What’s the point of commercial fat roof maintenance plans? Most commercial roof systems in Colorado are designed to last 20 years or more. Commercial roofing contractors in Denver will give you a product warranty somewhere in the 20-year range. With long term warranties like that, why bother worrying about your roof in the ensuing two decades? If something happens, you’re covered, right? Well, maybe not.
There are many types of roofing materials from asphalt shingles to standing seam metal, TPO, EPDM, liquid applied roof coatings, etc. For pitched roofing systems (usually shingles or metal), maintenance is less of an issue. So in this article, we will only discuss flat roof single-ply membrane systems – the most common of which are TPO and EPDM.
Flat roofs for commercial buildings are expensive. The cost of a new 10,000 square foot commercial flat roof in Denver averages more than $42,500. TPO, EPDM, and PVC systems, all run close to the same price. Much like buying a luxury automobile, you pay for a high-quality product from a reputable dealer and rely on your warranty if anything unexpectedly goes wrong.
Your vehicle comes with a bumper to bumper warranty and long-term warranties on certain items. But failure to maintain the car can significantly hinder performance and life expectancy. Without proper oil changes, tune-ups, brake pads, etc, it can also invalidate the warranty. Much like your car warranty, your flat roof warranty can be invalidated. Failure to perform certain maintenance and upkeep will certainly void your roof warranty. See our commercial roof maintenance checklist article for more info.
Consistent roof inspections and maintenance are surprisingly inexpensive. They can also maintain the reliability of your commercial flat roof and its warranty in a simple, cost-effective way. This is especially important when compared with the unpleasant surprise of having to spend thousands of dollars on a new roof system.
Commercial Roof Warranties
Virtually every commercial flat roof in Colorado comes with a warranty. Make sure you review yours carefully. It may have exclusions or caveats that impact the lifecycle cost. There are many flat roof components and some roof product warranties specify who can or cannot maintain or repair those components. Others feature exclusions for ponding water or winds above certain speeds. Others may be voided if used by certain industries or in specific buildings. You need to evaluate what the inclusions, exclusions, and stipulations are, and what sort of out-of-pocket costs that could lead to for you.
Most commercial roof warranties also have specific roofing maintenance guidelines. These guidelines must be followed in order to keep the warranty in effect. Failure to follow these guidelines can invalidate your warranty. In some cases, enrolling in a commercial flat roof maintenance plan with a qualified Denver commercial roofing contractor can actually extend your warranty. Here is an example of a common commercial warranty.
Roof Maintenance Programs
As you can see, keeping your roof maintained for the long term is very important. So what does commercial flat roof maintenance look like?
Most Colorado commercial roofing contractors will offer some type of maintenance plan for commercial flat roofs. Typically they include regular inspections, cleaning, and maintenance to prevent premature roof aging and damage. Enrolling in a maintenance plan is a good investment and an easy way for building owners and managers to ensure their commercial roof remains under warranty and in excellent condition.
These plans tend to be inexpensive relative to the value provided. That’s because these plans offer a “foot in the door” for commercial roofing companies. They get to know you and your roof and will be there when you need more serious work done or when you need a new roof. It’s actually a good deal for both parties.
A typical commercial roof warranty requires at least one roof inspection to be performed a year by an authorized roofing contractor. During the yearly inspection, the inspector will check for not only current problems but areas that could turn into problems in the future. This allows repairs to be made before they grow larger and become more costly.
A good maintenance plan will go a step further. It will provide for cleaning your gutters, mending and/or re-caulking flashing, and performing minor repairs for the cost of the program. Having a service team visit your roof regularly not only gives you peace of mind, but it expands your roof’s lifespan and keeps you within your warranty guidelines.
In addition to scheduled maintenance, it’s even more important to have your roof maintenance team inspect your flat roof before and after severe weather such as tornadoes, thunderstorms, hail or winter storms. This is to make sure any damage from the weather is minimized and that any insurance claims can be made within prescribed time limits.
Cost of a Maintenance Plan
The cost of your maintenance plan is determined by the square footage of your building. On average, the basic commercial annual roof maintenance program includes the following 2x per year.:
- Roof inspection
- Cleaning of gutters and drain baskets
- Inspection report
This basic maintenance plan will cost an average of about $0.03 per square foot. So for a 10,000 square foot roof that would be $300 per year. Anything more than the basic roof maintenance will need to be quoted by your maintenance program provider. Keep in mind that if your roof has special circumstances such as the condition, layout, lack of access, etc it can increase your price. It is usually best to have a contractor look at your roof and provide a custom quote for your maintenance plan.
So for a $300 yearly payment on a 10,000 square foot roof, you can get two scheduled inspections from your contractor and forget about it for the rest of the year. This can extend the life of your commercial flat roof in Colorado and can save you thousands in the long run.
