Most self storage facilities have metal roofs. Roof leaks are common in the industry and diligence is required to minimize the chance of a leak occurring. Proper repairs on metal roofs (both standing seam and screw down) can be completed by using the appropriate materials for the existing metal surface. If you know your roof system source, most metal system manufacturers have repair procedures that should be followed. Some general repair procedures are listed here:

Screw Down

One common point of moisture infiltration in screw down metal roof systems is at the openings created by missing or corroded fasteners. To properly repair these areas, remove and replace all severely corroded as well as missing fasteners with an acceptable corrosion-resistant type fastener. Replace all severely weathered washers with new butyl rubber washers. Trowel or caulk exposed fasteners with proper sealant by totally covering the fastener heads.

Openings & Rust

Openings, pits, or splits in the sheet metal surface also require proper attention. Repair all splits, holes or protrusions in the metal surface using proper metal sealant and repair material. This is accomplished by following the steps provided here.

  1. Clean the metal surface so that it is free of all dirt and debris. The surface must be completely dry prior to material application.
  2. Trowel-apply an approved metal adhesive approximately 1/2 inch thick over the cracked or split areas.
  3. Set one layer of a metal fiber membrane over the affected area in an even application of adhesive.
  4. Trowel-apply the adhesive over the metal fiber membrane in uniform even coatings.

The structural integrity of the metal can be compromised by excessive rust and pitting of the metal surface. Repairs and/or replacement of the metal surface may be required depending on the severity of the surface corrosion. Remove and replace all metal panels that are severely corroded or deteriorated by weather to the point that they may pose a safety threat. Typically, this type of corrosion can be identified by several metal surface openings and extensive rust in a concentrated area. Best practice methods require replacement of metal panels in areas of doubt regarding the severity of the corrosion. In these cases it is best to err on the side of safety. This should be done by a contractor.

Metal surfaces that exhibit minor surface rust can be treated with repairs. The surface rust must be removed by hand tool cleaning, which may include sanding, scraping, or removal with a wire brush. Once the rust is substantially eliminated from the metal surface, an application of an approved primer or rust inhibitor should be set over the affected surface area.

Coatings

The most common repair and maintenance application on metal roof systems is the application of a coating. Coatings can be applied for a number of reasons, such as to provide weatherproofing protection, to provide reflection or emissivity or for aesthetic purposes. When properly applied, they can extend the service life of the metal system. There are varying degrees of coatings on the market today. You should conduct the necessary research to determine the best types of coating for the different types of metal surfaces you have.

Metal coating application requires proper preparation. All of the aforementioned repairs should be completed prior to the final coating application. The metal surface should be thoroughly cleansed of all loose rust, mill surface and paint, as well as all loose dirt and contaminants. Clean the surface by using power tools such as power sanders, wire brushes, or grinders. A more common cleaning procedure is the use of high-pressure water blasting at 2,000 psi or more. Be mindful of your customer’s stored goods during power washing.

Once the metal preparation procedures are completed, and the metal surface is completely dry, the coating application can begin. Apply an approved metal coating over the metal surface at an application rate in accordance with the coating manufacturer’s requirements. Most coating manufacturers provide warranties based on the coating thickness. The proper applied mil thickness is required to achieve the warranty levels. The coating should be applied in an even application. The metal coating can be applied using approved spray equipment, brushes, mops, or rollers.

Self storage operators should conduct regular roof inspection and repairs to minimize the chance of leaks occurring.