A commercial roof is one of the most expensive components of any building, and it is also one of the most neglected. Too many building owners adopt an out-of-sight, out-of-mind approach to their roof, only paying attention when water starts coming through the ceiling. By that point, the damage is done, and the repair bill is far larger than it needed to be.
The reality is straightforward: commercial roofs that receive consistent, professional maintenance last significantly longer than roofs that are ignored. Over our 40 years in business, we have seen well-maintained roofs outlast their expected lifespan by a decade or more, while neglected roofs of the same age and material fail years early. The difference almost always comes down to a handful of maintenance practices that are neither complicated nor expensive.
Here are 10 commercial roof maintenance tips that we recommend to every building owner and facility manager we work with.
1. Schedule Biannual Professional Inspections
The foundation of any commercial roof maintenance program is regular professional roof inspections. We recommend a minimum of two inspections per year: one in the spring after winter weather has passed and one in the fall before winter begins. These two inspections serve different purposes.
The spring inspection identifies any damage caused by winter conditions, including ice dams, snow load stress, freeze-thaw cycling, and membrane contraction. The fall inspection ensures the roof is in optimal condition to handle the coming winter and verifies that drainage systems are clear and functional.
Beyond these two scheduled visits, additional inspections should be conducted after any significant weather event, including hailstorms, high wind events, or unusually heavy rainfall. Damage from these events is often invisible from the ground and can worsen rapidly if left unaddressed.
A professional inspection should cover the entire roof surface, all flashings and edge details, every penetration and curb, the drainage system, and the condition of any rooftop equipment supports. The inspector should document their findings with photographs and provide a written report with prioritized repair recommendations.
2. Keep Drainage Systems Clean and Functional
Clogged drains are the single most common cause of preventable roof damage we encounter. When drains, scuppers, gutters, or downspouts become blocked with leaves, debris, sediment, or ice, water accumulates on the roof surface. This standing water adds weight to the structure, accelerates membrane degradation, and eventually finds its way into the building through seams, flashings, or any other minor imperfection.
Drain maintenance should happen at every inspection visit, with additional cleaning in the fall when leaf drop is heaviest. All drain baskets and strainers should be cleared. Scuppers should be checked for obstructions. Downspout connections should be verified to ensure water is flowing freely to grade-level drainage. Interior drain leaders should be inspected for blockages or slow flow.
If your building experiences chronic ponding water, the problem may not be debris. It could be insufficient slope, settled insulation, or inadequate drain sizing, all of which can be addressed by an experienced roofing contractor.
3. Address Ponding Water Promptly
Ponding water is defined as water that remains on a roof surface for more than 48 hours after precipitation has stopped. While modern roofing membranes are designed to be waterproof, prolonged contact with standing water accelerates aging, promotes biological growth, and adds unnecessary weight to the structure. Over time, ponding areas can create depressions in the insulation that worsen the problem, creating a cycle of increasing water retention.
If you notice ponding water on your roof, do not ignore it. The causes can include clogged drains, deflected structural members, compressed insulation, or insufficient roof slope. Solutions range from simple drain clearing to installing tapered insulation systems that redirect water flow. Your roofing contractor can diagnose the cause and recommend the most cost-effective correction.
4. Inspect and Maintain All Flashings
Flashings are the metal or membrane components that seal the transitions between the roof surface and vertical elements like parapet walls, curbs, equipment supports, vents, and pipes. These transition points are where the majority of roof leaks originate, because they are subjected to differential movement, thermal stress, and direct weather exposure.
During every inspection, all flashings should be examined for separation, cracking, lifting, corrosion, or sealant failure. Metal flashings should be checked for rust, loose fasteners, and open joints. Membrane flashings should be checked for adhesion loss, bridging, or punctures. Any deficiencies should be repaired immediately, because a small flashing failure can allow water to enter the roof assembly and cause damage to insulation, decking, and interior finishes that costs many times more to repair than the flashing itself.
5. Maintain Sealants and Caulking
Sealants and caulking are used throughout commercial roofing systems to seal joints, penetrations, and connections that cannot be fully waterproofed with membrane or flashing alone. These materials have a limited lifespan, typically 5 to 10 years depending on product quality and exposure conditions, and they require periodic inspection and replacement.
Common areas where sealants fail include pipe penetrations, conduit entries, equipment curbs, skylight frames, and metal flashing joints. Failed sealant allows water to enter behind flashings and underneath the membrane, where it can travel long distances before appearing as a visible leak inside the building.
During maintenance visits, all accessible sealant joints should be inspected and any that are cracked, separated, or missing should be removed and replaced with compatible products. Using the wrong sealant can cause adhesion failure or chemical incompatibility with the roofing membrane, so it is important that repairs are performed by knowledgeable roofing professionals.
6. Manage Rooftop Equipment and HVAC Penetrations
Rooftop mechanical equipment is a leading source of roof damage and leak activity. HVAC units, exhaust fans, satellite dishes, conduit runs, and other equipment create penetrations through the membrane that must be properly flashed and maintained. Equipment also generates vibration that can loosen fasteners and wear through membrane material over time.
Additionally, HVAC service technicians who access the roof to maintain equipment are a frequent cause of incidental damage. Dropped tools, dragged equipment, stored materials, and careless foot traffic can puncture or abrade the membrane, often without the technician even realizing it.
To minimize damage from rooftop equipment and service personnel, consider these practices:
- Install walk pads or designated walkways between the roof access point and all rooftop equipment to protect the membrane from concentrated foot traffic
- Require all rooftop service contractors to notify building management before accessing the roof and to report any damage they observe or cause
- Inspect the areas around all rooftop equipment at every maintenance visit, paying special attention to the membrane immediately adjacent to equipment curbs and supports
- Ensure that HVAC condensate lines discharge into the drainage system, not directly onto the roof membrane where the constant moisture can cause degradation
7. Remove Debris Regularly
Debris accumulation on a commercial roof is more than an aesthetic issue. Leaves, branches, trash, construction materials, and other debris trap moisture against the membrane surface, block drainage paths, and can cause abrasion damage during wind events. Organic debris promotes biological growth that can degrade certain membrane types and clog drains.
Debris removal should be part of every maintenance visit, with additional attention during fall when trees are shedding leaves and after storms that deposit branches or other wind-blown material. Buildings near trees, construction sites, or busy roadways may require more frequent cleaning.
When removing debris, take care not to damage the membrane. Do not use sharp tools to scrape materials off the surface, and avoid dragging heavy objects across the membrane. Collect and bag debris on the roof rather than sweeping it toward drains where it can cause blockages.
8. Monitor and Repair Membrane Damage Promptly
Even well-maintained commercial roofs sustain occasional damage from weather, foot traffic, falling objects, or animal activity. The key to preventing small damage from becoming a major problem is prompt identification and professional repair.
Common types of membrane damage to watch for include punctures and tears from sharp objects or foot traffic, open seams where welded or adhesive joints have separated, blistering caused by trapped moisture within the roof assembly, cracking or crazing from UV degradation or membrane aging, and abrasion from wind-blown debris or foot traffic in concentrated areas.
When damage is found, it should be repaired using methods and materials recommended by the membrane manufacturer. Improper repairs, such as using incompatible adhesives or patches, can void warranty coverage and may not provide lasting protection. A qualified roofing contractor will ensure repairs are performed correctly and documented for warranty purposes.
9. Keep Detailed Maintenance Records
Documentation is one of the most undervalued aspects of commercial roof maintenance. A complete maintenance history serves multiple critical purposes: it provides evidence of consistent care that supports warranty claims, it creates a baseline for tracking the roof's condition over time, it informs budgeting decisions by revealing patterns in repair frequency and cost, and it provides valuable information to prospective buyers or tenants during property transactions.
Your maintenance records should include dates and findings from every inspection, photographs documenting roof conditions and any deficiencies found, descriptions and locations of all repairs performed, costs associated with each maintenance visit and repair, copies of any warranty documentation from the original installation and subsequent repairs, and contact information for all contractors who have performed work on the roof.
Many building owners find that digital record-keeping systems make it much easier to maintain, search, and share this information. Your roofing contractor should provide written reports after every visit that can be incorporated into your records.
10. Invest in a Professional Maintenance Agreement
The most effective way to ensure your commercial roof receives consistent care is to establish a formal maintenance agreement with a qualified roofing contractor. A maintenance agreement typically includes scheduled inspections, minor repairs, drainage cleaning, and written condition reports for a fixed annual fee.
The benefits of a maintenance agreement go beyond convenience. Roofing contractors who maintain your roof on an ongoing basis develop detailed knowledge of your specific roof system, its history, and its vulnerable areas. This familiarity allows them to catch developing problems that a contractor seeing the roof for the first time might miss. Maintenance agreements also typically include priority scheduling for repairs and emergency service, ensuring your building gets attention when it is needed most.
The cost of a professional maintenance program is modest relative to the value it provides. For most commercial roofs, annual maintenance costs represent a fraction of one percent of the roof's replacement value, yet consistent maintenance can extend the roof's service life by 25 to 50 percent. When you factor in the avoided cost of premature replacement, emergency repairs, and interior damage, professional maintenance is one of the best investments a building owner can make.
The Cost of Neglect
To put the value of maintenance in perspective, consider the financial consequences of neglect. A new commercial roof replacement costs $6 to $15 or more per square foot, depending on the system. For a 20,000 square foot roof, that represents an investment of $120,000 to $300,000 or more. If neglecting maintenance causes that roof to fail 8 to 10 years early, the building owner faces a replacement bill that could have been deferred for nearly a decade with an annual maintenance investment of $1,000 to $2,000.
Beyond the replacement cost, neglected roofs generate expensive emergency repairs, interior water damage claims, business interruption costs, and potential liability exposure. A single major leak in a warehouse, data center, or retail space can cause damage that far exceeds the cost of the roof itself.
Windward Roofing & Construction offers comprehensive inspection and maintenance programs for commercial buildings across the Midwest and Florida. Contact us to discuss a maintenance plan tailored to your building's needs, or schedule your next roof inspection today.
Frequently Asked Questions
Commercial roofs should be professionally inspected at least twice per year, typically in spring and fall. Additional inspections should be conducted after major weather events such as hailstorms, high winds, or heavy snowfall. Buildings with older roofs, heavy rooftop equipment, or a history of problems may benefit from quarterly inspections.
A professional commercial roof maintenance program typically costs between $0.03 and $0.10 per square foot per year, depending on roof size, system type, and the scope of services included. For a 20,000 square foot roof, that translates to roughly $600 to $2,000 annually. This investment routinely saves building owners many times that amount by catching small problems before they become major repairs and by extending the roof's service life by 5 to 10 years or more.
Yes. Industry studies and our own 40 years of field experience consistently show that commercial roofs receiving regular professional maintenance last 25 to 50 percent longer than neglected roofs. A TPO or EPDM roof with a 20 to 25 year expected lifespan can often reach 30 years or more with consistent care. The key activities are biannual inspections, prompt repair of any damage found, drainage system cleaning, and sealant maintenance.
The most common causes of premature commercial roof failure are neglected maintenance, clogged drainage systems that cause ponding water, deteriorated flashing and sealants around penetrations, damage from foot traffic or contractors working on rooftop equipment, and improper repairs performed by unqualified personnel. Nearly all of these issues are preventable through a consistent maintenance program.