Commercial Roofing For Property Managers
Whether you are a senior property manager or just starting a property management career, understanding commercial roofing is incredibly important. Commercial roofing systems protect properties from the elements. They keep people and their personal property safe. In fact, they are one of the most important aspects of a commercial building.
Property Manager Insider’s free guide to commercial roofing covers three general areas:
Each of these areas contain in-depth information for commercial property and facility managers. While this free guide covers many aspects of commercial roofing, property managers can always contact Property Manager Insider if they have additional questions. Keep reading to gain key insights into commercial roofing!
Commercial Roofing Types
There are many types of commercial roofing systems and materials. In general, these fall under two main categories, low slope and steep slope. Low slope roofs are common on all types of commercial properties. In fact, they are more common than commercial steep slope roofs. A roof is considered low slope if the pitch is less than 3-in-12.
Even though steep slope roofs are less common at commercial properties, property managers should still be familiar with them. Any roof with a pitch greater than 3-in-12 is considered a steep slope roof. These types of roofs are most common at multifamily, condominium, and small commercial properties.
Low Slope Commercial Roofing Materials
Low slope commercial roofing has a pitch under 3-in-12. It is commonly found on all types of commercial properties including office buildings, shopping centers, industrial facilities, manufacturing plants, strip malls, and apartments. Common types of steep slope roofs include TPO, EPDM, built up roofing, modified bitumen, metal and PVC. Keep reading to learn more about each type of low slope commercial roofing material.
TPO Roofing
Since being introduced to the commercial roofing industry in 1991, TPO roofing has skyrocketed in popularity. In fact, it is the most commonly used commercial roofing material worldwide. Short for Thermoplastic polyolefin, TPO is a single membrane roofing material. It is a highly popular choice for low slope commercial roofs because of its durability, ease of installation, and overall affordability. In certain cases, TPO roofing can be installed on top of the existing built up or membrane roofing material.
EPDM Roofing
EPDM is another type of low slope single ply membrane commercial roofing. It is sometimes referred to as rubber roofing. Like TPO roofing, is widely used at many types of commercial properties. EPDM roofing can be ballasted, meaning it can hold a layer of gravel. This is a benefit because it helps protect the roofing membrane itself and since ballast is a type of stone, it also helps make a roof virtually fireproof.
Built Up Roofing
Commonly shortened to BUR, built up roofing is another low slope commercial roofing system. A built up roof is comprised of alternating layers of reinforcing fabric and bitumen. Finally, the roofing system is covered with a type of gravel called ballast. Similar to putting ballast on an EPDM roof, this helps protect the built up roof while also making it virtually fireproof. The picture below demonstrates how a low slope commercial built up roof comes together.
Modified Bitumen Roofing
Modified bitumen roofing is another type of asphalt based low slope commercial roof very similar in nature to built up roofing. A modified bitumen roof starts with a layer of insulation then has alternating layers of modified bitumen membranes. Since modified bitumen roofing offers superior waterproofing characteristics and protection against the elements, it is often found on facilities facing harsh environmental conditions.
Metal Roofing
Low slope commercial metal roofs are low maintenance, durable, flame resistant, and have an excellent lifespan. They are most often found at warehouse and industrial style properties. Property’s will occasionally use sections of low slope metal roofing as a design element. Since they are not incredibly common, working with high end metal roofing systems requires a commercial roofing contractor with significant experience and skill. In many cases, commercial roofers will specialize in metal roofing work.
PVC Roofing
Another type of single ply membrane roofing, PVC roofing is very similar to both TPO and EPDM. It is commonly found at many types of commercial properties. PVC roofing is energy efficient, durable, and typically lasts over 20 years. While it is an excellent low slope commercial roofing material, PVC roofing comes at a cost. Compared to TPO and EPDM, PVC roofing is almost always the most expensive option.
Steep Slope Commercial Roofing Materials
Steep slope commercial roofing has a pitch over 3-in-12.. It is commonly found on multifamily, condominium, and smaller commercial buildings. Common types of steep slope roofs include asphalt shingles, metal, tile, and slate. Keep reading to learn more about each type of steep slope commercial roofing material.
Asphalt Shingle Roofing
The most common steep slope commercial roofing materials are asphalt shingles. Asphalt shingles are frequently found on garden style apartment and condominium buildings. In many cases, asphalt shingles are found on smaller mixed use commercial buildings. They are manufactured using fiberglass, asphalt, and rock granules. Shingles are nailed down in layers, typically over a moisture barrier, that is attached to a plywood sub-roof.
Click here to have Property Manager Insider locate a local commercial roofing contractor ready to assist with any asphalt shingle roof needs at your property or community!
Metal Roofing
Yes, metal roofing appears on the list for low slope and steep slope commercial roofing materials. This is because it can be used with pitch that is less than or great than 3-in-12. While they are not as common as low slope systems, steep slope metal roofs are also low maintenance, durable, flame resistant, and have an excellent lifespan. Steep slope metal roofs are used for industrial buildings, self storage facilities, and as a design element.
Tile Roofing
Predominantly found in the southwest United States, commercial roof tiles are typically made of terracotta, clay, slate, and concrete. While rare for commercial properties, they are sometimes found on multifamily buildings and condominiums. Working with tile roofs requires high levels of skill. Benefits of tile roofing include an extremely long lifespan and fire resistance.
Slate Roofing
In general, slate roofs are very rare. It requires a tremendous amount of skill to work with slate roofing materials and they are incredibly expensive. It is not unusual for a slate roof to cost 3 or 4 times as much per square foot compared to a shingle roof. As a result, they are almost never used on modern commercial buildings and facilities. While it would still be incredibly rare, a manager responsible for historic properties might come across a slate roof.
What Do Commercial Roofers Do?
Commercial roofing contractors provide a wide range of services to property managers to help them protect their property. While there is a huge range of services, commercial roofers typically assist with inspections, repairs, replacements, preventative maintenance, coatings, and storm damage claims.
Annual Roof Inspections
Property managers should have their roofs inspected on an annual basis. This is especially important if a property does not have a roof maintenance plan. An annual roof inspection identifies issues before they become major problems. Today, annual inspections are performed by aerial drones and in some cases satellites, like EagleView. Annual inspections are very important in the event of a storm event that requires a commercial insurance claim. This is because they create a history of the roof’s condition, making it easier to identify storm damage.
Roof Repairs
While it does not always happen, annual roof inspections commonly identify roof repairs. This is why so many commercial roofers offer repair services. Common commercial roof repairs include flashing repairs, fixing gutters, membrane punctures, and replacing missing shingles. Roof repairs help prevent leaks and long term problems. In addition to preventing leaks, repairs extend a commercial roof’s useful life.
Roof Replacements
Once a commercial roof has reached or exceeded its useful life, it is time for a roof replacement. Depending on roof size and material, a commercial roof replacement can be a major capital project. When a commercial roof is ready to be replaced, property managers should solicit bids from multiple roofers. After awarding the project, property managers can expect the project to take anywhere from a few days to a few weeks depending on the size of the property. While navigating a large commercial roof replacement can seem intimidating, hiring a great roofer makes the process easier.
Preventative Roof Maintenance
In many cases, a preventative roof maintenance plan includes annual inspections and repairs. This is because roof maintenance is all about proactively taking care of a property’s commercial roof. In addition to inspections and repairs, a roof maintenance plan can include roof washing, clearing landscape debris, and snow removal.
While a roof maintenance plan is never required, it is an excellent way to maximize the financial investment off a new commercial roof. Finally, a preventative roof maintenance plan creates peace of mind because property managers know their roof is being cared for by a professional.
Commercial Roof Coatings
Roof coatings are liquid-applied and come in four major types, acrylic, silicone, asphalt, and polyurethane. Roof coating benefits include improved energy efficiency, leak protection, and increasing roof life. Not all commercial roofing contractors offer coating services. In many cases, roof coatings are applied by roof coating contractors. This is because properly coating a commercial roof is a specialty skill all to itself.
Storm Damage Roof Insurance Claims
Weather events, such as hurricanes, blizzards, tornados, and hail storms, frequently damage commercial roofs. In these situations, property managers file insurance claims to recover roof replacement costs. As a result, many commercial roofers specialize in storm damage roofing and insurance claims. This is because navigating an insurance claim to replace a roof is a complex process. Unlike a normal commercial roof replacement, a claim based replacement requires working with insurance adjusters.
Commercial Green Roofs
Another specialty service, a commercial green roof is designed to support plant life such as shrubs, grasses, bushes, flowers, and more. They are installed over flat roofs and can serve many purposes. A green roof can function as a park type space, a vegetable garden, or a storm water management system. As a specialty service, property managers should find a roofing contractor that specializes in green roofing.
Commercial Roofing Manufacturers
Property managers should be loosely familiar with the top commercial roofing manufacturers. More importantly, they should know who manufactured the materials on the existing roof. This is because commercial roofers work with a few primary manufacturing partners. Property managers win by hiring a commercial roofer that is factory trained or certified to work on their roof. Here are some of the top commercial roofing manufacturers property managers can become familiar with:
To learn more about any of these commercial roofing manufacturers, click their name on the list above to visit their official corporate website. Property managers can also click here to have the Property Manager Insider team locate a commercial roofer to assist with any roof inspection, repair, or replacement needs.
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