly with its recyclability.  The benefits of metal roofing can be extended even further with the application of a flat roof coating.

When to Coat a Flat Roof

The main reason to recoat a flat roof is for water protection.  If ponding does occur, the roof can leak and cause more damage inside.  It’s worth resealing the roof every five years or so to avoid water damage. However, the following factors may often influence the frequency of roof coating:

Roof Style

For flat roofs, regular roof sealing is absolutely crucial since they are at high risk of ponding.  So, the surface has to be perfectly waterproof to prevent leakage of water into your building. Even the smallest of leaks should be dealt with promptly to prevent any water damage.  Typically, a flat roof left unsealed can have its lifespan reduced by up to 50 percent.  Sloped roofs, on the other hand, do not need sealing as often since water can run off more efficiently and is less likely to pool.

Your Local Climate

Harsher climates call for more frequent roof sealing.  Rough weather can break down the sealant much faster than climates without intense sun, heat, or rain.  Areas with high winds may also have tree branches and other debris scratching or damaging the roof.  Moreover, repetitive cycles of rain and sunshine can cause the sealant to expand and contract quickly, causing it to need frequent recoating.

How to Tell When a Flat Roof Needs Coating

It’s important to seal flat roofs as a pre-emptive measure instead of waiting for leaks or ponding.  Any signs of leakage, ponding, or structural damage indicate your roof needs coating.  But even if you don’t notice such signs, a flat roof should be sealed every five years to safeguard it from water damage.

Overall, roof sealing is a very critical part of keeping your flat roof in great shape.  If you have a flat roof, you need to be vigilant about having the roof inspected annually.  However, resealing won’t solve major issues.  If the roof is damaged and needs repairs or replacement, it’s better to not waste money on coating the roof but fix the problems.