Timely roof maintenance performed on a regular basis saves money. Full protective coating done periodically can save 2/3rd the cost of replacement and prevent costly business interruption. It interrupts the replacement cycle.

Your tax bracket adjusts your savings upward. Roof maintenance is 100% deductible the year it is performed (consult your tax preparer for details). Roof replacement is not. If your federal rate is 39% and state is 6%, knock 45% off the maintenance costs to get your effective cost.

Most roofs can use maintenance. The only ones that don’t are either new or so far gone that it’s too late.  The challenge every building owner has, is knowing when it’s too late - or, too early. Avoiding “too late” is always the mantra of the owner. The minor extra cost of “too early” is typically marginal in this equation. Always include gutters and drains in your inspections.

Roofing experts, professional property managers, and associations concur on when it is to be performed.  At spring and fall the entire roof should be evaluated and planned maintenance performed. After any serious storm or the first evidence of problems is the next time to do it. Spring inspections assess and address winter’s roof damage. Fall’s attention to the details prepares it for the rigors of winter, which often times presents greater challenges with exposure to ice, moisture, freeze/thaw cycles, etc.

Specialized roof cements and coatings are most common for roof care. If they are developed and applied properly, they present the most cost effective approach to extending roof life. Common threads of effective products include weather resistance, UV stability, and as recognized even more so now than ever – color.

Greater attention has been given of late to white colored roof coverings for their energy savings benefit. What once was purchased for the ability to reduce summertime cooling needs, has received more recognition for its ability to control maintenance needs. There is a good deal of evidence for this. Bright white roofs (especially) resist heating. This puts less stress on the system below. But more importantly, it greatly reduces the thermal induced movement resulting from cool rains on a hot surface, expansion and contraction, therefore aiding in reducing future maintenance needs.

Theories abound as to the best timing to perform full coating maintenance. Application should be avoided during very cold temperatures, since the expansion of the roof covering when heated up may expose other deficiencies that would best have been addressed during the reinforcement stage prior to coating.  Also, underlying dampness is not easily dissipated on cold roofs, resulting in entrapped moisture which should be avoided at all costs. Waterless coatings are better suited for applications when night time temperatures can teeter to freezing or below. Waterborne latexes are damaged by freezing before cured.

Dark colored roofs can warm up sufficiently even on days of frost. The applicator’s time frame for doing work each day goes down in autumn so his costs may go up. Many are willing to absorb this as they know their days are limited for work that year. Regardless, this can be the best time for you and them depending upon their workload and your preparedness for going into winter. Remember, a roof requiring maintenance going into foul weather will only be more vulnerable to greater damages both to building and content, resulting in greater expense if delayed. In retrospect, this may be your best and most economical time to do it.

For emergency temporary repairs with cements, all gloves are off. A dry surface is generally required. Some cements claim they’ll stick to a wet (but frost-free) surface. While this may be true, it disregards damages and ongoing decay resulting from trapped moisture. These areas always have moisture. Remember, they were leaking. Freezing and thawing compounds the situation. You’ll do well to have it re-addressed in spring time when something more extensive and appropriate can be done. IR infrared photo scans will detect underlying moisture and are recommended on all flat roofs to get the greatest long term value of coating maintenance.

The downside of “too early” is that you may have put out a little money ahead of time. That’s all. But the downside of the other, waiting until it’s too late, is disastrous.