Commercial Roof Repair and Maintenance Issues on a Single Tenant Building

Project Specifications

Wood deck substrate
Vapour retardant – #15 perforated felt paper – 1 ply nailed to the substrate on the lower roof only
Insulation – 1” fibreboard, mopped in hot asphalt or applied in adhesive
Membrane – 4 plies #15 perforated organic felt paper mopped in hot asphalt
Flood coat of hot asphalt
3/8” pea gravel ballast embedded in a pour of hot asphalt
26 gauge pre-painted metal copings and wall counterflashings
Elastomeric sealant, where required
New accessories

Project Overview

Almost two decades ago, we replaced the roof of this commercial, single-tenant property in the East York area of Toronto in two phases:

Phase 1: 2003 replacement of the upper roof section – 19,380 square feet

Phase 2: 2005 replacement of the lower roof section – 10,150 square feet

In 2022, the tenant that had leased the premises since before the 2003 replacement moved out. The owner was making upgrades for the future tenant and called Elite for a commercial roofing inspection and assessment.

Client Goal/Purpose of Project

The client’s goal was to assess the condition of the nearly 20-year-old roof of a commercial, single-tenant building following the tenant’s departure. The purpose of the project was to inspect for any issues, address active leaks, and perform necessary repairs to prepare the property for future tenants, ensuring the roof remained functional and extended its lifespan with minimal disruption.

Key Challenges

When we arrived to inspect the roof in 2022, it was a welcome surprise that it was still performing well–especially for a 20-year-old roof nearing the end of a typical lifespan. We didn’t observe any significant problems, just normal wear and tear, several abandoned vents, and some abrasion from an overhanging tree. Two active leaks were reported when the tenant vacated the premises in 2022. Other than as noted above, the landlord had never requested any service calls, inspections, or maintenance since there were no obvious problems (although we suggested periodic roof inspections). As with car owners, some keep up with preventive maintenance. Others only go to a professional when they see a noticeable problem–which may have been prevented or not become as serious if they scheduled regular checkups.

Planning

Parapet Height

A low parapet height, rather than the higher parapets preferred today to hide projections, prevented drifting snow from accumulating on the rooftop.

Ponding and Revalue

Without thermal insulation, along with older doors and single pane windows, the roof’s low Rvalue of 3.0 allowed more heat to escape than newer, tighter buildings. The result was rapid snow melting and limited damage from freeze-thaw cycles that typically occur with snow and ice on the roof membrane.

Management & Execution

No Modifications

The roof had no modifications from any additions and deletions of roof projections, which might have created a risk of damaging the roof membrane.

Few Penetrations

With only one HVAC unit and a few heating vents, there were few penetrations and relatively little foot traffic, each reducing the risk of leaks.

During the inspection in 2022

We didn’t observe any significant problems, just normal wear and tear, several abandoned vents, and some abrasion from an overhanging tree. Two active leaks were reported when the tenant vacated the premises in 2022.

Pro Tip: Ongoing Commercial Roof Inspections and Maintenance Provide Optimal Protection

Given that regular inspections and ongoing maintenance are critical to preventing leaks and extending a roof’s lifespan, why did this roof hold up so well?

This owner was fortunate that the roof held up so well. Upgrades provided in the roof replacement eliminated many risks. Some luck was also involved, as there were no accidents from falling trees or animal damage. There’s also something to be said about the simplicity and practicality of rooftops from the 60s and 70s. Fewer projections and low parapets helped prevent roof damage from snow accumulation and heavy rooftop traffic from tradespeople.

Commercial Roof Maintenance: Keep your roof in top condition

This owner was lucky that the property didn’t suffer much harm from the lack of maintenance. However, you can’t count on the same lucky conditions. At Elite, we see many more cases where a lack of ongoing maintenance leads to significant problems, greater expense, and possible safety issues down the road. Regular inspections are critical, too, because many roofing problems are hidden to the untrained eye.

Contact us

Ongoing maintenance is your commercial roof’s best friend. For professional commercial or industrial roofing inspections, high-quality maintenance, and experienced roofers you can trust, call Elite Roofing today.