Roof repairs are not intended to return a roof back to a new condition but repairing a roof will help extend the time interval between roof replacements. Roof repairs should be made if the repairs can prevent, reduce or eliminate water from entering into the roof system.
There are usually two reasons for performing repairs:
- A leaky roof needs immediate attention in order to prevent damage to insulation, ceilings, flooring, and walls, etc.
- Preventative repairs will extend the life cycle of a roofing system. A roof inspection is how you find issues which can be repaired to prevent future issues.
There are limitations to the repairs which can be made to a leaky roof. Most leaks can be traced to penetrations and flashing (vents, stacks, AC, etc.). Leaks can be difficult to find and sometimes more than one attempt may be necessary to solve the leak. If more than two attempts are made and water is still coming in, the roof will then be water tested to try to pinpoint the source of the leak. The cost of water testing a roof may be a billable expense along with the cost of the third repair.
Repairs are not considered a warranty or a “leak-free” fix, however, if the repair does not fix the leak within a 90-day period, there is a product defect or an obvious flaw in workmanship, the repair will not be charged to the client.
Condensation can appear to look like a leak in a roof system, even after an active leak is fixed. Wet insulation from the leak area can remain wet and therefore the roof deck in this area may not be properly insulated which can lead to condensation. Condensation can occur during periods when the temperature is cold and then warms up or there is a period of high humidity. This is especially true with metal roof decking where the insulation has a vapor retarder in the insulation. If condensation is determined to be the cause of the ongoing leak, the wet insulation will need to be removed and replaced to solve this condensation problem. Condensation can be determined by exposing the decking to look for water droplets or as some call them, “sweat beads”, similar to what you see on a cold glass on a warm, humid summer day.
Finally, in certain cases, such as repairs on metal roofs around skylights, hoods, stacks, etc. where water sits or ice and snow build up, more frequent repairs might be required or a more costly repair advisable.