Roof System Warranties Explained [+ video]

This video blog is part of the Official RoofPal Microcast Series


When it comes to roof system warranties, there is a lot of information available that can be confusing and misguiding. A manufacturer’s warranty should serve as a guide to what the roofing contractor should do. But beware – unfortunately, some roofing contractors sell warranties that may contradict what the manufacturer offers.

What is a warranty?
A warranty is a written guarantee of the integrity of a product and of the maker’s responsibility for the repair or replacement of defective parts. Warranties are not iron-clad, all-inclusive insurance policies that cover any roofing problem. They don’t specify the roof won’t leak or that the materials are even suitable for the building on which they are installed. This is one of many reasons to always choose a reputable, professional roofing contractor and not just the lowest bid.

Warranties can be very confusing
For example, roof coating manufacturers typically offer a 10-year warranty with 3 applications over sprayed polyurethane foam (exceptions to this include Conklin 2-in-1 and 3-in-1 coatings). There are roofing contractors that offer 10-year warranties with only 2 applications of coating solely to save on material costs, claiming they roof system will last just as long. Make sure this is not the case, as this can void your warranty with the manufacturer if it conflicts.

In other cases, some roofing contractors offer 10-year “no leak” guarantees, which often does not cover their workmanship (only leaks). They sometimes also include in the fine print of the contract that you must re-coat the roof after 7 years. It would appear in this case you then are receiving a limited 7-year warranty instead of a 10-year “no leak” guarantee with an obligation for additional future costs.

Possibly the most egregious example of warranty confusion is when the exact same roof system is offered with warranty options for 10, 12 or 15 years. The duration of the warranty shouldn’t be your concern – the limitations should be. Paying more money for a longer warranty period will not extend the useful life of any roof system.

The best solution is to ensure the warranty your roofing contractor offers is aligned with the manufacturer warranty, and to establish with that roofing contractor an annual or twice-annually cleaning and maintenance program. You may not need to purchase an extended warranty because your roof will typically last longer than the warranty period if you have it properly and regularly cleaned and maintained.

A roofing contractor’s Workmanship Guarantee (also referred to as a Labor Warranty) typically provides broad and long-term protection with direct insurance and legal remedies, if it ever became necessary. Reputable roofing contractors typically include one to five-year warranties that are stated in brief, plain-English contract language clearly spelling out their obligation. What you want to see is no excessive fine print, no loopholes, and no “gotcha” clauses. Rather, a brief broad-based contractual warranty provision that covers both defective materials and defective workmanship without exclusionary language that limits the scope of coverage or applicability of the warranty.

Here are a few recommendations:
First, make sure the contractor you select is approved by the manufacturer to install and warranty the materials being recommended.

Second, consider if the roofing contractor you are selecting has been in business long enough to have earned a solid reputation in the industry, and that you trust will be in business long enough to honor the duration of your warranty.

Third, negotiate with the roofing contractor the best possible un-excluded Workmanship Guarantee or Labor Warranty. You should request that any ambiguous language or obvious loopholes are removed from the document. Also insist that the included base manufacturer warranty be No Dollar Limit (NDL).

Finally, establish a regular cleaning and maintenance schedule with the contractor who installs the roofing system. Your roof will last longer, be less likely to have leaks, and will help prevent your warranties from becoming void.

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Regular Roofing Maintenance - When to Inspect the Roof

Everyday exposure to sun, rain, air conditioning repair workers, and other wear and tear slowly ages the roof membrane until the service life ends. Every extra year you can eke out of the roof is that much more money that can be saved for other purposes. A roof doesn't need good food or proper exercise. But a roof does need regular check-ups in the form of regular inspections and prompt repairs.

What benefit is there in spending money every year to maintain the roof? Studies have shown that a roof that is not regularly maintained will only last about half of its expected service life. You might say "That's why I have a warranty.", but don't assume that a warranty will help. Almost all manufacturers of roofing materials state specifically in their warranty that the warranty is void if the roof is not maintained. If you can't show that the roof has been maintained, you will not have a case when you try to make a claim on a supposed warranty issue.

Experienced facility managers know that a roof should be inspected at least twice a year to keep the roof alive as long as possible and to maintain the warranty. But many don't know what to look for, so they either hire someone else to do it or it just doesn't get done. Depending on the depth and complexity of the inspection, the inspector can be the building staff, an architect or engineer who specializes in roof consulting, or a competent roofing contractor. The inspection can entail anything from looking at the roof while walking to repair an A/C unit all the way to a formal inspection with a moisture survey.

  

When to Inspect the Roof?

You want to have the inspections done once before the season with the most severe weather and once after. In the northern climates, the severe weather is winter where the cold, storms and precipitation contributes more to the demise of the roof. However, where hot weather rules, summer is the severe season - the solar UV radiation is higher, and the roof is subjected to high heat and to thermal shock due to sudden cooling during summer rains. You want to check the roof before the severe season to prepare the roof for its ordeal to come and once after it has weathered the season to repair any problems that happened during.

Periodically, a formal moisture survey should be done in addition to the normal visual survey. There are three major types of moisture survey systems used, none of which actually measures water. All of them measure properties of the roof materials that change when there is water present.

1. An infrared scan measures the amount of heat retained or lost through the insulation. Wet insulation transmits heat better than dry materials. Thus, the infrared camera will pick up the higher levels of heat radiated by wet materials.
2. Nuclear isotopic meters work by sending hydrogen ions into the roof system and counting the number that bounce back. Because water has two hydrogen ions in every molecule, the number of ions counted increases significantly when water is present in the roof.
3. Electrical capacitance and resistance meters measure the ability of roof materials to conduct electricity. They work on the principle that wet materials conduct electricity better than dry ones do.

Each of these testing methods has limitations that need to be discussed with a roofing expert to determine their applicability to a particular roof before they are used. It is worthwhile to have a formal moisture survey done at least once every five years. If a roof is found to be in marginal condition at any time, a survey should be used at that point to help formulate a course of action.

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Patton Services | (309) 303-3128 | rpatton55@comcast.net | http://www.whiteroofingsystems.com