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Benefits of roof maintenance as part of FM

This period of the year is the rainy season in Nigeria when heavy downpour is common place, causing puddles and flooding in many parts.

Rain is the ultimate integrity test for any type of roof. So significant is a leak-free roof that it is reflected in the defect liability period of a standard building contract which states clearly that a building must weather the storm of, at least, one rainy season before it is deemed to have been successfully completed.

From the facility manager’s point of view, this is the time to seize the opportunity to focus regular inspections on the roofs, ceilings, eaves and upper parts of the built environment in order to sweep out those tell-tale signs of failure and deal with any signs of damage that may or might have occurred. Plastic buckets strategically positioned to take water during the rains send a bad signal of inefficient maintenance practice.

The roof is one of the most important components of a building. It is that portion of the built environment that offers protection against sun and rain without which the content of the structure will be damaged.

The performance of a roof is measured based on its life span and effectiveness to retain its strength, chemical and physical properties, appearance and resistance to all forms of failure. Roof designers often take into account a number of design factors such as:

– Tolerance and factors of safety.

– Workmanship,

– Aesthetics

– Maintenance,

– Height of the building

– Good quality materials.

Any roof devoid of these considerations will manifest roof failures, the consequences of which are usually devastating to the extent that they sometimes claim lives and valuables.

The most common material used for roof trusses is wood. It is relatively cheap and readily available, and easily worked. These qualities give wood trusses an edge over iron for small to medium-sized buildings but in larger ones such as industrial buildings, steel trusses are used to provide stability against increased wind loads due to the height of these buildings.

Some roofs are constructed using reinforced concrete and require no trusses as the system itself is used to provide both covering and framework for the structure. Depending on the design, strength, density and installation techniques, the pores in the concrete may allow water to penetrate by capillary action and osmotic effects.

Good detailing practices, for parapets, corners, guttering, down pipes and water proofing such as flow paths, lead to suitable discharge points and ensure an impermeable membrane that keeps water out of the building. They are essential considerations in the design and construction of a reinforced concrete flat roof.

There are different types of roofing materials but the ones commonly used in Nigeria are long span aluminum, roofing tiles and zinc sheets.

Long span aluminum is durable, has low maintenance and corrosion resistant. It is not only used for roofing but also for cladding and flashings. It is economical for building construction due to its light weight and length which is tailor made to specifications.

Roofing tile is another option and guarantees many years of reliable performance. The product is virtually maintenance-free when installed.

Roofing done with corrugated iron sheets is chosen by many because of the low initial cost. It is the cheapest compared to others above. It has the disadvantage of rusting after some time and the rust level can become so high that it looks unsightly. If not changed by this period, leaks start to occur.

The facility manager’s approach to roof maintenance should be scheduled maintenance with priority focus on critical areas which include the following:

* Periodic confirmation of the integrity of bolted connections to ensure all elements are adequately secured.

* Replacement or upgrade of accessories that show signs of deterioration.

* Check parapets for failure and cracks.

* Regularly clear guttering and down pipes of debris to avoid blockage.

* Confirm the effectiveness of water proof membrane in the case of reinforced concrete roofing.

* Eliminate water stagnation if prevalent.

With these proactive guidelines, facility managers can be confident the roof is in good condition.

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