Care Preventative Maintenance Guide Liquid Applied Systems

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Care&Preventative

MaintenanceGuide

Liquid‐AppliedCoatingsandRoofingSystems

8/2016

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Overview

Duetoitsconstantexposuretoheat,cold,ultraviolentradiation,rain,snow,hail,highwinds

and/ormechanicaldamage,aroofcanbethemostvulnerablecomponentofabuilding's

exterior.Despitethesenegativeeffects,long‐termperformancecanbeenhanced,andmajor

roofproblemsavoided,throughcorrectdesign,qualitymaterials,properinstallation

proceduresandworkmanship,andacomprehensiveroofmaintenanceprogram.Thecostofa

comprehensivemaintenanceprogramisminimalcomparedtothecostofrepairingand/or

removingandreplacingadamagedroofingsystem.

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Theroofingsystemisacriticalassetintheoverallbuildingenvelope,andshouldbetreatedas

such.Identifyingandcorrectingpotentialproblemsearlyisparamounttoensuringthatsmall

problemsdonotbecomemajorissues.Itisalsoessentialinmaintainingtheintegrityofthe

roof,protectingthebuilding'scontents,andavoidinginterruptionofthebuilding’sintended

function.Athoroughandconsistentmaintenanceschedulewillnotonlyextendthelifeofthe

roofingsystemandlowerlifecycleandreplacementcosts,butwillhelpprotectotherbuilding

componentsaswell.

ContentsPage

 GeneralCare&PreventativeMaintenance............................................2

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Semi‐AnnualInspections........................................................................ 4

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InspectionChecklist...............................................................................6

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RoofSpecificLeakInvestigation.............................................................8

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EmergencyRepairs................................................................................. 9

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RoofAlterations.....................................................................................10

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GeneralCare&PreventativeMaintenance

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Thefollowingisalistofgeneralcareandmaintenancerecommendationsthat

willhelpachievemaximumperformancefromtheroofingsystem.

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 Provideproperdrainage...tominimizestandingwaterontheroof.Keeptheroofsurface

cleanfromleaves,pineneedles,twigs,paper,accumulateddirtandotherdebris,which

tendstoaccumulateatandclogdrains.Cutbacktreesorbranchesgrowingtooclosetothe

roof.Pondingofwateronthesurfaceoftheroofingsystemwillincreasetheprobabilityof

moistureenteringthestructureintheeventofapunctureorothermechanicaldamageto

theroofingmembrane.

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 Checkthebuildingexterior...forsettlementormovement.Cracksinthewallsarea

warningofpossiblecracksintheroofsubstrateandflashing.Ensurethatoverhangs,

cornices,fasciae,andedgingareingoodcondition.

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 Avoiddamagingtheroofingsystem...byexposingittoanyofthefollowing,whichcould

causeprematuredegradationofthecoatingormembrane:

o Liquidscontainingpetroleumproducts

o Solvents

o Greaseusedforlubricatingrooftopunitsorfromrestaurantvents

o Oils(neworold)usedforairconditioningorcompressorunits

o Kitchenwasteorotheranimalfats

o Chemicals

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 Theuseofcatchpans...(includingproperdrainageofthesepansorothermeansof

protection)maybeusedtoprotecttheroofingmembranefromexposuretogrease,

chemicals,andothermaterialsthatwouldotherwisebeexpelledontotheroofsurface.

Prolongedexposuretothesematerialscancauseswellingandpossibledegradationofthe

roofingsystemifspillsarenotremovedinatimelymanner.

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 Checkforsignsofalgae,mold,mildew...orotherplantgrowthontheroof,particularlyin

shadedareasthatholdwater.

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 Unprotectedareas...oftheroofingsystemaremoresusceptibletodamagefromheavy

foottrafficandadditionalmeasuresmustbetakentoavoiddamagetothesystem.See

optionsbelowand/orcontactGAFforrecommendationswhereheavyfoottrafficis

expected.

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 Ifsnowremovalisnecessary...useplasticshovelsandbecarefulwhenworkingaround

protrusionsorotherareaswheredetailworkcouldbedamaged.Snowblowers,picks,axes

andshovelswithsharpedgesmustnotbeusedontheroof.

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 Removeforeigndebris...suchasglass,bolts,nails,screws,metalshavings,andanyother

materialsthatmaycausepuncturesorcutstotheliquid‐appliedcoatingorroofingsystem.

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 Limitroofaccess...Mostroofdamageiscausedbyindividualsthatarenotauthorizedto

accesstheroof,orbyindividualsthatarenotawareofthedamagethatcanbecaused

whenproperprecautionaryproceduresarenotfollowed.Roofaccessshouldbestrictly

limitedtoauthorizedpersonnelandoutsidepersonnelshouldbeinformedastothe

precautionsnecessarywhenaccessingtheroof.Makealogofallvisitorsandmaintenance

personnelaccessingtheroof.

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 Makesurethatmaintenancepersonnel...arewarnedagainstdroppingtoolsand

equipmentonthecoatedroofsurfaceinordertoavoidpuncturingthemembrane.When

servicingtherooftopHVACunits,antennas,solarpanels,satellitedishes,etc.,careshould

betakenwhenplacingtools,metaldoors,lids,pans,orsharpobjectsonthecoatingsystem

surface.Whenmovingroof‐mountedunitsorequipmentovercoatedroofs,avoiddamage

byplacingsmoothplywoodoverthecoatingmembranepriortomovinganyequipment.

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 Repairofanydamage...causedbymisuseoftheroofingsystemistheresponsibilityofthe

BuildingOwner.TheBuildingOwnerisalsoresponsibleforensuringthatanysuchdamageis

properlyrepairedbyeithertheoriginalcontractorofrecordoranapprovedGAFcontractor.

Iftimelyrepairsarenotmadetorectifymechanicaldamageorothermisuseoftheroofing

system,thiscanresultintheneedformajorrepairsorreplacementoftherooforroof

coatingsystemattheowner’ssoleexpense.

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Semi‐AnnualInspections

NOTE:Theliquid‐appliedroofingsystemorcoatingmaybeslipperywhenwet.Exercisecaution

whenwalkingontheliquid‐appliedroofsystemorcoatingduringorafterarainshower,orif

moistureispresentintheformofdew,frostorice.Payattentionwhilewalkingonlight‐colored

surfacesasiceorfrostbuild‐upmaynotbeasvisibleasonadarksurface

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Semi‐AnnualInspections

Consistofacleaningandvisualexaminationoftheroofcoatingsystem.Theinspectionshould

includetheoverallcoatingconditionaswellastheintegrityofflashings,ventpipesandother

protrusions,skylights,drains,gutters,parapetwallsandcaps,adjacentwalls,andmechanical

equipment.Alsocheckforevidenceofanybiologicalgrowthorotherforeigndebris.

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PreventativeMaintenanceProgram

Consistsofregularlyscheduledinspectionsandsubsequentcorrectiveactions,intendedto

maximizethelifeexpectancyoftheroofingsystem.Itisrecommendedthatpreventative

maintenancesemi‐annualinspectionsbescheduledinthespringandfall.

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AdditionalInspections

Inadditiontothescheduledsemi‐annualinspection,additionalinspectionsshouldbe

schedulediftheroofisexposedtoabusiveorunusualconditionsincludingbutnotlimitedto

thoselistedbelow.Maintenanceprogramsthatincludesemi‐annualinspectionscanusuallybe

arrangedthroughtheinstallingcontractororanotherapprovedGAFcontractor.Theycanalso

beperformedbyaregisteredroofconsultantorotherqualifiedpersonnelwhohavebeen

properlytrainedinliquid‐appliedroofingsystemsandsafety.Theseinspectionsshouldbe

attendedbytheBuildingOwnerand/orin‐housemaintenancepersonnelresponsibleforthe

roof.Additionalroofinspectionsshouldbeconductedwheneveranyofthefollowingconditions

occur:

1. Exposureoftherooftosevereweather,suchasstrongwinds,hailorcontinuousheavy

rainfall.

 Examinetheroofforseverelypondedareas,accumulateddebris,andanydamageto

thebuildingcomponentsthatmayallowmoisturetoinfiltratetheroofing

membrane.Thecoatingorliquid‐appliedsystemshouldalsobeexaminedinareas

wheresevereconditionsmayhavecausedpunctures,tears,abrasionsorloose

coating.

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2. Afterrepairorreplacementofrooftopequipment,oratanyothertimewhentheroofmay

beexposedtoactivitiesfromothertradeswheredamagemayoccur.

 Examinetheroofforspills,debris,sharpobjects,punctures,excessivewear,orother

damagecausedbyheavytrafficormodificationstotheroof.

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CleaningProcedures

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WARNING:Theliquid‐appliedroofingsystemorcoatingmaybeslipperywhenwet.Exercise

cautionwhenwalkingontheliquid‐appliedroofsystemduringcleaning.

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1. Removeanybuild‐upofrocks,branches,leaves,pineneedlesandotherforeigndebris,as

wellasexcessivedirtbuild‐uparounddrainsandotherlowareas.Useaplasticrake,

medium‐bristlepushbrushorotherappropriatemethodforremovingthisaccumulated

debrisfromtheroof,usingtheleastamountofpressurepossible.Removeanyexcessive

build‐uporblockagefromdrains,guttersanddownspouts.Ensurethatdownspoutson

multi‐levelroofsdonotdumpdirectlyontothecoatedroofsurfacebelow.Trimany

overhangingtreestopreventexcessiveleafandpineneedleaccumulation,allowingas

muchsunlighttotheroofaspossibletohelpeliminatemildewandalgaegrowth.

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2. LiberallyapplyGAFUnitedCleaningConcentrate,dilutedataratioof1partconcentrateto

10partswater,underlowpressuretoagivensectionoftheroofattherateof0.4to0.7

gallonsper100ft2(1.6to2.9L/m2).Allowthecleanertositforaminimumof15minutes.

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3. Makesurethatareaswherealgae,mold,ormildewgrowthhasoccurredarethoroughly

saturated.Theseareasshouldalsoreceiveadditionalscrubbingwithamediumtostiff

bristlebrushtoassurethemostcompleteremovalpossible.

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4. Pressurerinsetowardthedrainsusingcleanwateranda1,200to1,500psipressure

washer.Useafantipontheextensionwand,heldnocloserthan12"(305mm)fromthe

coatedroofsurface.Lowareaswherethedirthasaccumulatedmayrequireadditional

agitationusingabroomorcleaningpad.IMPORTANT:Roofwash‐offcatchmentsystems

shouldbeinplacewhenrequired.Besuretofollowstateandlocalrequirementsforroof‐

washoffcatchmentsduringthecleaningprocess.

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InspectionChecklist

Pre‐Inspection

 Priortotheactualroofinspection,adetailedroofplanshouldbeprepared,onwhichany

defectsandnotescanberecorded.



 Priortogoingontotheroofitself,inspecttheundersideofthedeck(ifaccessible),aswellas

theoutsideofthebuilding.Noteanysignsofexcessivemoistureordeterioration.These

observationscangivecluestonotonlyproblemswiththeroof,butalsootherconditions

affectingtheperformanceofthebuildingenvelope.

Checklist

AreaofConcernTreatment

RoofMembrane&

Flashings

 Ensurethattheoverallroofcoatingmembraneis

soundandfreeofmechanicaldamage,splits,

crazing,andcracking.Inareaspronetostanding

water,inspectthecoatingsurfaceforsignsof

blisters,delamination,ordegradationcausedby

biologicalgrowth.

RoofDrains&Scuppers  Ensurethatroofdrainsandscuppersareclearand

freeofalldebristoallowforproperdrainage.

Checkdraincoverstoverifythattheyaretight

andproperlyfastened.Ensurethatthecoating

arounddrainsandscuppersissoundandfreeof

blisters,tears,anddelaminations.

Gutters  Ensurethatguttersarecleanandfreeofany

debristhatwillinhibitproperdrainage.Ifdrains

arecoated,inspectcoatingtoensurethatitis

soundandfreeofblisters,tearsand

delaminations.

ParapetWallsandCaps Inspectinterfacebetweenroofdeckandparapet

wallstoensurethattherearenosplitsortears,

andthatthecoatingmembraneisfully‐adhered

andsound.Examineparapetwallsandcapsto

ensurethattherearenocracksorbreaksinthe

substrateormembranethatwillallowmoisture

toenterbeneaththecoatingsystem.



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

Checklist(Cont.)

AreaofConcernTreatment

Protrusions Inspectthereinforcedcoatingaroundall

protrusions,suchasventpipes,foranysignsof

splits,tearsordelaminationsaroundthebase.

Ensurethatventpipeshavethepropercaps

installed.Inspectcoatingtoensurethatitisstill

self‐flashingandsecurearoundthetopofall

protrusions.

RoofMountedEquipment  Allrooftopequipmentshouldbeinspectedto

ensurethatitiswell‐securedtothebaserisers,

andthatthecoatingandreinforcementaround

thebaseissoundandfreeofblisters,tearsand

delaminations.

Skylights Checkthereinforcementaroundallskylightsto

ensurethatitissoundandfreeofblisters,tears

anddelaminations.

OtherDetails Checkthebricksandmortaronchimneys,aswell

ascaulkingorjointsinmetalflashingssuchas

copings,counter‐flashings,rooftopunits,curbs,

caps,expansionjoints,etc.Repairorreplace

caulkingasnecessary.

MoistureAnalysis

(optional)

 Ifdamagehascausedconcernwithmoisture

penetrationintotheroofsubstrate,anon‐

destructivemoisturedetectionsurveycanbe

conductedtoprovideanaccurateanalysis.Two

commonmethodsarenuclearmeteringand

infraredthermography.Amoisturemeterprobe

canalsobeinsertedthroughthecoating;

however,thisisadestructivemethodandwill

requirethedamageberepaired.

MinorRepairs Areasfoundtoneedminorrepairs(e.g.,small

puncturesandtears)duringtheinspectionmaybe

repairedwiththespecifiedflashinggrade

product.Moreextensiverepairsmaybetreated

withthetopcoatproductwithfabric.Forproject‐

specificrecommendations,pleasecontactGAF’s

TechnicalServices.

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



RoofSpecificLeakInvestigation



Onmetaldecks...itisimportanttoidentifythedirectionofthedeckflutesanddeckslope.

Moisturemayinfiltratethroughtheroofingsystem,migrateinthelowerflutesofthedeck,and

leakinsidethebuildinginlowareas.



Onconcretedecks...oronprojectswheretheexistingroofingmaterialisleftinplace,leaks

mayresultfrommoistureentrapmentatthetimeoftheoriginalinstallation.



Onpoorlyinsulatedroofingassemblies...leaksmayoccurastheresultofcondensation.Itis

thereforeimportanttodeterminetheleaklocationandfrequency.



1. Beginleakinvestigationsbyconductingathoroughvisualinspectionofthegenerallocation

ontheroofwhereleakshavebeendetectedinsidethebuilding.



2. Inspectdetailareassuchasdrains,vents,scuppers,HVACandotherroof‐mounted

equipment,parapets,pondedwaterareas,etc.Iftheroofisdryatthetimeofinvestigation,

areaswherewaterpondscanbeidentifiedbyevidenceofaccumulatedresidueonroof

membrane.



3. Examinelowerareasoftheroofformoisturebeneaththeroofcoatingsystem(soft

insulationcanbedetectedwhenwalkingovertheroof).



4. Checkareasaroundmechanicalrooftopequipment,drains,skylights,roofhatches,

expansionjoints,pipes,vents,etc.toidentifycutsorpuncturesinthecoatingmembrane.



5. Exploretheconditionofmetalflashings(i.e.,edging,coping,expansionjointcovers,parapet

caps,etc.)forcracksandimproperlysealedjoints.



6. Whenavisiblesourceoftheleakhasnotbeenidentified,wetthesystemattheanticipated

leakareawithwaterandexaminetheinteriorareaforleaks.













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



EmergencyRepairs



GAFmustbenotifiedofanyleakswithin30daysofdiscoveryofaleakorGAFwillhaveno

responsibilityformakingrepairsorreplacingthatportionoftheproductsthatleakasaresult

ofamanufacturingdefect.TheBuildingOwnermaymaketemporaryrepairstominimize

damagetothebuildingoritscontentsinanemergency.Onlyqualifiedworkersshouldperform

temporaryrepairs.Theserepairswillnotresultincancellationoftheapplicableguaranteeor

warrantyaslongastheyarereasonableandcustomaryanddonotresultinpermanentdamage

totheGAFroofingmaterials.Whenweatherconditionspermit,permanentrepairsshouldbe

completedbyanapprovedGAFcontractor.



Repairsshouldnotbemadewithasphalt‐basedproductsunlessawetpatchtypeproductis

neededforemergencypurposes.Ifwetpatchproductsareusedtheymustbecompletely

removedatthetimepermanentrepairsaremade.



TemporaryDrySurfaceEmergencyRepairs

 CleanthecoatingsurfacearoundthedamagedareausingGAFUnitedCleaningConcentrate.



 Rinsetheareawithcleanwaterandallowittodry.



 Applythespecifiedflashinggradeandembedfabricasneededtoprovideadditional

strength.ContactGAFTechnicalServicesbeforeanyotherproductisusedtoconfirmits

suitability.



SpecificRepairstoLiquid‐AppliedRoofingSystemsoverSprayPolyurethaneFoam(SPF)

Insulation

 Minorbreaksinthecoatingormechanicaldamagetosprayedpolyurethanefoam(SPF)may

berepairedwithFlexsealandthentop‐coatedwithanapprovedGAFcoating.Thedamaged

foammustbecompletelycutawaypriortorepairing.Iftherepairedareaislargerthan2"

(51mm)indiameter,consultGAFTechnicalServicesforproperrepairprocedures.Note:If

siliconeisneededforarepair,theareamustbefilledwithUnisilandfabricorUnisilwith

UnisilFibers.



 Largeblistersthatarenotleakingbuthavebrokenopenshouldberemovedandrepairedby

anapprovedGAFcontractor.Iftheblisterhasnotbrokenopen,GAFrecommendsleavingit

inplace.





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



SpecificRepairstoLiquid‐AppliedRoofingSystemsNotOverSprayPolyurethaneFoam(SPF)

Insulation

 Repairminormechanicaldamagetotheliquid‐appliedcoatingmembranewiththespecified

flashinggradeproduct,andthentop‐coatedwithanapprovedGAFcoating.Thedamaged

membranemustbecompletelycutawaypriortorepairing.Iftherepairedareaislarger

than2"(51mm)indiameterconsultGAFTechnicalServicesforproperrepairsprocedures.



 Iftheliquid‐appliedroofingsystemincorporatesreinforcementfabric,thentherepair

shoulduseacombinationofthespecifiedflashinggradewithreinforcedfabric.



 LargerepairsshouldbecompletedbyanapprovedGAFcontractor.

RoofAlterations

General

GAFmustbenotifiedofanyplannedroofalterationspriortosuchalterationsbeingmade.

Coverageundertheguaranteeorwarrantymaybejeopardizedif:

 GAFisnotnotifiedofalterations.

 Theoriginalcontractorofrecord(oranotherpre‐approvedGAFcontractor)doesnotdo

therequiredwork.

 Non‐GAFproductsareused.

Allalterationsmustbepre‐approved,includingbutnotlimitedtomodificationssuchasroof‐

topHVACunitsorotherequipment,pipes,satellitedishes,antennas,conduit,general

penetrations,skylights,etc.







______________________________________________________________________________

NOTE:Thesemaintenanceandinspectionproceduresareprovidedforguidelineuseonly.The

approvedGAFcontractororaprofessionalroofconsultantmayprovideamoredetailed

maintenanceprogram.Maintainrecordsofroofdamageandmaintenanceinspectionsforeach

buildingroof.