Roof repair advice to save thousands

Here is some roof repair advice that will save you thousands in the long run.

Large-scale roof repair is any property owner’s worst nightmare. This results in placing the property owner on the back foot when it comes to being out of money and being uncomfortable as the inhabitants normally need to vacate the property.

Latent defects, a sagging roof, an excessive leaking roof, sections of the roof collapsing, and other forms of structural roof damage are some examples that can in the long run cause major structural damage to the building walls, which eventually results in sky-high costly repairs. We so often find that property owners are too scared to get advice when they start noticing a leaky roof.

This is the biggest mistake to make. The cause of any roof leak is a sign of an underlying problem that needs immediate attention. If it is left unattended the property owner eventually will have no other choice but to replace the whole roof structure and conduct structural repairs to walls, ceilings, and plasterwork.

What is the origin of a leaking roof?

Current building practices and SANS regulations require that you install a waterproof membrane underneath the roof covering where roof pitches are less than 26 degrees. All the roofs of properties in coastal areas to a distance of 30km from the sea must also have the membrane installed.

Now, as time goes by (10 years plus), the membrane starts to disintegrate, leaving the property vulnerable to roof leaks and damage to assets. So, chances are very good that if you have an older home, you will experience some roof leaks during the first sign of rain and hail storms.

The origin of these types of leaks must be found immediately. If left unattended it will result in structural damage in the long run. We advise that when a property owner discovers a constant irritating drip of water on a ceiling or any signs of water stains, to set out and find the source. When the source is found, you have two options:

1. Repair the leak yourself, or
2. As a temporary measure, place a container underneath the leak and call a roof repair specialist to assess the problem.

These measures will prevent further damage to ceilings and will ultimately save costs. When you opt for option 2 the position of the container will conveniently assist the roof repair specialist to pinpoint the origin of the roof leak.

When a pitched roof leaks

A leak in a pitched roof can be:

• Caused by a crack in a roof tile, or
• Poorly maintained and corroded Corrugated or IBR roof sheeting, or
• Roof valleys not properly sealed or clogged up by leaves or debris, or
• Overlapping roof sections as the wind blows the rainwater underneath the overlaps, or
• Water enters through the fixing screws on a metal roof, or worn roof washers.

When a leak is discovered, the property owner must check these roof areas during daylight and mark them. As said, you now have two choices. Either repair yourself or get the help of a roof repair specialist.

When you attempt the repairs yourself, ensure that you buy the correct waterproofing material that has superior long-lasting characteristics. Also, follow the instructions in the letter as indicated on the product label. Replace all cracked tiles if you have a tiled roof, otherwise the problem will not be fixed.

What to do when a flat roof leaks

Flat roofs can be subdivided into low-pitched or lean-to roofs, and flat concrete slab roofs. The lean-to flat roofs are often butted against a wall with flashings fitted at the joint. Concrete roofs consist of a concrete slab that is either placed on top of wall structures or suspended in the case of balconies.

The main cause of any roof damage on lean-to roofs is caused by either a too-low fall or a loose flashing. If this is the case water accumulates and is blown by wind underneath the overlaps and into the roof cavity or the loose flashing.

What makes inspecting these roof types difficult is that there is normally no to limited space to climb into the roof cavity. The only remedy is to climb on top of the roof and carefully inspect the area. If you have a flat steel roof check for any loose or worn-out screws, corroded roof sheets, and flashings.

Loose screws can be easily replaced or refastened and small holes in the roof sheeting repaired with a waterproof membrane and acrylic roof sealer paint. When you have a concrete roof slab check the roof surface for loose membrane sections, damming water, blocked outlet pipes, or cracked surfaces. Repairing to these concrete areas normally requires the help of a professional.

We also find that overhanging tree branches produce the accumulation of leaves and cause leaks. During the year the leaves stay on top of the roof sheeting and cause major corrosion, which results in holes followed by roof leaks. Be sure to clean the roof area every six months to prevent these damages and leaks.

Where possible, overhanging tree branches should be cut to limit the accumulation of leaves on the roof surface.

Roof repair vs roof replacement

So, is there a rule of thumb to decide if a roof needs replacement or if can it be fixed? According to our findings, the deciding factor is the severity of damage to the roof structure. If any roof leaks are left unattended they cause unrepairable damage to the roof structure.

The function of the roof is compromised by deteriorated and a weak roof structure. In cases of flat concrete roofs, the concrete slab strength is compromised. We have found that if roof leaks are left unattended the timespan of irreparable damage normally starts as early as 2 years.

The inevitable outcome is a collapsed roof as soon as a strong wind or storm picks up. The bad thing about this situation is that a roof repair claim from insurance will be declined. The reason is that no annual roof maintenance was conducted by the property owner.

In this case, the property owner faces severe expenses to replace or repair the roof himself. In the marketplace, we have discovered that roofing contractors who don’t want to go the extra mile to provide an affordable roof repair solution, recommend the easy route out of total roof replacement.

At Roof Buddies we endeavor to first find a solution for the problem through repairing any roof. We have a track record of repairing roofs more than 13 years ago. These roofs still have no roof leaks.

What is sad is the fact that these property owners were advised that a roof replacement is the only option. We proved them wrong repaired the roof and saved the property owner thousands of Rand.

How major roof repair costs can be saved?

Our advice to any property owner is to follow the following maintenance plans according to the different roof types. If these maintenance plans are followed at six-monthly intervals, any damage that occurs will be covered by homeowner insurance. No claim will be repudiated and lots of money saved.

Metal roofs

Look for loose or corroded roof sheeting, loose screws, worn-out washers, loose flashing, clogged valleys, and loose overlaps. Ensure that all loose items are fastened. Clean the gutters and valleys so that they are free from any leaves. Trim back any overhanging tree branches.

Treat corroded spots with a rust-stop additive and seal any holes with membrane and acrylic roof waterproofing paint. In cases of rotten roof trusses, purlins, and battens or heavily corroded roof sheeting, it is advised that the services of a roofing contractor be requested to do the repairs.

Tiled roofs

In the case of tiled roof surfaces, check for any broken roof tiles or tiles that have shifted due to wind. Replace broken tiles and reposition the ones that shifted. Check that the valleys are clean and free from leaves and trim back any tree branches that cause leaves to accumulate on the roof area. This includes gutters and valleys.

In older properties, we found that the under-tile membrane is normally totally disintegrated. This definitely can cause excessive roof leaks. Any attempt by the property owner to repair such leaks normally results in lots of money wasted just to still sit with a leaking roof.

Many roofing companies would recommend that the roof tiles be removed, a new under-tile membrane installed, and the tiles be re-installed. A major costly exercise not even to mention the inconvenience of vacating the property.

At Roof Buddies we have a very cost-effective alternative that is guaranteed to:

1. solve any roof leaks, and
2. strengthen and repair the roof structure to a state equal to that of a brand-new roof.

Lastly, on tiled roofs, we advise that a close inspection should be done on the roof ridge tiles. Specifically, the mortar grouting between the tiles must be checked. If the grout is worn out, water gets into the roof cavity which causes damage.

The ridges can be easily sealed by installing new waterproof tile grout mixed with a keying agent. The entire ridge tile and adjacent roof tile row on both sides of the ridge must, as a final waterproofing measure, be coated by acrylic waterproofing roof paint. Here we recommend our EDPM rubber emulsion.

Concrete roof slabs

Roof slabs should be inspected for any structure cracks and loose torch-on bitumen covering. Not much can be done by the property owner to repair these types of damages and the services of a roofing contractor should be requested.

These types of repairs typically involve the removal of any old torch-on products and the repair of any cracks in the concrete slab. After the cracks are repaired new waterproofing should be installed to completely seal the roof slab against water leaks.

At Roof Buddies we employ a specialized EDPM rubber waterproofing system that is much more cost-effective than conventional products. We offer a standard guarantee for 10 years against any roof leaks.

Safety on the roof when you do roofing work

As a word of caution, we advise that any work attempted on the roof should be done with extreme caution. Wet roof surfaces must be completely dry, and you must wear rubber-soled shoes with laces and standard personal protective equipment.

Always place your feet as close as possible above roof trusses or purlins, especially if the roof is old. We had situations in the past where property owners fell through old brittle roof tiles! A further safety measure is to tie a rope around your waist with the other end over the roof ridge with the end anchored firmly to a tree or post. This prevents you from falling from the roof if you slip.

Tips when tracing and repairing a roof leak

Bear in mind that any dripping on a ceiling normally is not right above the exact spot where the roof leak originates. Water might flow from another point of entry, and down a roof truss and only then fall at the lowest point of gravity.

Use a torch or electric inspection light and trace the water trickle to where it originates. Please be careful not to step through the ceiling boards! When you find a leak in a broken tile, take out the tile, wrap it in a refuse bag, and re-insert it.

This will temporarily solve the problem. When the correct material is acquired simply replace the tile yourself or get a roofing contractor to do it for you. When using silicone for roof repair ensure that the surface where the silicone will be applied is free from any dust, water, or grease. If not the silicone will not seal the leak properly and your efforts are futile.

How roof buddies can assist in saving on roof repair costs

If the above scenarios involve the service of a roofing professional we will surely assist. We have over the years of trial and tested experience in roof repairs. Our field of specialty focuses on the waterproofing of roofs, utilizing our unique EDPM rubber waterproofing method.

When you contact us you can expect the following when we determine the extent of your problem:

1. A firm appointment to assess the problem is made.
2. When the roofing contractor arrives at the property the roof is inspected on the outside as well as the inside. This is to determine the extent of the damages and/or roof leaks.
3. Photos of all defects are taken and the areas are noted on a worksheet to pinpoint the location.
4. When back at the office the roofing contractor prepares a factual finding report depending on the situation, which specifies the recommended solution.
5. The roof repair estimate is prepared and emailed to the client together with the report if this was prepared.
6. The documents are perused by the customer and in case of insurance claims, submitted to the insurance company.
7. On approval of the quotation and receipt of the specified deposit, the work is scheduled.

So now you ask: “Are there any roof repairs near me”?

We do quality roof repairs in Pretoria, Centurion, Midrand, and areas within a radius of 50km. If you find yourself in one of these areas give us a call and we will gladly schedule an appointment at a convenient time for you. Also remember that we offer superior roof painting and waterproofing of roofs services at affordable rates.

Sincerely,

Peter