Commercial building owners understand that a well-maintained roof is crucial for protecting their investment. Roof leaks can lead to costly repairs, damage to interior finishes and equipment, and potential disruption of business operations. Most roofs have a life expectancy of around 20 years, but that is only possible through investing in proper maintenance and the right roof and materials for your building.
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Building engineers play a vital role in preventing these issues through proactive maintenance and timely interventions. This article explores effective strategies to prevent leaks in commercial building roofs.
Click the links below to jump to a section:
- Professional maintenance and repairs
- Regular commercial roof inspections
- Why is preventative maintenance so important?
- Long-term commercial roof strategy
Professional Maintenance and Repairs for Commercial Roofs
Building engineers serve as the first line of defense in roof maintenance and inspection. Their role is crucial in identifying potential issues early and ensuring the overall health of the roofing system. However, when it comes to repairs, our approach involves engaging third-party professionals and consultants to handle the more complex aspects of roof maintenance.
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Role of Building Engineers
Our building engineers are responsible for:
- Conducting routine visual inspections, typically on a quarterly basis
- Identifying and reporting any visible signs of damage or wear
- Performing basic maintenance tasks such as cleaning gutters and removing debris
- Monitoring the roof’s condition after severe weather events
- Maintaining detailed records of the roof’s history and any observed changes
Building engineers play a vital role in the early detection of roofing issues, which is essential for preventing minor problems from escalating into major repairs.
Engagement of Third-Party Professionals
While our building engineers are highly skilled, we recognize the importance of specialized expertise for comprehensive roof maintenance and repairs. Therefore, we engage third-party professionals and consultants for:
- Annual comprehensive inspections
- All repair work, from minor fixes to major renovations
- Expert assessment of complex issues
- Implementation of advanced repair techniques
- Ensuring compliance with current building codes and industry standards
This approach offers several benefits:
- Expertise: Professional roofers bring in-depth knowledge of various roofing systems and materials.
- Safety: They have the proper equipment and training to safely perform roof work.
- Efficiency: Their experience allows for quick and accurate problem identification and resolution.
- Warranty Preservation: Professional repairs often maintain material warranties, which may be voided by in-house attempts.
- Cost-Effectiveness: While it may seem more expensive initially, professional work can prevent costly future repairs and extend the roof’s lifespan.
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Collaborative Approach
Our maintenance strategy involves a collaborative effort between our building engineers and third-party professionals:
- Building engineers conduct regular inspections and basic maintenance
- Any issues identified are documented and reported
- Third-party professionals are engaged for annual inspections and to address any reported issues
- Repairs are carried out by the professionals, with our building engineers overseeing the process
- Post-repair, our engineers monitor the effectiveness of the work done
This partnership ensures that our roofs receive the best possible care, combining the vigilance of our in-house team with the specialized skills of external experts.
Regular Commercial Roof Inspections
Regular roof inspections are the cornerstone of leak prevention. Building engineers emphasize their importance as the first line of defense. Our team at AQUILA performs regular quarterly roof inspections at the properties we manage. We then hire a third-party roofing consultant to do a thorough, professional inspection once a year.
Membrane Condition
Roof membranes are the primary waterproofing layer in many commercial roofing systems, including single-ply (EPDM, TPO, PVC, KEE) and modified bitumen roofs. These flexible sheets of synthetic materials or bitumen composites form a continuous, watertight barrier over the roof surface.
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Building engineers meticulously examine the roof membrane for any signs of deterioration during inspections. They look for cracks, which can occur due to age or environmental stress; blisters, which may indicate trapped moisture or air beneath the membrane; and tears, which can result from physical damage or extreme weather. Even small imperfections can lead to significant leaks if left unaddressed. Regular cleaning of the roof surface to remove debris is crucial, as accumulated dirt and debris can degrade the membrane over time.
Maintaining these membranes is essential for leak prevention. Any cuts, punctures, or tears should be repaired by professionals promptly using materials compatible with the existing roof system to avoid further damage.

An example of a patch on a TPO roof. These types of repairs are performed by third-party roofing experts.
Recoating the membrane can sometimes extend the roof’s lifespan by providing an additional protective layer but, this isn’t always successful and is often seen as putting a bandaid on a larger problem. For aging membranes, roofing professionals may recommend restoration treatments to rejuvenate the roof’s protective capabilities. However, you may ultimately have to replace the roof if the membrane is failing.
Seams and Joints
Seams and joints, where different sections of the roof membrane meet, are critical weak points in any roofing system. These areas require particular attention during inspections and maintenance to prevent leaks.
Types of seams vary depending on the roofing system:
- Single-ply membranes may have heat-welded, adhesive-bonded, or tape-sealed seams
- Built-up roofs have overlapping layers of bitumen and reinforcement
- Modified bitumen roofs typically have heat-welded or adhesive-bonded seams
During inspections, engineers focus on ensuring these seams and joints are properly sealed and watertight. They look for:
- Signs of separation or delamination
- Deterioration of sealants or adhesives
- Gaps, holes, or fishmouths (openings at the edge of a seam)
- Wrinkles or bridging in the membrane near seams
- Evidence of previous repairs that may have failed
Inspection techniques may include visual examination, probing with a rounded tool, and in some cases, non-destructive moisture detection methods. For certain roof types, engineers might perform a “pull test” on sample areas to check seam strength.
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Prompt repair of any seam issues is crucial to maintain the roof’s integrity. Repairs must be made using compatible materials and techniques appropriate for the specific roofing system. Regular professional maintenance of seams, including resealing or re-welding as needed, can significantly extend the roof’s lifespan and prevent costly leaks.
Drainage Systems
Effective water drainage is crucial for maintaining roof integrity and preventing leaks. Proper drainage systems prevent water accumulation, which can lead to material degradation, structural damage, and increased leak risk. Commercial roofs typically employ a combination of drainage components to manage water effectively.
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Key components of roof drainage systems include:
- Gutters and downspouts (for sloped roofs)
- Internal drains and leader pipes (for flat roofs)
- Scuppers (overflow drainage)
- Tapered insulation or crickets (to direct water flow)
During inspections, engineers meticulously examine these drainage systems. They verify that all components are clear of debris and functioning correctly, checking for signs of clogging, corrosion, or misalignment. On flat roofs, ensuring proper slope is critical to eliminate ponding water. Inspectors also examine the seals around drain openings and connections to the building’s plumbing system, as these are potential weak points for water infiltration.

Roofs typically have a main drain (right) and a backup drain (left) that is set slightly higher in order to catch any water if there is an issue with the main drain.
Here are a few common drainage issues that can significantly impact a roof’s performance:
- Clogged or blocked drains lead to water backup (a severe clog can cause a roof collapse)
- Insufficient number or capacity of drains for the roof area
- Improper slope causing ponding water
- Damaged or deteriorated drain components
Maintenance practices play a crucial role in ensuring proper drainage. Regular cleaning of gutters, downspouts, and drains is essential to prevent blockages. In areas with significant tree coverage, trimming nearby branches can reduce debris accumulation on the roof. Some building owners opt to install gutter guards or drain strainers to minimize clogging. Periodic water tests can help verify proper flow and identify any leaks in the drainage system.
In cases where existing drainage proves inadequate, remedial actions may be necessary. This could involve installing additional drains or scuppers to improve water flow, adding tapered insulation to create or improve slope, or replacing damaged or undersized drainage components. These interventions should be carefully planned and executed to ensure they integrate seamlessly with the existing roofing system.
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Addressing ponding water is particularly critical in flat roof systems. Standing water can degrade roofing materials, add excessive weight to the structure, and increase the risk of leaks or collapse. Most building codes require water to drain from the roof within 48 to 72 hours after rainfall to prevent these issues.
By prioritizing regular maintenance and promptly addressing any issues with drainage systems, building owners can significantly extend the lifespan of their roofing system and avoid costly water damage to the building interior. Proper water management is not just about preventing leaks—it’s about protecting the entire building envelope and ensuring the long-term integrity of the structure.
Roof Penetrations and Flashings
Areas around HVAC units, vents, skylights, and other roof penetrations are common weak points in commercial roofing systems. These areas require careful examination and regular maintenance to prevent leaks. During inspections, engineers focus on identifying gaps around penetrations, deteriorated sealants, and signs of water infiltration.
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Flashing, the metal strips that seal roof edges, transitions, and penetrations, plays a critical role in preventing water ingress. Engineers meticulously inspect all flashing for signs of corrosion, separation from the roof surface, or damage from wind or other environmental factors. They ensure that flashing is securely fastened and provides a continuous water barrier.
In some cases, installing protective covers over vulnerable penetrations can provide an extra layer of protection. Proper detailing around these areas is crucial for long-term leak prevention.
Surface Deterioration
For certain roof types, such as built-up (BUR) or modified bitumen roofs, surface deterioration can be a key indicator of potential leak risks. Building engineers pay close attention to these signs during their inspections, as early detection can prevent minor issues from escalating into major problems.
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When examining the roof surface, engineers look for several specific signs of deterioration:
- Exposed reinforcement: Areas where the protective top layer has worn away, exposing the underlying fabric or mat
- Loss of protective granules: Particularly on modified bitumen roofs, where the granules protect the membrane from UV damage
- Alligatoring: A cracking pattern that resembles alligator skin, often indicating age-related deterioration or excessive sun exposure
In addition to these signs, professional inspectors may also check for blistering, where small pockets of air or moisture create raised areas on the roof surface. They might also look for ridging or splitting, especially at seams or transitions between roofing materials.
The presence of these issues doesn’t always indicate an immediate leak, but they do suggest that the roof is becoming more vulnerable to water penetration. Addressing these problems promptly can extend the life of the roof and prevent more costly repairs down the line.
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Structural Issues
While focusing on the roof itself, building engineers also remain vigilant for signs of structural problems that could impact the roof’s integrity. These issues, if left unchecked, can lead to significant damage and costly repairs.
Key structural concerns that engineers look for include:
- Sagging areas: These could indicate underlying deck issues or water accumulation
- Signs of excessive movement: This might stress roofing materials and compromise water-tight seals
- Visible deformations: Any unusual bumps, dips, or waves in the roof surface
Engineers also pay attention to the building’s walls and exterior trim, as these can provide clues about potential structural issues affecting the roof. For instance, cracks in walls or exterior trim pulling away from the building might suggest settlement or other structural movements that could impact the roof.
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Inside the building, water stains on ceilings or walls, especially those that appear after rain, can indicate roof leaks potentially caused by structural issues. Unusual creaking or popping sounds from the roof during temperature changes or wind events might also suggest structural problems.
Why Is Preventative Roof Maintenance So Important?
Early detection of potential issues is crucial. It allows for prompt repairs, preventing minor problems from escalating into major leaks or structural failures. By addressing small defects immediately, building owners can avoid costly water damage and extend the overall lifespan of their roofs.
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This proactive approach offers several benefits:
- Cost savings: Addressing issues early is typically less expensive than major repairs or roof replacement
- Extended roof life: Regular maintenance and timely repairs can significantly prolong the roof’s serviceable life
- Building protection: A well-maintained roof ensures continued protection of the building’s interior and contents
- Energy efficiency: Structural integrity contributes to proper insulation and ventilation, potentially reducing energy costs
By regularly conducting roof inspections, engineers can develop a comprehensive maintenance strategy that protects the entire building envelope. This holistic approach not only prevents leaks but also contributes to the overall longevity and performance of the building.
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Long-Term Commercial Roof Strategy
A comprehensive roof asset management plan is essential for preventing leaks and maximizing roof lifespan. This plan should include detailed documentation of roof history, including installation date, repairs, and inspections. Regular updates on roof condition and performance are crucial. Budgeting for ongoing maintenance and eventual replacement should be part of the plan.
We also recommend utilizing management software (AQUILA uses Angus) for efficient tracking and planning. By treating the roof as a valuable asset, building owners can make informed decisions about maintenance and replacement, ultimately preventing leaks and extending roof life.
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Conclusion
A well-maintained roof is more than just a protective barrier—it’s a critical asset that impacts your entire building’s performance. By implementing the strategies outlined in this article, you’re not just preventing leaks; you’re safeguarding your investment, ensuring business continuity, boosting your property’s value, and demonstrating your commitment to excellence. Remember, every inspection, repair, and upgrade is an opportunity to enhance your building’s resilience and efficiency.
By partnering with skilled professionals and adopting a proactive maintenance approach, you’re setting the stage for long-term success. Your roof tells a story about your property management expertise. Make it a story of foresight, diligence, and innovation. Elevate your roof strategy, and watch as it elevates your entire commercial property.
Contact us today to discover how our property management team and building engineers can help you ensure the longevity of your building’s commercial roof.
