Roof Maintenance Programs

Roof walk and visual inspection. Every square foot gets looked at — membrane condition, seam integrity, ponding zones, flashing details, penetration boots, equipment-curb membrane, drains and scuppers, parapet copings, expansion joints. Issues are photographed and flagged in the report.

Drain and scupper clearing. Roof drains accumulate leaves, plastic bags, shingle granules, and dirt. A blocked drain in a heavy NJ storm is the leading cause of catastrophic flat-roof failure — water backs up over the parapet or finds entry through every small flaw at once. We clear every drain and scupper, verify positive flow with a hose test, and document downspout discharge points.

Sealant renewal at penetrations. Every pipe boot, conduit penetration, antenna mount, and equipment curb has sealant that ages out at 5-7 years. We strip degraded sealant and replace with polyurethane (Sika 1A or similar) on a rotating schedule — not all penetrations every visit, but every penetration on a 2-3 year cycle.

Flashing detail check. Wall flashing, counter flashing, parapet coping, expansion joint covers — all checked for movement, gaps, and sealant failure. Minor issues fixed on the spot; major issues flagged in the report with photos and repair recommendations.

HVAC condensate line inspection. Condensate from rooftop HVAC equipment is the leading cause of slow chronic membrane damage on commercial roofs. We verify condensate is discharging to designated points (not pooling directly on the membrane) and recommend modifications when needed.

Photo-documented condition report. Every visit ends with a written report: photos of issues found, photos of work performed, recommended next-action items, and a budget impact summary for any capital-level items identified. Standard deliverable within 5 business days of the visit.

Most premium commercial warranties (GAF Diamond Pledge, Carlisle Total Roof System 30-year, Sika Sarnafil 25-year) require annual professional inspection and documented maintenance to remain valid. A building owner who skips maintenance loses warranty coverage even if the manufacturer never gets called.

When a warranty claim does happen, the manufacturer's inspector asks for maintenance documentation first. No documentation, no claim — the manufacturer denies coverage and the building owner pays for the repair out of pocket.

Our maintenance programs are designed to satisfy the documentation requirements of every major manufacturer warranty. The condition reports, photos, and work-performed logs are the format the warranty inspectors expect.

On older roofs out of warranty, maintenance still pays off — it catches small problems before they become major ones and extends total service life 30-50% over an unmaintained roof.

Standard program: twice-yearly inspections (spring and fall), drain clearing each visit, photo-documented report, sealant renewal on rotating schedule. Annual flat fee billed in advance or quarterly.

Premium program: quarterly inspections, drain clearing on every storm forecast over a threshold (we monitor NWS data), full sealant renewal on a 2-year cycle instead of 3, prioritized emergency response with guaranteed response times, included minor repair allowance per year.

Custom programs for multi-building portfolios: REIT-level portfolio maintenance with consolidated reporting, single-vendor coordination across multiple property managers, capital planning input for budgeting.

Pricing varies by roof size, building count, accessibility (ladder access vs roof hatch vs scissor lift), and program tier. We quote annually after a single baseline inspection. No long-term contracts required — programs are renewed annually with the option to upgrade or downgrade based on the year's findings.

Emergency response priority for program clients: 2-4 hour response during business hours, 4-6 hour overnight. Non-program building owners get next-available scheduling, which can run 24-72 hours during storm seasons.