Top Factors Affecting the Lifespan of Your Commercial Roof in NJ
For any business in New Jersey, your roof is as much of an investment as anything else. You want to ensure that you choose a roof that is going to last for many years. Additionally, ensuring its longevity and durability is crucial to avoiding costly repairs and premature replacement. Knowing the factors that affect the lifespan of your commercial roof and understanding how to take appropriate measures can help extend your commercial roof’s life and protect your investment.
Let’s have a look at the top factors affecting the lifespan of your commercial roof in NJ and what to do about them.
The Average Lifespan of Commercial Roofing
It’s one thing to know what subtracts from the lifespan of your roofing materials. It’s another thing to know how long your roof is going to last on average. That way, you can visually chart how well your commercial roof is holding up and possibly make adjustments or get repairs to ensure you get your money’s worth.
Here is the average lifespan of common commercial roofing materials:
- Asphalt shingles: On average, asphalt shingles have a lifespan of around 20 to 30 years.
- Built-up roofing (BUR): BUR roofs are known for their durability and can have an average lifespan of 20 to 30 years or more.
- Modified bitumen: These roofs have a lifespan of 20 to 30 years.
- Single-ply membranes:EPDM roofs typically have a lifespan of 20 to 30 years, while TPO and PVC roofs can last around 20 to 25 years.
- Metal roofing: Steel and aluminum roofs typically have an average lifespan of 40 to 60 years, while copper roofs can last well over 70 years or more.
Roofing coatings: On average, roof coatings can last anywhere from 10 to 20 years or more.
Regular Maintenance and Inspections
Regular maintenance and inspections are crucial for identifying potential issues and addressing them promptly. Routine inspections can help detect minor damages, such as loose shingles, cracks, or leaks, before they escalate into major problems.
The kind of material you have on your commercial roof is going to dictate your maintenance and inspection routine. For example, BUR systems need to be regularly checked for blistering, cracking, and membrane separation. In single-ply membrane roofs, the inspection will focus more on the flashings, seams, and seeking out any punctures or tears that need to be repaired. If you have a metal roof on your commercial property, maintenance may require fixing loose or cracked panels, repairing failed sealants, and keeping an eye out for corrosion.
As with residential roofing, you should also focus on regularly cleaning debris from the gutters and valleys of your roof. Any ponding water must also be addressed, because it could cause water damage over time. Additionally, periodic maintenance tasks, such as resealing joints, replacing damaged flashing, or reapplying roof coatings, can significantly extend the lifespan of a commercial roof. Roof coatings, such as acrylic or silicone coatings, provide an additional layer of protection and can enhance the roof’s durability and weather resistance.
Quality of Materials and Installation
Another determining factor in the lifespan of your commercial roof is the quality of the materials and installation. Did you have a trusted local commercial roofing company like RGB Construction install your roof or someone else? So long as your commercial roof was installed with high quality materials, you should see at least the average lifespan of the materials.
Additionally, the installation process is equally important. Improper installation can lead to premature roof failure, even if high-quality materials are used. When choosing a commercial roofing company, it’s crucial to select a team with a proven track record of excellence in installation. Reputable contractors follow industry best practices and manufacturer guidelines to ensure the proper installation of your commercial roof.
Furthermore, working with a reputable roofing company provides you with the benefit of warranty coverage. Most manufacturers offer warranties on their roofing materials, but these warranties often require proper installation by a certified contractor. By choosing a trusted local commercial roofing company, you ensure that your roof is installed according to the manufacturer’s specifications, maximizing your warranty coverage and protecting your investment.
Climate and Weather Conditions
New Jersey experiences a diverse climate, ranging from hot summers to cold winters and a moderate amount of rainfall throughout the year. These weather conditions can take a toll on commercial roofs. Extreme temperature fluctuations, prolonged exposure to UV radiation, heavy snow, ice dams, high winds, and frequent rain can all impact the performance and longevity of the roof.
Commercial roofing materials are, fortunately, designed for New Jersey weather. For example, Built-Up Roofing (BUR) systems are known for their durability and weather resistance. BUR consists of multiple layers of bitumen and reinforcement materials, providing excellent protection against the elements. Similarly, single-ply membranes like EPDM (Ethylene Propylene Diene Terpolymer), TPO (Thermoplastic Olefin), and PVC (Polyvinyl Chloride) offer resistance to UV radiation, ozone, and even extreme temperatures.
Metal roofing is another popular choice for commercial roofs in New Jersey. Metal roofs are highly durable, resistant to weather elements, and can withstand high winds and heavy snow loads. They are available in various materials, including steel, aluminum, and copper, with different coatings and finishes to enhance their weather resistance and aesthetic appeal.
Proper Ventilation and Insulation
Two things that you do not want to overlook are ventilation and insulation. Each plays a critical role in preserving the integrity of your roof by preventing issues such as heat buildup, condensation, and moisture accumulation.
Ventilation
Proper ventilation allows for the free flow of air in and out of the roof space, helping to regulate temperature and reduce excess heat. Inadequate ventilation can result in trapped heat, which can cause the roofing materials to deteriorate more rapidly.
During hot summer months, a poorly ventilated roof can reach excessively high temperatures, causing the shingles to become brittle, lose their granules, and deteriorate prematurely. In addition, trapped heat can lead to increased energy consumption as the cooling systems struggle to maintain a comfortable indoor temperature.
In colder months, improper ventilation can contribute to condensation issues. When warm, moist air from the building’s interior rises to the cold roof space, it can condense on the underside of the roof deck or insulation. This condensation can lead to mold growth, wood rot, and damage to the roofing materials.
To address ventilation needs, commercial roofs often incorporate intake vents at the soffit or eave areas to allow fresh air into the roof space. Exhaust vents, such as ridge vents, roof vents, or turbine vents, are installed near the roof’s peak to facilitate the exit of hot, stale air. This ventilation system creates a natural airflow that helps maintain optimal temperature and moisture levels within the roof space.
Insulation
Like ventilation, insulation is essential for energy efficiency, as it helps with temperature regulation and moisture control. First and foremost, insulation keeps the interior of your business cooler by minimizing heat gain and transfer, thereby lessening the burden on your HVAC system. Moisture control is also important for commercial properties, especially if you are storing or warehousing materials. Without moisture control, there may be significant damage to roofing materials, including rot, mold growth, and the deterioration of structural components.
Building Design
Here is one factor that you may not have considered: the design of the building. There are, in fact, several elements that may impact how long your commercial roof remains functional.
- Roof slope: The slope or pitch of the roof is an essential consideration. Steep-slope roofs allow water to drain more efficiently, reducing the risk of water pooling and potential leaks. On the other hand, flat or low-slope roofs require proper drainage systems to prevent water accumulation and promote effective runoff.
- Roof penetrations: The number and type of roof penetrations, such as vents, skylights, HVAC units, or pipes, can impact the roof’s integrity. Proper flashing and sealing around these penetrations are critical to prevent water infiltration and potential damage.
- Roof access: The design and placement of rooftop access points, such as stairs or hatches, should be carefully considered to minimize foot traffic and potential damage to the roof membrane. Creating designated walkways or using protective measures can help preserve the roof’s integrity.
Foot Traffic and Roof Access
Though this was mentioned above, it’s worth mentioning again. Commercial roofing tends to see more foot traffic than residential roofing, whether for maintenance, rooftop equipment, or even businesses that conduct their work outside (rooftop restaurants, bars, gardens, or event spaces). However, the amount of foot traffic and accessibility to the roof can impact its lifespan. Excessive foot traffic, especially in areas not designed for regular use, can cause damage to the roofing materials, such as punctures or cracks. This is especially true for membranes and coatings.
If you must have people on the roof, use the tips mentioned earlier.
Proper Drainage
Adequate drainage is vital for the longevity of a commercial roof. Poorly designed or clogged drainage systems can lead to water pooling, which can accelerate the deterioration of roofing materials and cause leaks.
Regular inspection and maintenance of gutters, downspouts, internal drains, and scuppers are necessary to ensure proper water flow and prevent moisture-related issues. Proper slope and design of the roof, along with the installation of appropriate drainage systems, can help divert water away from the roof effectively.
Environmental Factors
Environmental factors also significantly impact the performance and lifespan of a commercial roof. Here are some key considerations:
Pollution and Industrial Emissions
Commercial buildings located in urban or industrial areas may be exposed to higher levels of pollution and emissions. Pollutants in the air, such as sulfur dioxide or acidic compounds, can deteriorate roofing materials over time. Industrial emissions, chemical fumes, or airborne particles can also have a corrosive effect on the roof’s surface, leading to premature aging and deterioration.
Proximity to Saltwater
New Jersey has some incredible coastlines and beaches. Unfortunately, that saltwater may be wreaking havoc on your roofing materials. The salt content in the air can accelerate the corrosion of metal components of the roof, such as flashings or fasteners. Saltwater exposure can also cause accelerated degradation of roofing materials, leading to reduced lifespan if not properly addressed and maintained.
Vegetation and Mold
The presence of vegetation, such as trees or plants, on or near the roof can impact its longevity. Overhanging branches can scratch or damage the roof surface, while falling leaves or debris can clog gutters and drains, leading to water accumulation. Moisture retention can promote the growth of algae, moss, or fungi, which can deteriorate roofing materials and compromise their performance.
Wildlife
Commercial roofs may be susceptible to wildlife or pest activity, such as birds, rodents, or insects. Bird droppings can be acidic and cause damage to the roof surface if not cleaned regularly. Rodents or insects can chew through roofing materials, create nesting sites, or cause structural damage.
Severe Weather Events
Although New Jersey’s climate was mentioned earlier, it is also important to note that severe weather events will impact the lifespan of your roof. While NJ does not face the same weather-related threats as places like Florida or California, there is a chance of strong winds, heavy snow, and hailstorms. These events may affect the roofing materials, flashings, or the entire system.
Mechanical Equipment
Commercial roofs often house mechanical equipment, such as HVAC units, exhaust systems, or communication devices. Improper installation or maintenance of this equipment can cause damage to the roof, especially if not properly secured or if foot traffic is not controlled. Regular inspections and following manufacturer’s guidelines for equipment installation and maintenance are essential to minimize potential roof damage.
