Metal garage type buildings

[ayrabz]

My set up has a large metal building (for my hay barn) with roll up door/people door, built on a wooden deck, so its raised to loading dock height . (Help me keep this on track to the question…this was a liscened A building contrator who is also an engineer…that I worked with, so I know the structure is sound and of no issue)

However. the roofing is also (of course) the metal and attached with grommets/appropriate screws, etc. At first I had a rain spot leak where I ‘assumed’ is a grommet screw fail location. Now, I have about 4 others. I’d like to know from anyone who has one of these type buildings—if you’ve encounted this and if SO? what do I want to pursue to have this fixed? (original contractor had decided a year or two ago to retire) I’m in a ‘bit’ of a different situation because of the building being on a deck. not really a place to set ladders around. (back of building the deck is 18 ft. off ground) . Just not sure if anyone? who did not install would come or who to call ! Anyway? if any of you have had these buildings/roofs leak but knew how to repair such I’d love to know!

[Bluey]

@ayrabz

My set up has a large metal building (for my hay barn) with roll up door/people door, built on a wooden deck, so its raised to loading dock height . (Help me keep this on track to the question…this was a liscened A building contrator who is also an engineer…that I worked with, so I know the structure is sound and of no issue)

However. the roofing is also (of course) the metal and attached with grommets/appropriate screws, etc. At first I had a rain spot leak where I ‘assumed’ is a grommet screw fail location. Now, I have about 4 others. I’d like to know from anyone who has one of these type buildings—if you’ve encounted this and if SO? what do I want to pursue to have this fixed? (original contractor had decided a year or two ago to retire) I’m in a ‘bit’ of a different situation because of the building being on a deck. not really a place to set ladders around. (back of building the deck is 18 ft. off ground) . Just not sure if anyone? who did not install would come or who to call ! Anyway? if any of you have had these buildings/roofs leak but knew how to repair such I’d love to know!

Any good roofing company has man lifts (cherry pickers) that go way up there and can put someone where it needs to be to inspect and repair high up problems on roofs.

The trick will be to find where the leak originates, as some times is not right where it drops the water.

There is a rubberized film that can be mopped or sprayed on roofs that have leaks that can’t be found.
Ask a roofing company to come see what your problem is and if they can help you.

[ayrabz]

Thank you Bluey. I feared them ‘walking’ on it, (being what it is) but…I guess I begin there and get written estimates and make sure they have FULL insurance.

[wsmoak]

Some of them are using drones to fly up and take video of roofs now for an initial view.

Can you post a picture of the underside of the roof and the top/profile of it. Is it standing seam overlapped metal panels, or something else?

The height isn’t really an issue for them to be working up there, how steep it is matters more.

On the type of metal roof I have, the screws are meant to be in the ridges, and there is a rubber grommet underneath which can eventually leak in heavy/driving rain. Either the rubber breaks down, or the screw just gets loose.

Be prepared for whoever you call to just say the whole roof needs to be replaced… it’s actually easier for them than to find the leak, which often isn’t fixed the first time or two they try. And of course then they get to sell you more stuff.

[2DogsFarm]

Are you friendly enough with the retired contractor to call & ask who he’d recommend?
Or how he would correct the leaking?
That could save you some time (& money?) or at least a reputable referral.

[Bluey]

We have had the occasional leak from a missed screw someone backed out and left a hole, dummies, or a screw that leaked.
We go up there, metal roofs are made to stand several people walking on them, other than skylights, and we look for the spot and use plain silicone caulking and mark it.
We had one such right in front of the roping boxes, which created a slick spot, so we had to do other than setting a muck bucket there when it rained.
We finally found the leak, several feet from where the water would run to and drip.

Some times it takes several tries to find the right spot.
If you have many, then you need a roofer’s advice.

[ayrabz]

ugh. well, it that is how it has to go, I’ll go for it. But, how would replacing the entire roof with the same situation stop it from happening again. definitely the rubber grommet/screw diminishing seems to be the issue here)

[ayrabz]

He’s a good guy, but would refer me to do exactly what some of you are saying. He was not only a good builder but was also a rep of these buildings, so he’s most likely to refer me to the distributers of those currently and most I’ve found don’t want to revisit another reps work years later. (I get it)

[ayrabz]

Bluey, no way I can ‘personally’ get up there. just a unique situation. I’ll have to have a professional review and repair. (but I assume you’re correct if I could)

[wsmoak]

Replacing the whole roof “fixes” it because it would have all new screws and grommets. I’m not saying you should do this or that it is the right fix… just be prepared for roofers to want to sell you a new one instead of doing the tedious work of figuring out exactly what is wrong. Having someone sit up there checking each screw, running a garden hose over sections of the roof while someone below checks for water, etc., is labor intensive.

[ayrabz]

totally get that…but that means I expect to fix the next grommet/ screw leaks the same way in the same amount of years. dunno if I want to re roof perfectly good product entirely each 3 years.

[anon81364900]

You didn’t mention how old this roof is-- if it was a reputable contractor, is there a warranty still in force?
I’d be concerned that the failures seem to be cascading (started with just one, and not long after there are 4 more?) This suggests you may have a bad batch of grommets and they’re starting to fail in groups. I wonder if they were subject to extreme heat or some other stress that damaged them, and now that they’re contracting in cold winter weather, the leaks are starting.

Before you replace the roof, I would try the stop-gap measure of just painting it. If there are just a couple small leaks, the paint can act as a poor-man’s caulking.

[ayrabz]

Id have to go back and review, but it cant be more than 5 yrs old? anyway. I believe not something the company would stand behind at this time vs. the contractor. so, I think youre right? I think Ill be looking at a company to apply a paint over metal roofing product.

[anon81364900]

I mean, first you should talk to a roofer first and get a diagnosis. But if they say nah, you just need to replace, then I’d try a painter first and see how many years that buys you. But to be sure, it’s a stop-gap measure, not a permanent fix. If leaks persist, then you need to take action to preseRve the wood structure from rot.

A step up from paint --in both cost and effectiveness-- would be a sealant solution like this