Cost of doing annual roof inspection/maintenance on commercial building (retails)?

Question

Hi all,

The retail strip I manage is 5 years old and is in good shape.  I just took over management 2 years ago and don't think previous management/landlord ever did roof maintenance (giving it was still new back then).  I have decided it's time to start having roof maintenance done yearly from now on.  So yesterday I met with a good local roofing company to talk about yearly roof maintenance/inspection and here is what I got:

1.  Complete roof inspection of flat, shingle, and metal roof.

2.  Clean roof of debris, including broom cleaning areas where dirt and dust accumulates from ponding waters.

3.  Inspection and clean drain of debris, and re-secure drain fasteners if necessary.  If drains are blocked below the roof line, the owner will be advised.

4.  Inspect all flashings at all penetrations and curbs, including pipes, skylights, walls, etc.

5.  Inspect and clean all gutters and downspouts.  Re-attach downspouts if necessary.

6.  Re-secure loose sheet metal items and reseal cracked or missing caulk joints.

7.  Advise the owner of any repairs exceeding the scope of this agreement.

Price:  $5800 / yrBuilding:  15,000 SF.

This is a company that is on the list of 'authorized applicator' approved by Carlisle, our roof warranty company.  I am sure you guys in commercial all know we can't just hire any roofer to do work/maintenance/repair on commercial roofs.  They have to be approved roofers by roof warranty companies.

So, my question to you all are:

Does this look reasonable to you?

How much do you think it should cost to do this kind of inspection/maintenance?

How often do you do it?  Annual?  Semi-annual?

Thanks in advance for any feedback!

Joel Owens · Answer

How old is the roof in years? Typically when a purchaser buys a center there is roof warranty that transfers to the new buyer. If seller let roof warranty expire or not keep it up then typically try to get a credit from the seller at closing to cover future roof maintenance.

Whether a roof needs lots of maintenance depends on if it was installed properly and how many trees are around it. Also the pitch of the roof even a flat roof might not be graded properly. Determine what you are working with first for the roof and go from there. Almost 6,000 a year sounds expensive to me. How big is the retail center in sq ft?

Jerry V. · Answer

Courtney,

First off, I wish we were closer, we'd jump on this for you! lol  (were up in the Dallas are though).

After reading the posts (Joel, seems that you are knowledgeable but, all/most of your initial questions were already answered/provided in the original posting, need to read it through!).. IF Carlisle is not warrantying the roof (you said they denied the leak claim) then... as you said, WHY does it matter if you go with a Certified Roofer then!? (laughing)  Some things are not known... mostly if the original installer was actually Certified by Carlisle, thus you getting a so-called 20yr warranty but, if they are denying claims... "why!?"

I think in the end, it's going to be a decision of what to do... IF you think Carlisle will back their product and the job, then yes stick to a company that is on that list.  If they are NOT going to, then ... find one that you like but that doesn't charge a ton for maintenance/upkeep! (like us!) hahaha  IF you have lots of tree's around, yearly is good.  If not, and no other factors (like in a bad area, where a lot of things might get thrown up on the roof; the foundation is moving a lot; ... ) effect it, then bi-annually or when you think you need it should be fine.

Feel free to reach out to me/us any time.

(w/ J's Roofing - Richardson, TX )

Joel Owens · Answer

So the current owner bought from the developer when the property was 3 years old then?

When that buyer closed did they review the roof warranty ahead of time and what is required for inspections to maintain the roof?

Just because there is a 20 year roof warranty does not mean it automatically passes onto the new owner (buyer).

Having another company do maintenance to the roof other than the roof warranty contractor that put the roof on could VOID the warranty. When the center was first purchased there should have been a 3rd party roof company inspect the roof that did not put it on so they could give honest opinion if installed properly.

If contractor incorrectly installed the roof with the warranty then that could void the manufacturers warranty. You have the manufacturer parts warranty and then the contractor labor warranty and if contractor was smaller they might not be around anymore when a problem arises.

15,000 sq ft roof depending on variables running about 8 bucks a foot but can go to 12 for a flat roof just varies on time of the year, amount of labor hours to remove current roof, and any product shortages.

I would check right away to make sure the roof warranty was transferred and is not null and void.

John McKee · Answer

You typically don't need yearly maintenance on a flat roof top unless you have trees and clearly you don't.  Hire a local guy once every 3 years to inspect and that's it.  Of course jump on any leaky roof right away and fix it.  This cost should be a part of your CAM.

Jerry V. · Answer

To: Joel (above)..

"As far as reading through every single post I just do not have the time. I get on here now maybe every month or so and post when I can. Once you make a certain level of money time becomes way more valuable."WOW!  How overly-inflated, egotistical, and self-righteous you are!!!  If your making SOOOooo much money, and can't (don't want to) simply read through a posting to understand it and reply with good insight BEFORE you reply or post something, then don't!  I'm sure no-one will miss you or your input...

The rest of your last input ... wow, you are so off as far as what's going on!  Some good points, but still, way off! lmao   And, I do believe you are trying to say or talk about the MANUFACTURER of the roofing material (in several of your comments), NOT the roofing company.  though yes, the 'roofing co' is correct in one of the sentences your used.

She/they are past resolving the roof leaks at this point.  She obviously went out of her way to get the leaks fixed.  Her question/posting was about the future and who to hire for future ones and about maintenance.

For all your self-tout as a successful person, you don't pay attention to well do ya!?  Just saying of course.

OHH!!!  Courtney, GREAT looking food!  I'm sure you/your family is blessed for having such yummy dishes! lol  But let's keep that in PM's, as this is supposed to be a "business" site! lolol  And, STILL want steak! :P

Joel: NOT trying to start a fight (though I don't mind) or an argument here, but I AM one that will call out a person when they over-reach or blow hot air for all to see.  Oh, but I think you need to go back to making all that $, so we little people stop wasting your time...  Perhaps will all the $ you make, you could hire a personal trainer, to get yourself in some kind of shape!?  (So you don't help to build up the rest of our medical bills through the medical system of course.) :D

Chris Seveney · Answer

@Courtney Nguyen

Question - is this in an open area or a heavily wooden area where the roof gets a lot of debris

For roof maintenance, we would do it every 3-5 years not semi annually or annually.

Pricing seems little high- I would have figured 3500 but not outrageous.

Jerry V. · Answer

Courtney, that's right!  Now I remember!  You owe me lunch right!?!? :D  (I DO get down to H town every now and then)

Seems Carlisle MAY have good reasons to not back the installation, BUT ... if they denied it back then for lack of maintenance, will they do anything NOW or in the future!?  Even if you start maintenance now!?  hmmm....

Honestly sounds like you should just find a local owner/operator, that is $ reasonable, has been around a good while ... and go with them.   We all need to eat and all but, "I" would simply say to hell with the others and do what I suggested.

Now, about lunch ... I'm ok with Vietnamese food (off Bellaire maybe?) but, steak is better!  When r ya buying!? LOL

Bob S. · Answer

No seems like a waste of 6k, Just have your GC walk it, I put a new roof on my 2 very large 40 unit buildings about 5 years ago, never been up there since, why?  I guess its cant hurt taking a look but 6k is ridiculous.

All the best

Courtney Nguyen · Answer

Hi John.  Yes, it's  a flat roof and we don't have any trees close to the building at all.  I think I will do as you said.  Another roofer will come on Monday to look and give quotes on inspection/maintenance, and leak fix at the other unit.  Will keep you guys posted.  Thanks for chiming in.

Courtney Nguyen · Answer

Thanks Ron!

Cost of doing annual roof inspection/maintenance on commercial building (retails)?

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