Staying Ahead of Water Damage

Water damage on your commercial property can sometimes be difficult to catch before it is too late and has already caused significant damage. The best preventative measure to combat water damage on your commercial roof is routine inspection and maintenance. My article in May 2018, “Commercial Roofing Maintenance Plans: A Proactive Approach," details the best maintenance plans to avoid costly roofing repair and/or replacement. There are several signs, both large and small, to look for in order to prevent water damage on your commercial roof. 

Four common areas to inspect for water damage.

There are four areas to regularly inspect for problems. Promptly taking care of any issues found will help you stop leaks before they become a larger problem of a water-damaged commercial roof. These are items that you can inspect or the person that is handling your roof maintenance plan can inspect.

1. Gutters that drain off your roof: Seeing a large amount of roofing granules in your gutters could be a sign that your roof shingles are deteriorating. When your gutters are full of debris, the water doesn’t have any way to drain so it may start backing up onto your roof and create a standing water issue. 
2. Drains and dips on a flat roof:  If you see standing or ponding water on your flat roof then there is a problem. After a rainstorm, water should not remain on your roof for longer than 48 hours. When your flat roof does not drain properly or has developed dips in the roof collecting water, your drainage system is not working properly and your roof may start leaking soon. One square foot of ponding water weighs roughly 5 pounds per inch depth of water. This extra weight can quickly cause roof leaks and water damage. After 48 hours, if water is still on your roof, it will start sinking into your roofing system. This can cause water damage, leaks, mold and structural damage.
3. Flashings around the edge of the roof and interior areas such as chimneys: Flat roofing systems are made to expand and contract as the temperature changes throughout the year; the flashings around the edges can often tear, break or deteriorate. If the flashing does become damaged, the edges of the roof will not be covered. Exposure to the elements, including wind, can make damage to the flashing worse and allow water in, which will lead to a leak and water damage.
4. All roof penetrations on your roof: Penetrations on your roof include pipes, drains, vents, hot stacks, windows and other items from HVAC units, conduits, gas lines, electrical, and plumbing. Anytime your roof system is penetrated, that area can be prone to leaks. When the roofing system is installed, each item needs to be properly secured and kept water-tight with flashing, field wraps, rain collars, pipe boots or pitch pans. These areas need to be inspected each time your roof is inspected as part of the roofing maintenance plan.

Three major signs that your commercial roof may have water damage:

1. Missing shingles, gaps in seams and failed flashing: As the first layer of protection against moisture and other water damage, your shingles and, therefore, your commercial roof need regular inspection and maintenance. When shingles are missing or broken, there is the possibility that water can get in (or may already have). There might also be gaps in the seams which could allow water to trickle into the ceiling. Inadequate flashing is also a common cause for water damage. These are the parts meant to seal the areas of your roof that are connected to other structures, such as the chimney or HVAC units. If the flashings don’t perform properly, water can leak around them. A licensed professional should check all of these conditions right away.
2. Bubbles or blisters on the roof surface: Your commercial roof surface should look smooth and undisturbed. If you notice bumps or blisters, itis a sign that water has been trapped underneath. This is likely due to the insulation becoming wet and expanding as a result of improper application. When this happens, it allows water to seep into the roof and can lead to potentially harmful conditions, such as mold, bad odors and mildew. These issues can affect the health, safety and comfort of your employees and their productivity.
3. Ceilings that are stained, peeling, or bowing from added weight: Peeling paint, discoloration, or changes to the shape of your commercial ceiling are visible to the eye. These problems need to be addressed immediately. A sagging roof is an especially serious sign that your roof cannot bear its own weight. Built-up moisture, a condition that will eventually result in roof failure, can sometimes be a cause. A foul odor or stained ceiling means that water has been soaking on your roof for some time. These problems are typically caused by water that has gotten in through your commercial roof and is now sitting on top of the drywall. Some factors that can produce these problems include ponding water, clogged gutters or drains, and ineffective flashing.

What to do once water damage and leaking is found.

First, minimize the interior water damage in the building. Clear the area of people, equipment, and supplies. If there are large machinery items or other equipment that you cannot relocate, cover them with plastic to protect them from the water damage. Once the area is clear, make sure to provide a place to collect the water if it is dripping or gushing into the building so it is not collecting and causing more damage to the floor or making an unsafe work environment. 

Next, mark the point-of-entry of the leak. When the roofing contractors and insurance agents come to inspect the building for the water damage and leaks, it is important to show them exactly where the water is coming into the building. You can simply mark the area with tape on the ceiling or the floor. It is best to complete this step while the leak is occurring; use tape that is waterproof and will stay in place even after getting wet. If you do this after the area has dried, you may miss an area and not realize that it has not been taken care of by the roofing contractor until the next time it rains.

Do an in-depth inspection for leaks all over the building. Hopefully the leak found is limited to one area. But, there is a greater chance that this is not the case and that you will find more leaks in your commercial building. Keep in mind that once the weather clears and water dries up it will be even more difficult, if not impossible, to find other leaks. It is important to search your commercial building while it is still raining and the first leak has been identified.

What about water damage when there is no rain?

When you suddenly have a leak or water damage and it has not rained in several days or longer, there are a couple of areas that you should investigate to find out the cause. Plumbing from bathrooms, kitchens and even sprinkler systems can also cause leaks and water damage. Rooftop HVAC and air-conditioning units, when not properly installed, can quickly cause water damage in the hot summer months. Make sure to regularly inspect your plumbing and HVAC in your commercial building.

Remember: Routine inspection and maintenance is key.

In the end the key is to continue regularly scheduled inspection and maintenance of your entire commercial building. Your building's roof is an important part of that routine, one that has expensive consequences if ignored. If you are in need of assistance in any way, a professional roofing company with commercial experience is a quick call away.