The length of a roofing warranty should not be the primary criterion in the selection of a roofing product or system because the warranty does not necessarily provide assurance of satisfactory roofing performance. The selection of a roofing system for a particular project application should be based upon the product's qualities and suitability for the prospective construction project. A long-term warranty may be of little value to a consumer if the roof does not perform satisfactorily and the owner is plagued by leaks. Conversely, if the roof system is well-designed, well-constructed and well-manufactured, the expense of purchasing a warranty may not be necessary.

Manufacturers who use long-term warranties as a marketing tool have encountered a highly competitive roofing market and have found themselves compelled to meet or exceed warranties of competitive manufacturers. It is suspected that in some cases the length of the warranty was established without appropriate technical research or documentation of in-place field performance.

Increased liability risk associated with long-term warranties has contributed to the recent demise of some manufacturers resulting in unanticipated and costly expenses for extensive roof repairs by roofing consumers. Unfortunately, there are a number of manufacturers who issued long-term warranties and who are no longer operating companies with the capability of honoring their warranty commitments, leaving consumers with an ineffective warranty and a serious roofing problem. There is a common misconception by roofing consumers that long-term warranties are all-inclusive insurance policies designed to cover virtually any roofing problem, regardless of the cause or circumstance. Roof warranties typically do not warrant that the roof system will not leak or is suitable for the project where it is installed. Even the most comprehensive manufacturer warranties that cover material and workmanship generally provide only that the manufacturer will repair leaks that result from specific causes enumerated in the warranty. A material-only warranty typically provides only that the manufacturer will provide replacement material.

Warranty documents often contain restrictive provisions which significantly limit the warrantor's liability and the consumer's remedies in the event that problems develop. The warranty document may also contain other restrictions and limitations, such as a prohibition against assignment or transfer of the warranty, exclusion of damages resulting from a defective roof and monetary limitations.

Long-term warranties are largely reactive rather than proactive solutions to roof problems. In general, they tend to undermine a prudent owner's initial concern for proper roofing specifications and application, as well as their subsequent primary responsibility for periodic roof maintenance.

The roofing consumer is best served by:

• Manufacturers who focus their sales efforts primarily on the relevant and proven merits of those products and systems best designed to serve the specific needs of the roofing consumer.

• Manufacturers who base warranties for membranes or systems solely upon an honest and realistic appraisal of their proven service life contingent upon the financial ability and good faith of the issuer to honor those warranties for the duration of the designated warranty term.

• Manufacturers who clearly and conspicuously state in writing all recommended, as well as required, owner maintenance responsibilities during the projected service life of the roof.

• Manufacturers who solicit from the roofing consumer a clear understanding of the consumer's primary responsibility to provide periodic routine maintenance during the service life of the roof membrane.

Maintenance: The Key to Long-Term Roof Performance

Roofing professionals generally agree that a good roof requires proper design, quality materials, and quality application in order to perform successfully. Yet once the roof is installed, nothing is more critical to its long-term performance than establishing a program of regular inspections and proper maintenance.

The National Roofing Contractors Association (NRCA) believes that the most effective way to keep a roof performing for a long period of time is for the building owner to have a formal, long-term relationship with a professional roofing contractor. A professional roofing contractor:

• Understands local building practices.
• Understands different roof systems, and can make recommendations concerning which type of system is best for a particular building.
• Has a trained and experienced workforce.
• Can respond quickly should a problem arise.
• Is well established in the community, so the owner understands who he is dealing with.
• Works in, and gives back to, his local community.
• Best understands the local business environment, and knows how to complete the work.

NRCA has expressed concerns regarding the long-term warranties offered by many roofing material manufacturers, because warranties do not necessarily provide assurance of satisfactory roof performance. Warranties often contain provisions which significantly limit the warrantor's liability and the consumer's remedies in the event that problems develop or damage occurs to the roof system.

Instead, NRCA believes that the best way for a building owner to ensure satisfactory post-installation roof performance is to have a formal, long-term maintenance agreement with a professional roofing contractor. Maintenance programs typically offer the following advantages:

• A maintenance program is proactive rather than reactive. It can help to identify problems at their early stages, while they can be corrected and before they become catastrophes.
• Regular maintenance can reveal and address sources and causes of leaks before they occur. Too many owners have their roofs examined only after a roof leak occurs.
• A maintenance program allows for a planned, organized approach to management of a roof asset-and allows for responsible, timely preparation of long-term capital expenditures.
• Response time to address leakage problems is greatly improved. Warranty repairs, on the other hand, can take time to be processed-while the problem remains unresolved.

Building owners should take care in selecting the roofing contractor who will perform the maintenance work.

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