GOOD MORNING!  IT’S HALF WAY THROUGH THE WEEK TOWARDS A LONG WEEKEND – MAKE IT A GREAT DAY!

 

 

FLAT ROOF REPAIR OR REPLACEMENT??

Is your flat roof leaking again? If your roof is relatively new, repairing any leaks or damages should be your first go-to solution.  An average flat roof repair is significantly cheaper than the cost of full replacement.  Moreover, having a pro repair your flat roof can easily extend its service life by at least 3-5 years. However, in some cases, trying to fix a leaking roof membrane might be a futile effort and a complete waste of money.  Often leaks, water damage and other issues may be the result of poor maintenance or the age of the roof itself.

Common flat roofing problems

Flat roofs have inherent design and installation peculiarities that often lead to performance issues and a shorter life span. Here are the top three:

Leaks

A leak is the most frequent and common issue on any type of a flat roof. It usually happens as a result of ponding water that puddles for more than 48 hours, after the most recent rain. Typically, water penetrates at the seams or flashings. It may also come from drains, chimneys, skylights, parapets and other penetrations.  If water gets under the membrane, into the sheathing, mold and rot can occur.

Material shrinkage

One of the most common issues for EPDM membranes is shrinkage. When rubber shrinks, it can pull off parapet walls, drip edge or a chimney.

When to repair your flat roof?

If your roof has been properly installed and maintained on a regular basis and it started to leak, repairing it is best. However, if the roof is old, has sustained major damages to due a natural disaster, or continues to leak despite the fact that repairs have already been done, replacement may be warranted.

If your roof is relatively new, look at your warranty paperwork. You may be able to have your roof repaired for free or at a discounted rate, depending on warranty terms.
There are a couple of repair options to consider:
1) If you don’t want to get yourself into an endless cycle of repairs every few months, get an EXPERT contractor to do the job. You may pay a few hundred dollars more, but you will save yourself thousands of dollars, as well as avoid stress associated with recurring problems in the long run.
2) If you have modified bitumen, you will need a pro, as it requires torching to repair.
3) If you have a leaky tar and gravel roof, finding the source of the problem is very difficult. Even the most skilled pro will have a repair success rate of less than 50%. Consequently, it will most likely need to be replaced.
4) If you have a single-ply membrane, stay away from roof coatings. They are:
a. Expensive
b. Only last 2-3 years. Afterwards, the coating starts to peel, chip and crack. If your roof still leaks, it becomes virtually non-repairable.

How often does a roof need to be replaced?

The answer to this question ultimately depends on what kind of a flat roof you have. Different materials have various life spans. Here is what you can expect:
EPDM Rubber – contrary to the recent flood of information on line, saying that EPDM lasts 50 years, its simply NOT TRUE!  Rubber is the least durable membrane, that last 10-12 years, at best. This is under perfect conditions.

TPO – you can get a good 15-20 years out of a quality product.

PVC – this is the longest lasting single ply membrane, with service life of 25-35 years, or more.

Modified Bitumen – this is another short lived material, with life expectancy of about 10 years.

Rolled Asphalt – it is almost never installed today, and for good reason. It only lasts 5-7 years.

Therefore, depending on what you have and how many years passed since it has been installed, you have a pretty accurate sense of when it will be time to replace it.
Its important to realize that many of these materials fail completely and require replacement long before these projected average life spans. This usually happens as a result of sub-par installation, or if the house is located in a particularly harsh climate.

Do a roof inspection

To determine  whether it is best to fix your leaking roof or install a new membrane, ask a professional contractor to conduct an inspection.  Make sure that you hire a pro because a pro will know all the nitty-gritty details and complexities of flat roof materials.  During the inspection, your contractor should conduct a very thoroughly examination, including:

1. Seams

2. Flashings

3. Attachment points

4. Check for cracks at joints and corners, around chimneys and ventilation slits

5. Assess any damage: deterioration, punctures, aging, leakage, ponding water, et

Regular maintenance is key!!!

Whether you have just replaced or repaired your roof, regular maintenance is the key to its longevity.  Even the best, most expensive products will not achieve optimal performance without proper care. It only takes a few easy steps:

As a rule of thumb, do maintenance once a year. You should also do the necessary upkeep on an as needed basis, for example after a major snow/rain/wind storm, freeze/thaw cycles, etc.

Remove loose and embedded debris, such as moss, sticks, etc.

Check seams and flashings for wear and tear.

Clean the drains.

THINGS TO DO IN WASHINGTON DC THIS WEEK

Jazz in the Garden – May 17 – Aug. 23

Kick back and groove to the music with sangria in hand at Jazz in the Garden on Fridays throughout the summer, held in the National Gallery of Art’s Sculpture Garden starting May 17. An eclectic mix of DC area jazz musicians lend a soundtrack to one of the city’s most idyllic scenes set around the sculpture garden’s central fountain.

This is a free seasonal tradition that you do not want to miss. Check out the lineup and the food and drink offerings.
5-8:30 p.m. | Free admission  National Gallery of Art, 6th and Constitution Avenue NW, Washington, DC 20565

More is More: Multiples’ – May 3 – Sept. 22

Art and commerce are married in this new exhibit at the National Museum of Women in the Arts. More is More will show how important and empowering messages can be delivered through art even when it’s mass-produced. The objects showcased, which include totes, toys, dinner plates, sunglasses and more, were designed by artists such as Barbara Kruger, Jiha Moon and Cindy Sherman, often in partnership with a design firm, charity or foundation. Visitors will see how these “multiples” can still be viable works of art filled with insight, commentary and humor.
Hours & Admission
National Museum of Women in the Arts, 1250 New York Avenue NW, Washington, DC 20005

Love’s Labor’s Lost’ – Through June 9

Folger Theatre offers up this Shakespeare comedy with direction by Vivienne Benesch. A young king and his three pals decide to renounce women and take up scholarly pursuits full-time. However, the Princess of France and her companions soon arrive, making the pact much more difficult to keep. Expect lovers, clowns and plenty of tomfoolery in this play that shows how hard it can be to resist the charms of the opposite sex.
Tickets

Folger Theatre, 201 East Capitol Street SE, Washington, DC 20003

CALL FAMILY ROOFING FOR A FREE ESTIMATE ON ANY ROOFING, SIDING, GUTTER AND BRICK REPAIR ISSUES (202) 276-5004!!

 

FUN FACTS ABOUT WASHINGTON DC !!

• The Smithsonian opened an experimental museum in a predominantly Black neighborhood of Washington DC. Many were skeptical that the Smithsonian would help the area, others worried about vandalism. The museum was untouched in the 1968 riots that destroyed other parts of the community.

• A 400-year-old bonsai tree survived the nuclear blast of Hiroshima in 1945. Later the tree was presented to USA as a gift and it is still flourishing in National Arboretum (Washington, D.C.) and past of the tree remained hidden till 2001.

• The National Archives keeps the Nixon White House tapes in a climate controlled vault with hopes that future technological developments could allow for restoration of 18.5 minutes of missing audio that may have been deliberately erased.

CALL US AT (202) 276-5004 OR EMAIL US AT FAMILY.ROOFING@YAHOO.COM.  PLEASE FOLLOW US ON TWITTER AND FACEBOOK!