Cost Of A Commercial Roof Maintenance Plan
If you’ve had work done on your roof, you know that it can be costly to install or repair your commercial roof. If you invest in your commercial roof, why not keep your roof maintained long-term?
At West Roofing Systems, we work with building owners and managers to give them a reliable commercial roof system and maintain their roof system to save money in the long run. In this article, we break down the costs of a typical commercial roof maintenance program along with why they are essential and where you can enroll in a maintenance program.
What is a Roof Maintenance Plan?
A maintenance plan for a commercial flat roof is facilitated by a commercial roofing contractor to perform regular inspections, cleaning, and maintenance to prevent more severe damage from occurring.
Enrolling in a maintenance plan, or contract is an easy way for building owners and managers to ensure their commercial roof remains under warranty and in excellent condition while staying within their budget.
A typical roof warranty requires at least one roof inspection to be performed a year by an authorized contractor. This requirement is beneficial for the property owner and the company that issues the warranty. During the yearly inspection, the inspector will check for not only current problems but areas that could turn into problems in the future. This allows repairs to be made before they grow larger and become costly.
A good maintenance plan will go a step further; they will clean your gutters, mend your flashings and perform minor repairs for the cost of the program. Having a service team visit your roof regularly not only gives you peace of mind, but it expands your roof’s lifespan and keeps you within your warranty guidelines.
In addition to scheduled maintenance, it’s more important to have your roof maintenance team to your facility before and after severe weather (such as tornadoes, thunderstorms, hail or winter storms) to make sure any damage from the weather is minimized. Keep in mind that you want a contractor that has an emergency line in the event of water entering your building or any other drastic roof damage.
Cost of a Maintenance Plan
The cost of your maintenance plan is determined by the square footage of your building. On average, the basic commercial roof maintenance program includes:
- Roof inspection
- Cleaning of gutters and drain baskets
- Inspection report
This basic maintenance plan will cost, on average, $0.03 – $0.04 per square foot* and an additional fuel charge of about $0.75 per mile*. Anything more than the basic roof maintenance will need to be quoted by your maintenance program provider.
The great thing about maintenance plans is the ability to pay in advance for a year’s worth of visits (2-3 visits) from your contractor at once and forget about it for the rest of the year.
What Affects the Price?
Many factors affect the cost of your maintenance program. If your roof has special circumstances such as the size, condition or layout, it can increase your price. It’s usually best to have a contractor look at your roof and provide a custom quote for your maintenance plan.
If your roof is not in good condition, it will cost more for the maintenance team to get your roof into running order. Unless you upgrade your maintenance package, there is a chance that you could be billed separately for repairs.
The best time to sign up from a maintenance plan is after you have work done on your roof. This is the best way to ensure that your roof stays in good shape.
If your facility has multiple roof levels or has areas that are difficult to get to, it could increase the cost of your maintenance plan. Unfortunately, there is not much you can do about this, it’s best for your contractors to work safely and slowly, which means spending more time on your facility.
Access to Roof
Not all commercial roofs are flat; not all roofs can be walked on. Additional costs can occur when your contractor has limited access to the facility roof.
Height and distances of the roof can be multipliers for the cost of your roof maintenance. Sloped roofs often require the contractors to use a man lift or rappelling gear for roof installation. Contractors may need to rent conveyance equipment such as a crane or passenger hoist to move the crew and equipment.
Where to Sign Up for a Commercial Roof Maintenance Plan
A reliable roofing contractor that performs installation and repairs should be able to offer you a maintenance plan for your commercial roof. It’s best to hire someone that you trust. As with any service industry, you have good contractors, bad contractors, and people who aren’t contractors at all. You want to find a contractor that will work within your budget, on your schedule and leaves behind a long-lasting product.
In most cases, you will continue with your original roofing contractor that installed your commercial roof. But when you need a new contractor, it’s important to ask a lot of questions and to vet your contractor thoroughly.
West Roofing Systems M.a.R.S. Program
At West Roofing Systems, we take pride in the new roofs we install and the maintenance we provide for our customers and their commercial, industrial and manufacturing buildings. Our M.a.R.S. (Maintenance and Repair Service) Program is available for new and existing roof systems.
Our M.a.R.S. Program is available at three levels:
- Visual Roof Inspection
- Cleaning of Drain Baskets and Gutters
- Roof Inspection Report
All from Level 1 plus…
- Debris Removal
- Small General Repairs Performed
- Inspection Report for Larger Repairs
- All Seams & Flashings of Roof Top Units Inspected
- Leak Guarantee of no more than three visits* excluding larger repair areas
All from Level 2 plus…
- All Visual Repairs Performed
- Completed Roof Inspection Report with New Roof Cost
- CAD Drawing of Roof
- All Seams & Flashings on Roof Inspected
- Infrared Roof Survey
- Leak Guarantee of no more than five visits*
Choosing West Roofing Systems as a turnkey roofing company will provide you with highly trained teams and award-winning service. Our services are flexible and diverse; we can recoat, repair or replace your facility’s roof so that it lasts decades.
Under tough economic pressures and uncertainty, it is imperative for property owners and managers to spend their monies wisely and manage their facilities assets properly. The ultimate goal should be to achieve maximum roof service life at the least possible cost. For this reason, roof maintenance – in conjunction with modern life-cycle assessment techniques – has never been more appropriate.
|Maintenance programs are available for existing roof systems after a thorough audit by the roofing contractor. Industry studies show that a proactive maintenance program can lower the average life-cycle cost of a roof to $0.14 per square foot. Photo courtesy of GAF.|
An “out of sight, out of mind” attitude toward roofing systems is dangerous. It’s also poor asset management. Too many building owners and managers have been burned by premature roof failure. When water leaks into a building, hard assets, corporate profits – and reputations – start taking a beating.
Unfortunately, we live in a world looking for short-term, quick fix solutions. We often compromise by taking the road of least resistance. When it comes to roofing, we frequently believe that if our roofs are not leaking, we don’t need to bother with them. However, this attitude does not jive with reality. Here are a few facts*:
• More than 80 percent of all roofs are replaced prematurely.
• The average building owner will spend more than $127,500 on roofing over the life of the building.
• The average cost of a new commercial roof is more than $42,500 (10,000 square foot average)
Repairs, maintenance and/or roof restoration costs thousands of dollars less than roof replacement.
• Roof maintenance programs are tax deductible.
• Roof maintenance programs typically cost about 1 to 3 percent per year of the estimated total replacement costs (maintenance cost depends on coverage).
• A roof maintenance program can save up to 50 percent over the life of a 30-year roof compared to replacing it every 15-20 years.
• A roof can leak for days, weeks, or months before it is noticed inside the building.
If a building owner or manager starts out with a problematic roof, the situation typically goes downhill, creating a maintenance nightmare.
So let’s assume we are starting out with a reasonably good roofing installation as part of a new construction process or a complete tear-off and reroofing.
Our goal is to immediately – from year no. 1 – take on a preventative program to ensure maximum service life of this roof.
Maintenance is a responsibility of ownership. It is required in most roofing manufacturers’ warranties. Also, No Dollar Limit (NDL) warranties don’t cover problems related to a lack of maintenance. If water backs up in a leaf-clogged roof drain, the service call can cost as much as $300.
Most commercial roofing contractors offer maintenance services. However, to be taken seriously, these contractors should be running separate, dedicated roof maintenance divisions staffed by their most experienced craftspeople. The bare-bones components of a maintenance package should consist of the something like the following:
• Visual roof inspections –including an on-site, 50-point inspection regimen.
• Photographic, digital and/or written documentation of the roof conditions.
• Quotes for recommended work.
• Repairs for deficient conditions.
• Routine maintenance - As needed.
A maintenance program can even help building owners and managers with upfront roofing expenses. For example, a typical 20-year guarantee fee is about $17 per square foot. When it is extended using a roofing manufacturer’s Guarantee Extension program, the customer can save up to 20 percent of the per-year cost of guarantee coverage. Not to mention the annual inspections that will help prevent unexpected surprises and also catch small problems before they become big-ticket expenses.
Maintenance programs are also available for existing roof systems after a thorough roof audit is conducted by the roofing contractor.
Industry studies show that a proactive maintenance program can lower the average life-cycle cost of a roof to $0.14 per square foot. A “reactive” maintenance program – where the contractor is called in only after problems are discovered – can cost up to $0.25 per square foot. Finally, these studies show that roofs with proactive maintenance programs can last 21 years, compared to only 13 years with a reactive program.
In conclusion, property owners and managers needs to adopt a proactive roof maintenance protocol to get the maximum service lives from our roofing systems, and to reduce the collateral damage caused by leaking roofs at their facilities.
*Cost ranges are general estimates, each roofing system is unique and costs can vary. Please seek a professional quote for more specific and reliable costs.