By Cotney Consulting Group. 

Solar can be a sound investment, but only when the roof beneath it is treated as part of the same project. 

Solar panels can be a smart investment for many homeowners and building owners. They may reduce energy costs, support sustainability goals and add long-term value to a property. But solar panels are only part of the system being installed. 

They must be attached to, supported by and integrated with the roof beneath them. If that roof is near the end of its service life, has unresolved leaks or is not suitable for the planned attachment method, the solar project can become far more expensive and complicated than expected. 

That is why the roof should be evaluated before the solar installation begins, not after. A solar contractor may be focused on energy production, panel layout and electrical performance. A roofing contractor is focused on water management, structural support, roof condition and long-term serviceability. Both perspectives are necessary for a successful project. 

Start with the remaining life of the roof 

One of the first questions every property owner should ask is simple: How much useful life does the existing roof have left? Solar panels are intended to remain in place for decades, which means the roof beneath them should have enough remaining service life to justify the installation. 

If solar panels are installed over a roof that will need replacement soon, the owner may later have to pay to remove the panels, replace the roof and reinstall the solar system. That added work can significantly increase the cost of the roof replacement. 

A roof does not have to be leaking to be nearing the end of its service life. Shingles may be worn, brittle or losing protective granules. A commercial membrane may have deteriorated seams, aging flashing or wet insulation beneath the surface. 

Before signing a solar contract, have the roof evaluated by a qualified roofing contractor who understands the roof type and the proposed solar installation. The goal is not simply to receive an opinion that the roof “looks good.” The evaluation should consider age, condition, repair history, drainage, flashing, warranty requirements and whether the roof is likely to remain serviceable for the expected life of the solar system. 

Replacing the roof first may be the better decision 

Property owners are sometimes reluctant to replace a roof before adding solar because it increases the initial project cost. However, completing the roof first may provide better long-term value when the existing system is already aging. 

Replacing the roof before solar installation allows the contractor to repair damaged decking, improve flashing, address drainage issues and install a system designed to work with the planned solar equipment. It also avoids the disruption and expense of removing relatively new solar panels several years later. 

For homeowners, this may mean replacing worn shingles before installing solar racks. For commercial owners, it may involve replacing or restoring the roof and coordinating supports, walkways and attachment details with the solar design. The right decision depends on the roof’s condition, but the choice should be made deliberately rather than discovered after the panels are already in place. 

Understand how the solar system will be attached 

Solar panels can be installed using several attachment methods, depending on the roof type, slope and structural design. On many steep-slope roofs, mounting brackets are fastened through the roofing material and into structural framing or the roof deck. Each attachment must be properly located, secured and flashed to prevent water entry. 

On standing-seam metal roofs, some systems may attach to the seams without penetrating the panels. Even then, the attachment method must be compatible with the roof profile and manufacturer requirements. 

Low-slope commercial roofs may use penetrating mounts, ballasted systems or a combination of both. Ballasted systems reduce the number of penetrations but add weight to the roof and may affect drainage, maintenance access and membrane wear.  

No attachment method is automatically right for every building. The owner should understand whether the system will penetrate the roof, how those penetrations will be flashed and who will be responsible if a leak develops. 

Roof penetrations require roofing expertise 

Every roof penetration creates another location that must be properly detailed and maintained to keep water out. Brackets, posts, conduit, wiring and supports must be integrated into the roofing system using details appropriate for the roof type. Simply applying sealant around an attachment is not the same as properly flashing it. 

Sealants can deteriorate, separate or be damaged by movement and exposure to weather. A well-designed flashing detail should not depend entirely on a surface bead of caulk to remain watertight. The roofing contractor should review planned penetrations before installation begins. On commercial roofs, the roof manufacturer or warranty provider may also need to approve the details. 

Solar installers are experts in solar equipment, but they may not be authorized or qualified to modify every roofing system. The division of responsibility should be clear before anyone cuts, drills or fastens through the roof. 

Review the roof warranty before work begins 

Installing solar equipment can affect an existing roof warranty. Some warranties require notification before new penetrations, attachments or rooftop equipment are added. Others may require an approved roofing contractor to perform or inspect roofing-related work. Failure to follow those procedures could create questions about coverage later. 

Before the solar project begins, locate the roof warranty and review its requirements. Contact the roofing contractor, manufacturer or warranty provider when necessary.Ask whether the solar installation needs prior approval, whether special flashing details are required and whether an inspection must be completed afterward. Do not rely only on a verbal statement that the solar work will not affect the warranty. Confirm the requirements in writing when possible and keep the documentation with the roof and solar records. 

Make sure the structure can support the system 

Solar panels, racks, ballast and related equipment add weight to the building. The structure must be evaluated for the added weight of the panels, mounting system and any ballast, along with applicable wind, snow and maintenance loads. 

Older buildings, long roof spans and structures with previous modifications may require additional review. Requirements will vary based on the building, system design and local jurisdiction.  

On commercial properties, a structural engineer may need to evaluate the proposed installation. Residential projects may also require engineering depending on the roof design, local requirements and attachment plan. 

Structural capacity should never be assumed solely from the appearance of the roof. The evaluation should also consider where the loads will be transferred and whether the roof deck and framing are in sound condition. 

Solar layout can affect roof drainage 

Water must still be able to move freely after the solar system is installed. Panels, supports, ballast blocks, wiring and equipment should not block gutters, roof drains, scuppers or valleys. They should not create areas where leaves and debris can collect and hold moisture against the roof. 

On low-slope roofs, solar arrays can change wind patterns and make it easier for debris to accumulate around drains and supports. The layout should preserve clear drainage paths and provide enough space for routine cleaning and inspection. Owners should also consider how rainwater and melting snow will move off the panels. Concentrated runoff may affect gutters, lower roof sections or areas near entrances.  

A solar design that maximizes panel count but interferes with drainage can create long-term roofing problems. 

Leave room for inspection and maintenance 

A roof still needs maintenance after solar panels are installed. Contractors need access to flashings, seams, drains, penetrations, roof edges and rooftop equipment. If panels are installed too close together or too close to critical roof areas, future inspection and repair can become difficult. 

The design should include practical access pathways. On commercial roofs, designated walkways may be necessary to protect the membrane and guide technicians safely through the solar array. Fire and emergency access requirements may also affect panel placement. Homeowners should ask how roofing contractors will reach areas beneath or around the panels if a leak develops. If a roof component cannot be inspected without removing large portions of the solar system, routine maintenance may become more expensive. 

Coordinate the roofing and solar contractors 

The strongest projects involve communication between the roofing contractor and solar installer before work begins. The roofing contractor should understand where attachments, conduit and equipment will be located. The solar installer should understand the roof’s drainage, flashing details, warranty requirements and restricted areas.Both contractors should agree on who will perform the roofing-related work.  

In some projects, the solar installer may install the mounts while the roofing contractor completes the flashing. In others, the roofing contractor may prepare curbs, supports or attachment points before the solar crew arrives. 

The exact process can vary, but responsibility should never be unclear. Owners should avoid situations where each contractor assumes the other is handling the roof details. That is how penetrations are left temporarily sealed, warranties are overlooked and leaks become difficult to assign. 

Document the roof before installation 

Photographs should be taken before the solar work begins. The record should show the overall condition of the roof, attachment areas, flashing, drainage points and any existing damage. For commercial buildings, a roof plan should identify panel locations, supports, conduit routes, equipment and access pathways.  

Documentation protects everyone involved. It helps distinguish pre-existing conditions from damage connected to the solar installation. The owner should also retain the solar layout, engineering information, permits, product details, warranties and contractor contacts. 

If future roof work is needed, those records will help the roofing contractor understand how the system was installed and what must be protected or removed. 

Plan for future panel removal 

At some point, portions of the solar system may need to be removed. The roof may require repair or replacement. Panels may need service. Equipment may be upgraded. Storm damage may affect the roof beneath the array. Property owners should understand who can remove and reinstall the panels and what that work may cost. 

Ask whether the solar warranty requires an approved contractor to handle removal. Find out whether electrical disconnects, permits or inspections will be required. Also ask how quickly the solar company can respond if roof repairs are urgent.  

A roofing contractor may identify the leak, but the repair could be delayed if panels must be removed before the damaged area can be reached. Planning for that possibility at the beginning helps prevent confusion later. 

Watch for debris and animal activity 

The protected space beneath solar panels can attract birds, squirrels and other animals. Nesting materials and debris may collect under the array, restrict drainage ordamage wiring and roofing components. Leaves can also become trapped where they are difficult to see and remove. 

Depending on the building and location, protective screening may be appropriate. Any screening system should be installed without damaging the roof or interfering with ventilation and drainage. 

The roof and solar array should be inspected periodically for debris, animal activity and loose components. Owners should not attempt to reach beneath panels from unsafe ladders or roof positions. This work should be handled by qualified personnel. 

Know who is responsible for leaks 

Roof leaks after solar installation can be difficult to resolve when responsibilities were not established in advance. A leak may be related to a solar attachment, an existing roof condition, a flashing detail, storm damage or another roof component. 

The roofing and solar contracts should explain who is responsible for penetrations, flashing and repairs connected to the installation. Ask whether the solar contractor carries insurance for roof damage and whether the roofing contractor will inspect the completed work. 

A post-installation roof inspection can confirm that penetrations are properly flashed, debris has been removed and drainage remains open. Resolving these questions before the project begins is far easier than arguing about responsibility after water enters the building. 

Treat the roof and solar array as one project 

Solar panels should not be treated as equipment placed on top of an unrelated surface. The roof supports the solar system, protects the building beneath it and must remain serviceable throughout the life of the installation. 

Before moving forward, evaluate the roof’s condition and remaining service life. Review the attachment method, structural capacity, drainage, warranty requirements andfuture maintenance access. Bring the roofing contractor and solar installer together early enough to coordinate the work properly. 

Solar can be a sound investment, but only when the roof beneath it is treated as part of the same project. Evaluate the roof first, coordinate the contractors and document the installation. Doing that protects both systems and reduces the chance of costly surprises later. 

With condensation forming inside their home, this person came to our experts for answers.

Elizabeth, a homeowner from Tennessee, recently asked our experts a question about ventilation and moisture management:

I have gable vents on my house and my old roof have wirly birds. When they installed my new roof they put in ridge vents. I’m having a moisture issue in my house and the paneling is starting to welp up from condensation. Could this be because the gable vents need to be covered because they are bringing in and causing moisture. And yes, I do have soffit vents.

Here's what one of our experts, John Kenney from Cotney Consulting, had to say in response: 

Elizabeth, the gable vents may be contributing to the problem, but they are probably not the source of the moisture on their own.

When a roof has continuous soffit intake and ridge exhaust, open gable vents can sometimes interrupt the intended airflow pattern. Instead of pulling outside air evenly from the soffits and exhausting it at the ridge, the ridge vent may draw air from the gable vents. That can leave lower attic areas poorly ventilated. This is often called short-circuiting the ventilation system.

However, closing the gable vents without first checking the entire attic would be premature. Condensation usually occurs when warm, moisture-laden air from inside the home comes into contact with a cold surface. Common causes include bathroom or kitchen exhaust fans terminating in the attic, air leakage around ceiling penetrations, inadequate insulation, blocked soffit vents or excessive indoor humidity.

I would have the attic inspected to confirm that the soffit vents are open, ventilation baffles are in place and the ridge vent has been cut and installed correctly. The contractor should also calculate whether the intake and exhaust ventilation are properly balanced. If the roof now has an effective soffit-to-ridge system, the gable vents may need to be closed, but that decision should follow the ridge vent manufacturer’s requirements.

Overall recommendation: Don’t assume the gable vents are bringing moisture into the house. First identify the moisture source and verify that the new ridge-and-soffit ventilation system is actually functioning. Because the interior paneling is already swelling, I would have this inspected soon before the moisture causes more extensive damage.

Continue the conversation in our Forum! 

AAR Expert John Kenney says maintenance doesn't just help your roof last longer — it helps protect your home, your budget and your peace of mind. 

One of the first questions homeowners ask after installing a new roof is, "How long should it last?" It's a fair question, but after spending more than four decades in the roofing industry, I've learned there's another question that's even more important. 

What are you doing to help it reach that lifespan? 

Two homes can have the same roofing material installed by the same contractor on the same day. Twenty years later, one roof may still be performing well while the other is leaking and needs replacement. The difference often has less to do with the shingles and more to do with what happened after installation. 

A roof isn't a maintenance-free part of your home. Like your heating and cooling system or your vehicle, it performs best when it's inspected regularly, and small problems are corrected before they become expensive ones. 

One thing I've learned over the years is this: 

Most roof failures don't happen overnight. They develop one small problem at a time. 

A loose piece of flashing. A cracked pipe boot. Debris collecting in a valley. A small area where sealant has weathered away. Individually, these may seem insignificant. Left alone, they often become the source of leaks that damage insulation, decking and even the interior of the home. 

That's why I recommend having your roof professionally inspected at least once a year. It's also wise to schedule an inspection after a major storm involving high winds, hail or falling tree limbs, even if you don't see obvious damage from the ground. 

Many roofing problems aren't visible from your driveway. 

During a professional inspection, contractors look far beyond the shingles themselves. They examine flashing around chimneys, walls and skylights, check pipe boots and roof penetrations, inspect valleys where large amounts of water flow and evaluate the condition of sealants that help protect vulnerable areas. 

They'll also look for missing or damaged shingles, exposed fasteners, signs of wind uplift, drainage issues and early indications of water intrusion. If the attic is accessible, they'll often check for moisture staining, ventilation issues and evidence that water may already be entering the structure. 

These are issues that can often be corrected relatively inexpensively when caught early. Unfortunately, they're also the kinds of problems many homeowners don't discover until water begins dripping from a ceiling. 

Preventative maintenance is one of the smartest investments you can make in your roof. It doesn't always involve major repairs. Sometimes it's as simple as clearing debris that traps moisture, cleaning gutters so water drains properly or replacing a deteriorated pipe boot before it allows water into the home. 

Reactive repairs are different. They usually begin after damage has already occurred. By that point, you're often paying not only for the roof repair but also for damaged insulation, drywall, paint or interior finishes. What could have been a routine maintenance item becomes a much larger and more expensive project. 

I've also found that regular inspections help homeowners plan. Instead of being surprised by a roof replacement, they gain a better understanding of the roof's condition and can begin budgeting for future work well before it becomes urgent. That takes much of the stress out of the process. 

Don't wait to see a problem

One piece of advice I always give homeowners is this: Don't wait until you see a leak to call a roofing contractor. Water often travels before it becomes visible inside the home, meaning the actual problem may have started weeks — or even months — earlier. 

Your roof works every day of the year to protect everything underneath it. Giving it a professional inspection once a year is a small investment compared to the cost of repairing water damage caused by a problem that went unnoticed. I've always believed the least expensive roof repair is the one you never have to make because you found the problem early. 

That's the real value of inspections and preventative maintenance. They don't just help your roof last longer — they help protect your home, your budget and your peace of mind. 

By John Kenney, Cotney Consulting Group.

Your roof is not simply the shingles, panels or membrane visible from outside.

When most homeowners look at a roof, they see shingles, metal panels, tile, or another finished surface. That visible material is important, but it is only one part of what protects the building. 

A properly functioning roof is made up of several components working together. The roof deck provides the foundation. Underlayment adds a secondary layer of protection. Flashing directs water away from vulnerable areas. Ventilation and insulation help control heat and moisture. Gutters, drains and downspouts move water away from the structure. The finished roofing material then serves as the outer layer exposed to the weather. 

When one part of that system fails, the effects can spread far beyond the roof surface. That is why property owners should think of the roof as a complete assembly rather than simply the material they can see from the ground. 

The roof deck is the foundation 

Beneath shingles, metal or membrane roofing is the roof deck. On many homes, the deck is made from plywood or oriented strand board. Older buildings may have wood plank decking, while commercial buildings may use steel, concrete, gypsum or other materials. 

The roof deck provides the surface to which the roofing system is attached. It must be strong, dry and properly secured. If the deck is deteriorated, warped or weakened by moisture, installing new roofing over it will not correct the underlying problem. 

Damage to the deck is not always visible until the existing roof is removed. This is why roofing proposals often include language explaining how damaged decking will be handled and priced. A contractor may identify soft areas during an inspection, but the full condition of the deck sometimes cannot be confirmed until tear-off begins. 

Replacing damaged decking is not an unnecessary upgrade. It restores the foundation the new roofing system needs to perform correctly. 

Underlayment adds secondary protection 

Underlayment is installed between the roof deck and the finished roof covering. Depending on the roof type, it may be synthetic underlayment, asphalt-saturated felt, a self-adhering membrane or another approved product. 

Underlayment helps protect the roof deck during installation and provides a secondary layer of water resistance beneath the finished roofing material. It can be especially important if wind-driven rain gets beneath shingles or if another part of the system becomes damaged. 

In colder climates or areas vulnerable to severe weather, self-adhering underlayment may be installed along eaves, in valleys and around penetrations. These are areas where water backup or wind-driven rain is more likely to occur. 

Homeowners rarely see the underlayment once the project is complete, but its quality and installation can have a major impact on long-term roof performance. 

Flashing protects the most vulnerable areas 

Many roof leaks do not begin in the middle of an open roof surface. They develop at transitions, penetrations and locations where the roof meets another part of the building. 

Flashing is installed around chimneys, walls, skylights, plumbing vents, valleys and other vulnerable areas. Its job is to direct water away from joints and openings before it can enter the structure. 

A roofing material may last for many years, but poorly installed or deteriorated flashing can allow water into the building much sooner. Reusing old flashing during a roof replacement may sometimes be acceptable, but it should never be assumed automatically. Its condition, compatibility and installation should be evaluated as part of the project. 

Property owners should ask whether flashing will be replaced, reused or repaired and make sure that responsibility is clearly stated in the roofing proposal. 

Ventilation helps control heat and moisture 

Attic ventilation is another part of the roofing system that is easy to overlook. A properly designed ventilation system allows outside air to enter through lower intake vents and warmer air to leave through higher exhaust vents. 

When ventilation is inadequate or unbalanced, heat and moisture can build up in the attic. Excessive heat can increase the demand on the home’s cooling system. Moisture can contribute to condensation, damp insulation, wood deterioration and other building problems. 

Adding more vents is not always the answer. Ventilation must be balanced, and the intake and exhaust components must work together. Mixing incompatible vent types can sometimes reduce performance rather than improve it. 

A roofing contractor should evaluate the existing ventilation system during a roof replacement and determine whether it is appropriate for the building's size and design. 

Insulation and air sealing also matter 

Insulation is usually thought of as an energy-efficiency feature, but it also affects the way the roof performs. Proper insulation helps reduce heat movement between conditioned living areas and the attic or roof assembly. 

Air leakage is equally important. Warm, moisture-laden indoor air can move through gaps around light fixtures, attic access points, plumbing openings and other penetrations. Once that air reaches a colder surface, condensation can form. 

A roof may appear to be leaking when the actual problem is interior moisture collecting within the attic or roof assembly. This is one reason roof, insulation and HVAC concerns sometimes need to be evaluated together rather than as separate problems. 

The roofing contractor may not perform all insulation or air-sealing work, but a knowledgeable contractor should recognize when those conditions could affect roof performance. 

Drainage moves water away from the building 

Every roof must have a reliable way to shed and remove water. On steep-slope roofs, water travels toward the eaves and into gutters and downspouts. On low-slope commercial roofs, water may move toward internal drains, scuppers or external drainage systems. 

Blocked gutters, clogged drains, poorly directed downspouts and inadequate slope can allow water to collect where it should not. Over time, this can damage roof edges, walls, foundations, landscaping and interior finishes. 

Commercial roofs require particular attention because debris can collect around drains and rooftop equipment. Even a well-installed roof can experience problems if water has no clear path off the building. 

Drainage components should be included in routine roof inspections and maintenance. Waiting until water enters the building usually means the drainage problem has already caused avoidable damage. 

The finished roof covering is the first line of defense 

Shingles, metal, tile, coatings and commercial roof membranes receive most of the attention because they are visible and exposed to the weather. They protect the components beneath them from sunlight, rain, wind, hail and temperature changes. 

The correct material depends on the building design, roof slope, climate, budget and expected service life. However, even the best product cannot compensate for poor installation or defective supporting components. 

A premium shingle installed over damaged decking will not solve the structural problem beneath it. A high-quality membrane will not perform correctly if drains remain blocked. A metal roof can still leak if penetrations and flashing are not properly designed. 

The product matters, but the roof's performance depends on how well every component works together. 

Roof accessories must work with the system 

Pipe boots, vents, skylights, curbs, fasteners, sealants, edge metal and other accessories are also part of the roof. Each creates a transition or attachment that must remain watertight. 

These smaller components may not last as long as the primary roofing material. Sealants can deteriorate, rubber pipe boots can crack and fasteners can loosen. That does not necessarily mean the entire roof has failed, but it does mean the roof needs inspection and maintenance. 

Commercial buildings may also have HVAC units, exhaust fans, communication equipment and other systems mounted on the roof. Any time equipment is installed, replaced or moved, the roofing system must be taken into account. Work performed by another trade can damage the roof or create openings that lead to leaks. 

Why the full system matters during replacement 

A roof replacement should involve more than selecting a color and product. The contractor should evaluate the condition of the deck, flashing, ventilation, insulation interface, drainage and penetrations. 

Some components may be reusable. Others may need repair or replacement. The proposal should explain what is included, what is excluded and how concealed conditions will be handled. 

This is also why roofing proposals with similar-looking materials can have very different prices. One contractor may include flashing replacement, ventilation improvements, upgraded underlayment and detailed property protection. Another may provide only the minimum visible work. 

The lowest price does not always represent the same roofing system. 

Look beyond the surface 

Your roof is not simply the shingles, panels or membrane visible from outside. It is a coordinated system designed to manage water, heat, moisture and movement while protecting the building beneath it. 

Understanding that system helps homeowners and building owners ask better questions, compare proposals more accurately and recognize why maintenance is so important. 

When discussing a repair or replacement with a roofing contractor, ask how the entire roof will be evaluated. A professional contractor should be willing to explain what is beneath the surface, how the components work together, and what is necessary to protect your property for the long term. 

By John Kenney, Cotney Consulting Group.

Commercial roofing materials are durable, but they are not indestructible.

A commercial roof is designed to protect the building from the weather. It is not intended to serve as a workshop, storage platform or unrestricted walkway for every contractor who needs access to rooftop equipment. 

Yet that is exactly how many commercial roofs are treated. 

HVAC technicians, electricians, plumbers, sign installers, solar contractors, telecommunications crews and maintenance personnel may all need to work on or near the roof. Most are focused on completing their own assignment, which is understandable. The problem is that even well-meaning workers can damage a roofing system without realizing it. 

A dropped tool, an abandoned equipment panel, a puncture from a fastener or repeated foot traffic around an HVAC unit may not seem serious at the time. However, the damage may not become obvious until the next heavy rain. By then, it can be difficult to determine when it happened, who caused it and whether the roof warranty will cover the resulting repair. 

For building owners and property managers, controlling rooftop activity is an important part of protecting the roof investment. 

Other trades can damage a roof without knowing it 

Commercial roofing materials are durable, but they are not indestructible. Roof membranes can be punctured, cut, scuffed or compressed by activities that may appear harmless to someone unfamiliar with roofing systems. 

A technician may set a sharp-edged metal panel directly on the membrane. A worker may drag a tool bag rather than carry it. An old motor or compressor may be placed on the roof while equipment is being changed. Fasteners, wire clippings and pieces of sheet metal may be left behind when the work is complete. 

The individual action may seem minor, but roof damage often begins with a small opening or weakened area. Once water reaches the insulation or roof deck, the problem can spread well beyond the original location. 

The contractor working on rooftop equipment may never know that damage occurred. The building owner may not discover it until an interior leak develops weeks or months later. 

Foot traffic creates wear around equipment 

Some areas of a commercial roof naturally receive more traffic than others. Paths between roof access points and HVAC units, exhaust fans, vents or communication equipment can become heavily traveled. 

Repeated foot traffic can wear away protective surfacing, stress seams and compress insulation beneath the membrane. The risk increases when workers carry tools, move heavy parts or walk on the roof during extreme temperatures. 

Roofing materials may become softer in very hot weather and more brittle in cold conditions. Even ordinary movement can have a greater impact during those times. 

Walkway pads can help protect frequently traveled routes, but they do not eliminate the need for controlled access. They should be properly selected for the roofing system and installed along the routes workers are expected to use. 

The purpose of a walkway is to reduce concentrated wear and guide traffic. It is not permission to use the rest of the roof carelessly. 

Rooftop HVAC replacement requires coordination 

Replacing rooftop HVAC equipment is not only a mechanical project. Any change to curbs, penetrations, supports or service lines can directly affect the roofing system. 

The new unit may have different dimensions, weight or attachment requirements. The existing curb may need to be modified or replaced. Electrical lines, piping and drainage may have to be relocated. Each of those changes can affect the roof. 

Problems often begin when the roofing contractor is brought in only after the mechanical work is complete. By then, penetrations may have been cut, temporary patches installed and new equipment may block access to areas that still require proper flashing. 

The roofing contractor and mechanical contractor should coordinate before work begins. They should determine how the unit will be removed, how the exposed opening will be protected, what curb or support changes are required and who will complete the final roofing work. 

This coordination becomes even more important when a crane is involved. Protective materials, rigging equipment and replacement units must be staged carefully to avoid concentrated loads and unnecessary roof damage. 

The most successful equipment replacements are planned as one coordinated building project rather than two unrelated scopes of work. 

Temporary repairs can become permanent problems 

When another trade creates an opening in the roof, someone may attempt to seal it with caulk, roofing cement, tape or another temporary material. That may keep water out briefly but it is rarely a substitute for permanent flashing completed by a qualified roofing contractor. 

A temporary patch can also conceal the actual condition from the building owner. The area may appear sealed from the surface while water continues to enter beneath the membrane. 

Any penetration through the roof should be planned and properly flashed. This includes pipes, conduit, supports, wiring, anchors and equipment attachments. 

Roof penetrations should never be treated as an afterthought. Each one creates a vulnerable location that must be integrated into the existing roofing system. 

Abandoned equipment should not remain on the roof 

Commercial roofs often become collection areas for materials that no one wants to carry back down. 

Old filters, metal panels, pipe, broken equipment, pallets, pavers and unused supports may be left behind after service work. These items can damage the roof, interfere with drainage and become windborne during a storm. 

Even lightweight debris can create problems. Leaves and trash collect around abandoned materials, holding moisture against the roof and slowing drainage. Sharp edges can puncture the membrane as materials shift in the wind. 

Unused equipment and waste materials should be removed promptly. If a pipe, curb or penetration is abandoned, it should be properly closed and flashed rather than capped and forgotten. 

A commercial roof should never be used as long-term storage space. 

Drainage areas must remain clear 

Roof drains, scuppers and gutters are essential parts of the roofing system. Other trades may unknowingly block them with tools, materials or debris. 

A small amount of construction waste can trap leaves and other material until water no longer drains properly. Ponding water may then spread across the roof and reach seams, flashings or other vulnerable locations. 

Workers should never stage equipment over drainage points or place materials where they interfere with water flow. Drainage areas should be checked after any rooftop work is completed. 

This is especially important before heavy rain or storm season. A roof that cannot drain properly may experience serious water buildup even when the membrane itself remains in good condition. 

Roof warranties may include specific requirements 

Commercial roof warranties often include specific requirements for alterations, new penetrations and rooftop equipment changes. Depending on the warranty, the manufacturer or roofing contractor may need to be notified before work begins. 

The warranty may also require an approved contractor to complete or inspect roofing-related work. Allowing another trade to cut into the roof and make its own repairs could affect coverage. 

Building owners should review the warranty before authorizing rooftop modifications. They should also keep records showing who performed the work, when it was completed and whether the roof was inspected afterward. 

Warranty requirements vary, so owners should never assume that any contractor can modify the roof without consequences. 

Establish a rooftop access policy 

One of the best ways to reduce avoidable damage is to control who is allowed on the roof. 

Building owners and property managers should establish a clear rooftop access policy. Contractors should be required to check in before accessing the roof and explain what work they will perform. They should know where they may walk, where materials may be staged and what activities require roofing contractor involvement. 

A simple roof access log can record the date, company, purpose of the visit and the area where the work occurred. This information becomes valuable if a leak or damage is discovered later. 

Access doors and roof hatches should remain secured when not in use. Keys should be limited to authorized personnel, and tenants should not be allowed unrestricted rooftop access. 

The purpose is not to make maintenance work difficult. It is to create accountability and protect the building. 

Inspect before and after major rooftop work 

For significant rooftop projects, the roof should be inspected before work begins and again after it is completed. 

The pre-work inspection documents the existing condition. Photographs can record seams, flashings, walkways, surface conditions and any known damage near the planned work area. 

The post-work inspection can identify punctures, damaged surfacing, open penetrations, abandoned debris or drainage problems before they lead to leaks. Any damage connected to the work should be addressed immediately. 

This process protects everyone involved. The building owner has a record of the roof’s condition. The service contractor is not blamed for pre-existing damage. The roofing contractor can confirm that the system remains watertight. 

Protecting the roof is a shared responsibility 

Every contractor working on a commercial building is responsible for avoiding damage to the property. However, the building owner or property manager must establish the controls that protect the roof. 

The roofing contractor should be involved whenever work affects penetrations, curbs, flashing or the roof membrane. Other trades should understand that the roof is a finished building component, not an open work surface. 

A few basic controls can prevent expensive problems. Limit access. Use designated walkways. Coordinate equipment changes. Remove debris. Protect drainage points. Inspect the roof after major work. 

A commercial roof is a significant investment. Protecting it requires more than responding when a leak appears. It means managing rooftop access and activity before avoidable damage occurs.

Diving into the world of roofing contracts and estimates.

As a homeowner, you aren't likely to encounter many roofing contracts, most people only see one or two in their lifetime. So, when Cole, a homeowner from New York, encountered their first contracts, they wanted to make sure they understood what they were looking at. So they asked our experts: 

For homeowners comparing two roof replacement estimates, which line items should always be listed separately before signing? I am especially unsure about tear-off, decking repair allowances, flashing, underlayment, ventilation, permits, cleanup and warranty details. Are there any missing-scope items that usually cause the final price to increase after work starts? I am not looking for a contractor recommendation, just trying to understand what a complete roof replacement quote should include.

One of our roofing experts, John Kenney from Cotney Consulting Group, answered Cole's question, saying:

Cole, this is one of the smartest questions a homeowner can ask before signing a roofing contract. As someone who has spent decades in estimating and operations, I can tell you that the lowest price isn't always the best value — and the highest price isn't always the most complete. The key is understanding exactly what you're buying.

At a minimum, a complete roof replacement proposal should clearly address the following items:

• Tear-off: How many layers are being removed and how disposal is handled.
• Decking repairs: Whether repairs are included, excluded or priced as an allowance per sheet if deteriorated decking is discovered after tear-off.
• Underlayment: The type and manufacturer being installed.
• Ice and water protection: Where it will be used and how much is included.
• Flashing: Step flashing, pipe flashings, wall flashings, drip edge, chimney details and whether existing flashings are being reused or replaced.
• Ventilation: Intake and exhaust components, along with any proposed changes to the system.
• Shingles or roofing materials: Manufacturer, product line, color and classification.
• Permits: Who is responsible for obtaining them and whether the cost is included.
• Cleanup: Daily cleanup procedures, magnetic nail sweep and final debris removal.
• Warranty: Both the contractor's workmanship warranty and the manufacturer's material warranty, including any enhanced warranty registration.

The biggest surprises that increase costs after work begins are usually:

• Rotten or inadequate roof decking
• Multiple layers of existing roofing that weren't anticipated
• Flashing conditions concealed by the old roof
• Ventilation upgrades required to meet code
• Structural deficiencies discovered during tear-off
• Permit or inspection requirements that weren't discussed upfront

That doesn't necessarily mean a contractor is being dishonest. Some conditions simply cannot be confirmed until the roof is opened up. However, experienced contractors should anticipate these possibilities and explain them before the project starts.

My advice when comparing estimates: Don't just compare the bottom-line number. Put the proposals side by side and ask, "What is included, what is excluded and what could trigger additional charges?" If one proposal is significantly lower, find out why. It may be a better deal — or it may be missing critical components that another contractor has already accounted for.

A good roofing proposal shouldn't leave you guessing. It should tell you exactly what you're getting, identify the unknowns that could affect pricing and explain how those situations will be handled. The more transparent the estimate, the fewer surprises you'll have once the old roof comes off. That's what separates a complete proposal from simply a price on paper.

Continue the conversation in our Forum.

With high temperatures incoming this summer, this homeowner wanted to make sure their roof stayed strong.

This homeowner, Kim, came to our experts with the following question: 

We had a Tuff Rib Metal Roof installed a week ago. One panel was removed and replaced to ensure that the deck was in fact dry after it was installed following a torrential rainstorm. To patch the titanium UDL 30 underlay the roofer used blue duck tape. Can the adhesive on this tape withstand the high temperature for the life of the roof? Also, is it in keeping with the warranty with titanium UDL 30?

One of our experts, John Kenney from Cotney Consulting, had some thoughts for Kim: 

Kim, that's a very good question because not all tapes are created equal, especially under a metal roof where temperatures can become extreme.

Titanium UDL 30 is a synthetic underlayment, and when repairs are needed, the best practice is to use a tape or flashing product that is approved or recommended by the underlayment manufacturer. The concern isn't just whether the tape will stick today — it's whether it will maintain adhesion after years of thermal cycling, expansion, contraction and elevated temperatures beneath a metal roof.

"Blue Duck Tape" is a broad term and can refer to several different products. Some construction tapes are designed primarily as air-barrier or housewrap tapes and are not specifically rated for long-term exposure to the temperatures that can develop beneath metal roofing. Depending on the roof color and climate, temperatures beneath a metal panel can exceed 150°F and occasionally reach even higher levels.

Without knowing the exact tape product used, I can't say whether it meets Titanium's requirements or whether it would affect warranty coverage. My recommendation would be to:

1. Ask the contractor for the exact tape manufacturer and product name.
2. Contact Titanium's technical department and verify whether that specific tape is approved for repairs to UDL 30.
3. Request written confirmation if warranty compliance is a concern.

The good news is that the repair area sounds very small and was made after a panel was removed for inspection, which is the right thing to do if there was concern about trapped moisture. The question now is simply whether the repair material is compatible with the underlayment system.

I would not automatically assume the blue tape is a problem, but I also would not assume it is approved. Verify the exact tape product with the contractor and then confirm compatibility directly with Titanium's technical department. That's the only way to know for certain whether the repair meets their installation and warranty requirements.

Continue the conversation in our Forum.

By Emma Peterson. 

AskARoofer Minisodes offer listeners a quick glance into their roof health and make it easy to stay informed. 

Life moves fast, and it can be easy for things out-of-sight to fall out-of-mind. But in some cases, like with your roof, the “out-of-sight, out-of-mind,” mindset tends to exacerbate issues and can lead to costly repairs. How can you make sure you are keeping up with your roof even during the rush of day-to-day life? Consider listening to the AskARoofer Minisode series! 

This is a podcast series designed specifically for people who want to be informed about their roofs, but don’t have a lot of extra time. Each minisode is 10 minutes or less, making it easy to slip in during a morning commute or while making dinner! And they all feature roofing experts and professionals sharing what you actually need to know about the roof above your head. For example, here’s what some of our recent minisodes have covered!  

1 – Questions to ask when upgrading your roof 

In this AskARoofer™ Minisode, Lauren White is joined by Luis Echeverria of Final Touch Construction for a practical conversation about how homeowners should approach evaluating specialty roofing options.  

2 – The aesthetic of your roof 

Your roof is more than just a functional part of your home; it’s often a way for you to express your individuality and an opportunity to raise curb appeal. To learn more about that, Lauren White hosted a minisode featuring Ashley and Josh Moss of MRS Roof Pros and a conversation about the aesthetics of a roof. 

3 – How thermal imaging can save on energy cost 

For this minisode, Megan Ellsworth and Lauren White sit down with roofing expert John Kiesel of Division 7 Roofing and Imagine Technologies to explore the technology behind thermal imaging, its applications in roof inspections and the insight it offers to roofing contractors. 

4 – Why ventilation matters for both HVAC & roofing 

And the last minisode we want to highlight here featured John Kenney from Cotney Consulting Group and focused on how the connection between your roof and HVAC system can impact your comfort, energy bills and repair costs. 

Start listening to the AskARoofer Minisodes on AskARoofer.com, Apple Podcasts, Spotify, Google Podcasts and any other streaming service you use for podcasts.

This Florida homeowner asked our experts for advice about how their roof was handling the rain.

Protecting a home from the flow of percipitation is one of the primary jobs of a roof, but to do that successfully it must be designed to shed water properly. When Casey noticed their roof was shedding water oddly, they reached out. This is what they asked: 

I just had new tile roof installed. When it rains water comes out faster through the bird stop holes than shedding off of roof. Water is getting under the tiles.

Below is what our roofing expert John Kenney from Cotney Consulting had to say in response:

Casey, some water entering beneath a tile roof is actually normal. Unlike asphalt shingles or metal roofing, most tile roof systems are designed as a water-shedding system, not a completely waterproof surface. Wind-driven rain and small amounts of water can get beneath the tiles, which is why the underlayment is the primary waterproofing layer.

What concerns me is your description that water appears to be coming out of the bird-stop openings faster than it is shedding from the roof surface. Bird stops are designed to keep birds and debris from entering beneath the tiles while still allowing drainage and airflow. During heavy rain, it is not unusual to see some water exiting through these openings, but excessive flow can indicate a problem.

Possible causes include:

• Improper tile installation or alignment
• Inadequate headlap or side lap between tiles
• Underlayment drainage issues
• Excessive water is being directed beneath the tiles from flashing or valley details
• Roof slopes or drainage patterns that are causing water to travel under the tile system

The most important question is whether water is making it past the underlayment and into the structure. If there are no signs of leaks, stains or moisture inside the home, the system may simply be managing water differently than you expected. However, because the roof is new, I would have the installing contractor inspect the affected areas and verify that the tile layout, flashings, bird stops and drainage details were installed in accordance with the tile manufacturer's requirements.

Some water under the tile is normal. Large volumes of water exiting through bird stop openings are not always a problem, but on a newly installed roof, they deserve further evaluation. I would document the condition with photos and videos during rainfall and request an inspection from the installing contractor to confirm the roof is performing as designed.

Continue the conversation in our Forum.

Looking for a clear opinion on the work done to their hip roof, the homeowner came to the AskARoofer experts.

Melissa from Pennsylvania had work done on her hip roof. When she had questions about the job, she got a variety of answers. To get some clarity on the situation, she asked our experts the following: 

I have a small home with a hip roof. I had my roof, soffit, fascia and gutters replaced last June. The shingles are IKO Dynasty, and the soffit is Mastic vinyl hidden vent style. There has been some questions about if my soffit was installed correctly.

It was nailed directly on top of the original soffit, which is solid wood with a 2" vent cut into it that runs the full perimeter of the roof. Is this installation providing enough intake ventilation? (In the images that are attached, the one of the exterior view of the soffit was taken by a home inspector that pulled the new soffit away from the original soffit to take the photo. The new soffit is normally laying snug against the old soffit).

I also have wrinkles in the shingles on the front and backsides of my roof. I have tried reaching out to the roofing company that did the installation, as well as a few other roofing companies, and have received various answers - from my roof/soffit are fine, to that I need the whole roof replaced ASAP and the soffit/restricted ventilation is part of the cause. I don't know what to believe at this point. I would appreciate your opinion on the matter and how to proceed.

One of our experts, John Kenney from Cotney Consulting Group, took a look at Melissa's question. This is what he had to say in response: 

Melissa, after looking at the photos, I don't see anything that immediately tells me the roof needs to be replaced. In fact, the conditions shown are more consistent with a roof that needs further evaluation before anyone makes that kind of recommendation.

Starting with the soffit, if the original wood soffit has a continuous 2-inch vent slot around the perimeter and the new vented vinyl soffit was installed over it without blocking that opening, there is a good chance the intake ventilation is adequate. The key question is whether air can actually move from the soffit into the attic space and whether insulation is restricting that airflow. That requires an attic inspection, not just an exterior observation.

As for the shingle wrinkles, what I see in the photos appears to be localized waviness or slight buckling rather than widespread roof failure. That can be caused by several things, including minor deck movement, uneven decking, moisture-related expansion and contraction, or installation-related issues. Ventilation can contribute to shingle distortion in some cases, but I would not look at these photos and immediately conclude that ventilation is the cause.

The fact that you've received opinions ranging from "everything is fine" to "replace the roof immediately" tells me that no one has likely completed a thorough root-cause analysis. A one-year-old IKO Dynasty roof should not be condemned based solely on the conditions shown in these photos.

My recommendation would be to have an independent roofing professional inspect three things:

1. The actual intake ventilation path from the soffit into the attic.
2. The amount and balance of intake versus exhaust ventilation.
3. The roof deck condition beneath the areas showing waviness.

Bottom line: Based on the photos and your description, I do not see evidence that would justify replacing the entire roof. The wrinkles should be investigated, but they do not automatically indicate roof failure. Likewise, the soffit installation may be perfectly acceptable if the original vent slot remains open and airflow is not blocked. Before spending money on major corrective work, get a proper ventilation and deck evaluation from an independent roofing professional who is not trying to sell you a replacement roof.

Continue the conversation in our Forum.