Investing in Longevity: How Smart Moisture Monitoring and Control Extend the Operating Life of Flat Roofs
Securing the long-term value of your properties while minimizing costs is crucial for all building owners. For flat roofs, this involves reducing unexpected repair expenses and extending the roof’s operational lifetime. In this article, we will explore the factors influencing roof longevity and discuss how smart technology can help optimize these goals. Research indicates that leaks and moisture-related issues pose the greatest threat to flat roofs, potentially reducing their operational lifetime significantly. Notably, a substantial portion of these problems are attributed to factors other than normal wear and tear, with design and construction errors being the primary causes. Systematic and proactive roof maintenance has been shown to increase the operational lifetime of flat roofs. Thus, incorporating smart sensor monitoring and demand-based ventilation on roofs can further increase their lifespan.
The longevity and condition of building properties are critical, as they directly impact rental income, resale value, and overall investment performance. Flat roofs require diligent maintenance due to their susceptibility to environmental factors. Understanding the factors that influence roof lifetime costs and longevity is crucial for investors aiming to maximize their returns and maintain the long-term value of their properties.
Operating lifespan of flat roofs
The lifespan of flat roofs varies significantly depending on the materials used, the quality of construction, and the maintenance practices employed. Generally, flat roofs have a shorter lifespan compared to pitched roofs and, according to data, they typically have an operating lifespan of around 20-30 years, depending on the materials, climate, and construction methods used (Gonzalez-Domingues, Sanchez-Barroso and Garcia-Sanz-Calcedo, 2020).
Leaks and their impact on roof longevity
There is a consensus that leaks, and other moisture-related problems pose the most significant and costly threats to these structures. Persistent moisture intrusion can lead to the deterioration of roofing materials, weakening the overall structure and reducing its energy effectiveness. Especially severe or untreated leaks can significantly reduce the lifetime of flat roofs. Bailey and Bradford (2005) analyzed the US Army roof database and found that leaks reduce the operational life of roofs by 25-50%, depending on the severity and frequency of the defects. Similar findings were obtained by Conceicao, Poca and Brito (2019) who documented that leaks that have been left untreated can reduce the operational lifetime of the roof by 50%.
Leaks are also very expensive. Bailey and Bradford (2005) found that increased maintenance and repair costs due to leaks can add up to 20-30% of the initial roof installation costs over the lifetime of the roof. These findings highlight the importance in understanding the reasons why leaks occur and how moisture damages can be prevented and mitigated.
Factors influencing roof longevity
Research findings on the integrity of flat roofs suggests that project design/planning and construction errors are the most common causes of roof breaches. Bailey and Bradford (2005) identified defects caused by design/specification errors, quality of materials, construction/quality assurance issues, maintenance errors, rooftop abuse, and natural degradation. Construction and quality assurance deficiencies were identified as major contributors to defects. Moreover, approximately 75% of the roof problems in the sampled inventory were due to deficiencies other than natural degradation, with construction and quality assurance deficiencies being major contributors. Similar research findings have been obtained in other studies (e.g. Bortolini and Forcada, 2018). Conceicao and colleagues (2019) showed that 40% of the problems on roofs were attributed to project/design errors and 30% to execution errors. In conclusion, quality design and construction seem to have the largest effect on the operating lifetime and lifetime costs.
The role of maintenance for flat roof longevity
Researcher has emphasized the importance of timely interventions and systematic maintenance as a key strategy for enhancing roof longevity, with efforts focused on finding best practices (Bailey and Bradford, 2005; Bortolini and Forcada, 2018; Gonzalez-Domingues et al., 2020).
Maintenance strategies can be categorized as corrective or preventive in nature (Gonzalez-Domingues et al., 2020). Corrective maintenance involves replacing the roof membrane when it fails, while preventive maintenance includes regular inspections and minor repairs as a preventive measure. Preventive maintenance is significantly cheaper, and findings indicate that they increase the operational life of roofs. One study showed that regular preventive maintenance extended the operative lifespan of flat roofs by an average of 8 years (Gonzalez-Domingues et al., 2020). Considering that the average lifespan of a roof is 20-30 years, this result suggests that systematic and proactive maintenance can extend the lifespan of flat roofs by approximately 25-40%.
Smart sensor monitoring finds roof breaches early
Research on flat roof integrity highlights the crucial role of regular inspections, preventive maintenance, and timely repairs in preventing deterioration. However, traditional inspection methods risk to miss problems that advanced technologies, like IoT sensors, can detect more accurately. For instance, sensors can detect moisture problems within structures that is impossible for a human to notice without opening the structures. Integrating smart technologies into flat roof maintenance is likely to significantly enhance maintenance predictions and interventions, ultimately extending the lifespan of flat roofs and reducing overall maintenance costs.
The VILPE Sense product family offers a comprehensive approach to preventive maintenance of moisture damage. All VILPE Sense products monitor structural conditions in real-time and alert users to elevated moisture levels. This allows for early intervention in moisture issues, preventing minor problems from developing into significant, costly damages. The VILPE Sense product family includes leak detectors, featuring sensors that measure humidity and temperature within roof structures. The leak detectors identify moist structure areas, helping to optimize repair efforts by targeting the affected spots at the right time.
Demand-based ventilation tackles condensation issues
Moisture damage can also occur due to inadequate ventilation of the roof structures. The VILPE Sense humidity control prevents moisture damage caused by factors other than leaks, such as vapor barrier air leaks, construction-phase moisture in building materials like wet insulation, and insufficient ventilation. The system consists of sensors that measure the temperature and relative humidity (RH) of the outdoor air and the structure, such as the insulation. This data is used to control a roof fan that ventilates the roof according to demand, meaning optimizing ventilation when the structure needs it and when the outdoor air is relatively dry. Thus, the system responds to excessive moisture in the structures and enhances ventilation in an optimal manner so that the structures remain dry and healthy.
The VILPE Sense leak detectors and humidity control system can be used separately or in combination. For example, the humidity control system can ventilate critical roof areas while leak detectors monitor the rest of the roof.
VILPE Sense helps to increase the operational lifetime of the roof
As evidenced by multiple studies and industry reports, leaks can substantially reduce a roof’s operational life, leading to significant economic and structural consequences. Proactive maintenance, regular inspections, and timely repairs are essential strategies to mitigate these risks and ensure the long-term durability of flat roofs.
Incorporating smart technology, such as the VILPE Sense system, into roof maintenance practices can significantly enhance the effectiveness of these proactive maintenance strategies. Implementing VILPE Sense ensures that roofs are maintained at optimal times, thereby increasing their operational life. Gonzalez-Domingues and colleagues (2020) found that systematic and proactive maintenance can enhance the lifespan with 8 years. On a roof with a lifespan of 20-30 years, an extension by 8 years would mean an increase of the operational lifetime with approximately 25-40% with VILPE Sense.
The adoption of smart moisture monitoring and control systems represents a shift from reactive to proactive maintenance, aligning with best practices in asset management. By extending the operational life of flat roofs by approximately 25-40%, VILPE Sense offer a substantial return on investment for property owners and managers. Ultimately, the integration of advanced technologies and systematic maintenance practices not only preserves the structural integrity of flat roofs but also enhances the long-term value and performance of the properties they protect.
References
Bailey, D. M., & Bradford, D. (2005). Membrane and flashing defects in low-slope roofing: Causes and effects on performance. Journal of performance of constructed facilities, 19(3), 234-243.
Bortolini and Forcada, 2018; Bortolini, R., & Forcada, N. (2018). Building inspection system for evaluating the technical performance of existing buildings. Journal of Performance of Constructed Facilities, 32(5), 04018073.
Conceicao, Poca and Brito (2019) Conceição, J., Poça, B., de Brito, J., Flores-Colen, I., & Castelo, A. (2019). Data analysis of inspection, diagnosis, and rehabilitation of flat roofs. Journal of Performance of Constructed Facilities, 33(1), 04018100.
Gonzalez-Domingues, Sanchez-Barroso and Garcia-Sanz-Calcedo, 2020 Gonzalez-Dominguez, J., Sanchez-Barroso, G., & Garcia-Sanz-Calcedo, J. (2020). Preventive maintenance optimisation of accessible flat roofs in healthcare centres using the Markov chain. Journal of Building Engineering, 32, 101775.