Is roof replacement a better option than maintaining it when the roof’s watertight integrity – its primary function – fails? In other words, at what point do roof leaks become intolerable, and it’s time to replace the roof?
Think about how roof leaks can affect the bottom line:
- Interior damage: To ceiling tiles, carpet, computers, gymnasium floors that could cost $500,000 to replace.
- Production downtime: Shutting a line down for a day could cost thousands of dollars in lost productivity.
- Lost business: Roof leaks at a four-star hotel can make the priciest rooms unavailable for guests.
Delaying roof replacement can add costs to a new roof project once the decision to replace it is made. Ineffective and inconsistent patching and other maintenance can allow water to penetrate the membrane and cause irreparable damage to roof system components, including insulation and the roof deck itself. Here are some potential added-cost considerations:
- Tear off – add $1-2 per square foot.
- Roof deck replacement – add $2.50-6.00.
- Asbestos removal (possible for some older facilities) – add 10% or more.
The roof contributes – on average – 5% to the construction cost of a building, but is the most litigated component of a commercial building.
Building owners/managers should use their experience to establish a projected average service life of roofs. Several factors will influence a roof’s service life: design quality, installation integrity, products, maintenance, roof use, and weather.
Here’s an example: If you manage a million square feet of roofing that has a projected life expectancy of 20-30 years, you might consider budgeting to replace 1/20 or 5% (50,000 square feet) per year. If the average installation cost is $5 per square foot, look to budget $250,000 each year.
So when you are deciding between maintaining or replacing, look at your annual maintenance costs and if they are exceeding what your annual new roof budget is, it may be time to replace.