Roof Maintenance Programs

GET THE MOST OUT OF YOUR ROOF SYSTEM

What do roofing manufacturers cover in their warranties? Almost everyone needs more clarity here. Many owners and property managers are under the misconception that because they have purchased a roof warranty, they do not have to perform maintenance on the roof system. Nothing is farther from the truth.

The Manufacturer’s warranty is not a maintenance agreement or an insurance policy. The main purpose of the warranty is to repair a leak caused by any faulty materials, or improper installation of those materials by the original approved roofer. The manufacturer’s responsibility is not to prevent roof leaks but to repair any warrantable leaks after they occur. Problems that do not fall under their written terms, are “not covered”.

The owner must take responsibility for maintaining the roof to avoid the possibility of voiding the warranty. The analogy is that of a warranty on a new car requiring maintenance in order to keep the warranty valid.

The following items are covered under most standard roof warranties:

• Defects in the roofing system components.
• Workmanship of the original contractor.
• Wind damage, but usually limited to 55mph

The following items are generally not covered:

• Damage caused by weather events included but not limited to lightning, hurricanes, tornadoes, earthquakes or most winds above 55 mph
• Acts of war, vandalism, or civil disobedience.
• Alteration of the roof or installation of structures, fixtures or utilities on or through the roof system.
• Exposure to any commercial, industrial solvents, acids, caustic fluids, oils, waxes, greases, absorbent clays, bleaches, animal fats or other harmful chemicals.
• Traffic or storage on the roof system
• Insects or animals.
• Deterioration or failure of the building substrate, including but not limited to: substrate, walls, HVAC units or mortar
• Changes in building use or purpose.
• Repairs made with materials not provided by manufacturer.
• OWNERS FAILURE TO REASONABLY MAINTAIN THE ROOF SYSTEM.
  (This exclusion is in virtually every manufacturer's warranty.)

Reasonable maintenance consists of the roof system being inspected twice a year especially after storms. Other maintenance items can include but are not limited to, debris removal from drains and roof surfaces, securing loose counter flashings, skylight attachments, damage to membrane etc…

As you can see the items not covered in the warranty are numerous. As an owner or building administrator, it is confusing to say the least. The main thing to remember is that your roof is one of your greatest assets, allowing you to do what you do best. But it can also be your biggest liability, inhibiting its function or when selling. If no maintenance is performed and the roof is in poor shape, any one doing due diligence will ask for a substantial reduction in price. However, if you maintain your roof and keep accurate records the roof will be more of an asset. Proper maintenance also reduces cost over the life of the roof system, extending it’s life, and help avoid major extra costs associated with neglect. Below is a graph comparing maintained versus non maintained roof systems.


Comparison of costs associated with having (blue) or not-having (red) a roof maintenance program. The spikes at 10 and 18 years reflect the end of the roof's service life and the need for roof replacement and/or significant repairs to large areas of the roof.


Mark Phillips, RRO
General Manager
MainSource Roof Management