Preventative Maintenance

Preventative Maintenance2021-01-08T00:06:04-06:00

OSR Roof Maintenance and protecting your investment

You have a roof with a Manufacturer’s Warranty!  Does this mean we will not see you for 20 years?

Since your roof is not visible to you as you arrived today, has your roof become out of sight, out of mind? Regular maintenance on your roof is as important as changing the oil in your car. Without routine maintenance, your roof, like a motor will begin to breakdown costing you money sooner than you think. Many building owners neglect this preventive maintenance work until it is too late, and replacement becomes their only option.

Regular inspections and maintenance are part of owning a building. Electrical and plumbing systems, elevators, and sprinkler systems are just a few examples of building elements that must be inspected and maintained regularly. Responsible building owners would never delay or neglect maintaining these systems, because they want to ensure they are performing properly and address any potential issues. A building’s roof is no different; it requires periodic inspections and preventative maintenance to ensure it stays in good condition.

Fill the form below or call us at 847.255.3600 for information on one of our maintenance plans that will be personally designed for you and your properties needs.

Frequently Asked Questions

Why should I inspect and maintain my roof?2021-01-07T19:22:17-06:00
  • An active roof maintenance program ensures and extends the longevity of your roof system
  • Fact: There is no such thing as a maintenance-free roof (regardless of the length of your warranty).
  • No other single building component is more critical to the smooth operation of your business and potential losses resulting from a failed roof system are staggering.
  • Roof inspections and maintenance should be performed regularly, routinely, and accurately recorded in writing.
  • Roof maintenance and inspections are required by manufacturers to keep warranties intact.
  • Regular roof maintenance and inspections are critical in preventing roof problems and keeping the roof in watertight condition.
  • Early identification and repair of roof problems will minimize repairs preventing premature failure and help provide a long-lasting roof system.
  • A roof system is arguably the most vulnerable part of a building’s exterior.
  • Ultraviolet light (the sun), wind, rain, hail, snow, and sleet all affect a roof system’s performance.
  • Less than 1% of roof failures are caused by defective roofing materials leaving installation, severe weather, damage from other trades and lack of maintenance the true cause
  • The total cost of your roof system is less than 5% of the total cost of your building yet it keeps the other 95% dry.
  • Investing in a preventative maintenance program is tax deductible
  • If roof insulation gets wet, wet insulation has no R-Value = waisted energy dollars
  • “The decision not to employ an aggressive roof maintenance program is costing owners between $0.10 and $0.15 per sq. ft. per year.” —Dennis Firman, P.E., U.S. Air Force
Who should inspect and maintain my roof?2021-01-07T19:22:42-06:00

All roof work should be done by a trained roofing professional… Our experienced team of expert roof technicians at O’Hara’s Son Roofing is your smartest choice for preserving the integrity of your new or existing roof for many years to come. In addition to being certified installers for all leading manufacturers of all major roofing products, all of the service included in our maintenance agreements and work on your building meets the required inspections, repairs, and authorization needed to keep warranties valid and up to date. Please note that Improper repairs could result in issues with warranty claims. Therefore, Proper repairs to a roof system is a must. All information and pictures are saved into our database, compiled into a report for you so it will be easily accessible at any time.

Are there any requirements by the manufacturer, and how do we keep the warranty in effect?2021-01-07T19:23:48-06:00

All manufacturers require inspections, maintenance, and sometimes roof membrane cleaning to maintain their warranties for their roof systems, and they can have direct or indirect exclusions based on lack of maintenance. If yearly or biannual maintenance is not performed and documented, damage from water intrusion may be excluded if it is determined that the leakage could have been prevented with typical maintenance. We recommend a minimum of every 6 months, and after any major weather event or construction project. Many businesses have machinery or equipment that is costly, let alone the down time if water were to get in and damage anything. In these cases, they our partners are requiring inspections & maintenance 4-6 times a year and for some with special needs, every month.

What do their warranties say?2021-01-07T19:24:15-06:00

Manufacturer #1; Exclusion due to failure by the owner to use reasonable care in maintaining the system or materials

Manufacturer #2; Failure by the owner to use reasonable care in maintaining the roof, said maintenance to include, but not be limited to, those items listed on care & maintenance Information sheet provided by manufacturer

Manufacturer #3; Failure to follow the maintenance program on documents provided to you with your warranty will void this warranty in its entirety

Here is a statement from a manufacturer’s warranty…. There are several items not covered by this warranty that are the sole, exclusive responsibility of the building owner. In order to ensure that your new roof will continue to perform its function and to continue obligations under the warranty, you must examine and maintain these items on a regular basis:

  • Maintain a file for your records on this Roofing System, including, but not limited to, this warranty, invoices, and subsequent logs of all inspections performed and repairs that are made to the roofing system.
  • Inspect your roofing system at a minimum, semi-annually. This is best done in the spring after the roofing system has been exposed to the harsh winter conditions, and in the fall after a long hot summer. It is also a good idea to examine the Roofing System for damage after severe weather conditions such as hailstorms, heavy rains, high winds, etc.
Are there any exclusions on the warranty?2021-01-07T19:24:42-06:00

There are many exclusions to every warranty. It is important to read and understand the limitations of a roof system warranty. For manufacturers’ warranties, damage to the roof system that is not attributed to a material problem will not typically be covered and the manufacturer will not pay for the repairs. During inspection, we can determine what the manufacturer’s responsibility is, and supply you with photos to report to them. Please note that all leaks are to be called in to the manufacturer during warranty period.  A call to us can also speed up this process and get your roof leak stopped with photo documentation showing before and after repair if it is a manufacturer’s responsibility.

What is the best time to have my roof inspected and maintained?2021-01-07T19:25:08-06:00

Preferably on a biannual basis (once in the spring and once in the fall).  After the winter, we look for potential damage caused by snow loads and freeze and thaw cycles.  In the fall we are making sure drains are clear the elements have not caused anything that may leak during the winter with snow sitting on the roof. Inspections and maintenance should also be made after extreme weather events, such as hailstorms, tornadoes, and hurricanes. If damage is detected, it should be repaired as soon as possible. Early problem detection makes repairs manageable before they become serious and costly.

Where should my roof inspection begin?2021-01-07T19:25:35-06:00

We at O’Hara’s Son Roofing begin our inspection with an extensive inspection of the Exterior and interior of the building.

  1. Exterior inspection, walk around the building, looking for possible leaking scupper boxes, or downspouts that may have frozen, expanded, and split open at their joints. Also, any staining on walls that may have been caused by open flashings on the roof system. We also look for any trees that may need to be trimmed as the leaves falling on the roof will clog drains and scuppers, which in turn will cause much ponding water on your roof with a possible decking deflecting or collapsing due to the weight. Water weighs 8.34 pounds per gallon or 5.17 pounds per sq. ft. per inch of water that is sitting. A 30’ x 30’ area holding 2” of water is 1,240 gallons or 10,341 pounds. Most likely it is not designed for this much additional weight
  2. Interior inspection of the decking, looking for rust, deflection, or spalled concrete on these types of decks. We also look for any type of water intrusion visible by staining on ceiling tiles, inside of perimeter walls, at skylights, drains and any other projections that may be visible from below.
What should you expect with a roof service inspection and maintenance program from O’Hara’s Son Roofing Company Inc. to look like?2021-01-07T19:26:26-06:00
  • 24-hour priority emergency service.
  • Inspection of complete exterior and interior of building looking for signs of water intrusion with photo documentation of concerns
  • Access roof and begin by removing all debris from the roof surface including drains and gutters.
  • Walk perimeter of roof and check for open seams and deterioration on wall flashings,
  • At the same time inspect and repair edge metal for separation at the seams or possible wind damage.
  • Check and repair flashings on all projections for deterioration and holes.
  • Clean and refill pitch pockets where there is cracked or shrinking filler.
  • Check all caulking and sealants on flashings and copings.
  • Remove and replace any cracked or weather damaged caulk.
  • Check mortar on chimneys and parapet walls or wall joints – if deficiencies are spotted, a detailed report is provided so that repairs can be made by a masonry contractor.
  • Post-inspection report with photo documentation of any repairs that have been made (before and after) as well as recommendations for future prevention.
  • Post-inspection walk-through with your dedicated service technician if possible, to show and explain the work completed along with the work order checklist.
  • Budgetary numbers for capital expenditures available upon request.
Should we have an Infrared or nuclear roof survey to determine leaks?2021-01-07T19:26:48-06:00

Moisture surveys can determine if, where, and to what extent moisture has compromised a roofing system. By making this determination, a building owner may have more options regarding corrective actions. A moisture survey can save an owner significant costs by allowing him to replace only the damaged areas of roofing rather than the entire system.

Flood Testing: We do not recommend flood testing of roofs. Flood testing takes from 24 to 48 hours, is often inconclusive and can cause structural damage. As a result, NRCA and CRCA do not recommend conducting flood tests as part of a routine quality-control or quality-assurance program for new roof systems

Infrared Moisture Surveys: IR scans are the most common moisture detection method for identifying wet insulation on commercial roofing systems. During the day, wet insulation will absorb much more heat energy than dry insulation. At night, this heat is retained in the wet insulation longer and is released slower into the atmosphere. Most IR scans are done at night in order to capture this thermal signature of wet insulation trapped in a roofing system.

Nuclear scans: are slightly more expensive than infrared, but unlike an infrared scan, can be performed during the day. Nuclear testing can read through multiple layers of insulation as far down as 8” utilizing a radioactive isotope to emit high speed neutrons aimed at the roof from the roof surface. Nuclear scans use a nuclear gauge to detect various levels of hydrogen ions trapped within the roof system. The readings displayed by the gauge are a measurement of the quantity of hydrogen ions that are present within a detectable area beneath the gauge. Since hydrogen ions are present in water, these readings can be correlated to moisture content once a base line reading for a dry area has been established. This is more precise that the infrared scan.

Should I have a specific “Building Historical File”?2021-01-07T19:27:11-06:00

Building owners should have and keep an up to date s specific roof system historical file. Maintenance personnel should be familiar with the contents of the roof system’s historical file (which should be kept on-site) and the conditions of the warranty so that the proper course of action can be taken when a problem occurs. A detailed history of the roof installation, original roof drawing, showing the locations of all penetrations, roof top units, drains, etc., roof type, insulation and R-value, warranty paperwork, manufactures user’s manual, thorough documentation of any maintenance or repairs and changes made, a roof plan and original plans and specifications if they are available,

This file should be kept with the building when sold and purchased – it provides much of the information needed for purchase and sale of properties and condition surveys of the property.

What are other Trades doing on my roof?2021-01-07T19:27:35-06:00

Rooftop mechanical equipment and penthouses inevitably require maintenance – therefore, other trades will access the roof. A roof system can become the platform and headquarters from which maintenance for the exterior of the building is initiated and performed. Window washers, tuck-pointers, caulkers, and glazers will often stage their work from the roof. In addition, electrical and mechanical trades will sometimes require roof access to repair heating, ventilation, and air-conditioning equipment. All of this can mean considerable roof traffic which can quickly cause damage to a roof system if care is not taken. If you allow equipment servicemen on the roof, please advise them to be careful of dropped tools, heavy equipment that can damage the roof and that you will be logging all trips on the roof system.

Have you considered these items?2021-01-07T19:27:59-06:00
  • Add years to your warranty, ask us if your roof is a candidate for an upgrade to a longer warranty tied into a maintenance plan? Some manufacturers offer warranty extensions when you have a preventative maintenance in place for your roof system
  • Where foot traffic is expected, and at access areas membrane protection should be provided. Walkway pads or roof pavers will protect the roof’s surface
  • Rooftop Safety as in OSHA requirements for roof access and fall protection systems such as fixed ladders to access roof sections, guardrail systems, roof hatch systems, stair systems, ramps, bridges, and platforms that may be needed for safety and protection
  • Snow removal: snowfall pushes weight limits on the roof to dangerous levels, it is imperative that the snow be removed to prevent a roof collapse. Heavy, wet, or packed snow can weigh substantially more, adding 10–20 pounds per cubic foot of weight to the roof’s surface.
  • Disaster Responses: when a roof gets damaged, time is critical. High winds, torrential rain, heavy snow, tornados, and a host of other disasters can leave you needing a roofing contractor now! By providing 24-hour response to your emergency, we can restore operations quickly, in the most efficient and cost-effective manner, ultimately reducing business interruption and any possible claims.
  • Roof Cleaning Services: A clean roof offers additional benefits other than just being aesthetically pleasing. Regular cleaning can identify potential problem areas early on, avoiding costly repairs later. Also, clean roof membranes have a lower surface temperature than dirty ones, which increases the energy efficiency of the roof system. We can also apply a Nano eco-friendly treatment that increases reflectivity and extends the cleanliness of the roof surface
  • Elastomeric roof coatings, when roof systems are getting old, a roof coating should be a consideration if the roof is still in fairly good shape for a smaller investment to increase the warranty.
  • Asset management and due diligence reports; Buying or selling a building? Budget costs and assessments needed?
What cost should I expect to be paying for this Roof Maintenance service?2021-01-08T08:54:40-06:00

Regular inspections and proper maintenance will help extend the expected service life of a new or existing roof system. Average costs recommended by RCI (Roof Consultants Institute) is $0.10 per sq. ft. per year with a minimum charge of $1,200 on projects under 7500 sq. ft.

Note that all our visits are set for 2 men for safety reasons and the length of time is set on each visit dependent on the size and condition of the roof.

O’Hara’s Son Roofing has set up 3 levels to meet your needs and every roof has a different age and situation that needs to be addressed. Here are some basic, costs.

A. Silver Plan:

  • Visual roof inspection with Photo documentation,
  • removal of all debris on roof, to include cleaning of drains and or gutters,
  • Basic inspection report with suggested maintenance and repairs needed to fulfill manufacturer’s warranty requirements.
  • Used by many as a final clean up before winter insuring drains and gutters are free flowing.
  • Minimum $500.00 per visit

B. Gold Plan:

  • Includes everything in Basic plan,
  • 2 visits per year
  • Enhanced inspection report of building, interior and exterior and roof
  • minor roof repairs at perimeter of roof and all projections that can be done during the designated 4-hour visit by our technician’s.
  • All additional work needed will be documented with photos and presented to owner
  • All documentation needed to fulfill manufacturer’s recommendations listed in warranty
  • Priority emergency repairs if needed
  • Minimum visit cost: Call for quote

C. Platinum Plan:

  • Includes all basic and intermediate work
  • Includes a minimum 2 visits per year
  • In depth inspection report of complete building, interior and exterior and roof
  • Is designed specifically for your facility and needs
  • To include budgets and asset management reports
  • Priority emergency repairs if needed
  • Minimum visit cost: Call for Quote

Roof age is also considered when we create a plan for your roof, please note: Only workmanship and labor deficiencies repaired under contractor/manufacturer’s warranty.

  1. Roof age of 1-2-years:  $0.02-$0.05 per sq. ft.  per year.
  2. Roof age of 2-10-year roof age: $0.05 to $0.10 per sq. ft.  per year, 2-4 visits per year
  3. Roof age of 10-20-year roof age $0.10 to $0.15 per sq. ft. per year, 2-4 visits per year
What is “Manufacturer Warranty Support”?2021-01-07T19:29:16-06:00
  • All work and repairs done to the warrantied roof system must be done by a manufacturer’s licensed roofing contractor, let O’Hara’s Son Roofing be your single source protection.
  • O’Hara’s Son Roofing works with and is licensed by most major commercial roofing manufacturers and take over once you have contacted the manufactures warranty claim department. We will provide that contact information to you ahead of time if and when you may need to make that call.
  • O’Hara’s Son Roofing currently provides warranty management services to many of our maintenance customers.
  • If your roof system is under warranty, 1) Contact O’Hara’s Son Roofing to set up repair. 2) Manufacturers state in their warranties that you must contact them to report leak. We will provide you with this contact information if it is not available. Inform them that O’Hara’s Son Roofing will be doing the work and they will give you a reference number for us 3) Once service has been completed, both the customer and manufacturer are informed of the repairs made, and the manufacturer is invoiced for the warrantable repairs. Items not approved by manufacturer as warrantable are responsibility of building owner.
What types should be inspected?2021-01-07T19:29:45-06:00

All types of roofing, large and small, flat, steep slope, metal, and tile, etc. should be inspected and serviced to extend roof life and protect form the inconvenience of a leak.  Here are just a few of the markets we cover:

  • Private Sector
  • Public Sector
  • Multi-Unit Housing
  • Industrial
  • Commercial
  • National Retail
  • Regional Retail
  • Restaurants
  • Hospitality
  • REITS (Real Estate Investment Trusts)
  • Townships
  • Schools and Universities
  • Churches
  • Federal buildings
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