There is something very special about living ocean front and having a view right out on the ocean to awake to every morning. It is an adventure and wonderful feeling knowing the ocean is there any time of day or night to help sooth your soul and invite you to play. Living ocean front has its’ advantages, but the roof is usually the biggest looser when it comes to maintaining the home to its’ highest and best potential. The salty ocean air, UV rays and awful storms all take a huge toll on your home’s roofing system. Taking extra care to properly maintain as well as choosing specific roofs designed to handle certain aspects of the ocean environment are key to having a well maintained home for many years to come.

Salt Air Corrosion: the Silent Destroyer

Many people are unaware that salt air does not only affect metal objects that are outside such as planters, outdoor furniture, garburators, etc. It also penetrates through door and window frames and surrounds, stucco, wood shutters, garage soffits and accents on fences, siding, deck and porch railings and trim. Salt air can enter roofing systems through many different means. Many people are surprised to learn that there are many roofing components that can corrode. Roofing metals such as asphalt roofing metal flashing, valley panels, skylight surrounds, gutter hangers, downspout brackets and fasteners can rust and deteriorate. Even metal standing seam roofing systems can be affected by salt air, often far exceeding the warranty of the roofing system.

Deicing salt crystals jump into the air when they hit the ground and embed themselves into roofing materials. Initially these tiny crystals appear harmless, but over time these crusty little invaders can cause cracks, further damage, and system failure.

Galvanized steel typically has a life span of 3 to 5 years in heavy salt exposure areas before corroding. However, Aluminum outlasts steel with proper maintenance, but has its own set of limitations. The materials that have the longest lasting life span are Stainless Steel and other specialty marine materials, but can be expensive up front.

High Wind Loads Change Everything

Winds have a different profile over the sea than over land and whilst most weather forecasts are accurate for land-based locations, providing a reliable reading for wind speed and direction, the wind turbulence experienced over the coast presents challenges not encountered with most roofing structures.

The most important attribute of a roof is its ability to uplift. Most roofs are designed to withstand wind and the uplift force it puts on roofing materials, peeling them off structures via winds circulating around the roof surface, creating areas of low pressure. Many roofing constructions require particular means of securing, and an uplift schedule is often required for their design.

Storm Damage: Beyond Basic Weather Protection

It’s widely accepted that the two major factors in a storm are rain and wind. But there is a third unconsidered element to factor into your fears: whatever else the weather throws at you. It might just be the unrelenting force of the wind and sheets of rain hammering away at your roofing materials, or the fall of branches, tiles and other objects which might be lying around.

Hurricane force winds have the ability to throw a variety of objects at homes. These blown objects can pierce through the toughest roofing system. A single loose roof tile that would have gone unnoticed on a typical day can become a deadly projectile in high wind. To properly protect people and structures, an impact resistant roof is a smart decision. Impact resistant roofs are designed with special membranes that are reinforced with strong polymers. These reinforced roofing membranes are engineered to withstand the extreme forces of high wind. In addition, many impact resistant roofs also have a special layer of fibers and rubber that reinforce the roof’s underlayment. This doubled layer of protection gives roofs the ability to withstand even the most torrential of rainfall. The membrane on an impact resistant roof also comes with solar reflective pigments. These pigments provide a reflective surface to the roofing membrane. As a result, the roof can reflect

Although an elevated house will withstand many storms, there can still be considerable quantities of water that enter the house below the normal flood levels, which can be very damaging and need prompt drying out. Even though your Virginia Beach roofing contractors have selected the correct roofing materials for your elevated house, a good contractor will anticipate these potential problems before they become major issues that require after hours emergency roof repairs.

Choosing the right roofing for coastal structures requires careful consideration of a number of factors, including the roofing material’s resistance to impact, resistance to corrosion, wind resistance and UV stability.

Material Selection Becomes Critical

Metal roofing systems can be very effective in a coastal environment if specified correctly. Aluminum and zinc coated steel offer a highly corrosion resistant panel which in conjunction with high wind performance offers a cost effective roofing solution. The use of a standing seam profile eliminates the risk of exposed fasteners. Although there is an initial cost to the system, it will be offset by long term durability and reduced maintenance.

The previously discussed options are just the beginning – there are many more choices available for homeowners seeking alternative roofing materials. Synthetic slate and composite roofing products have become very popular choices for exterior covering. They provide excellent corrosion resistance to salt air and offer greater impact resistance than clay or concrete tiles.

While clay tiles are still prevalent in some coastal regions, their proper installation is critical. In addition to using an enhanced underlayment with integral straps, having hurricane straps under the underlayment and using foam adhesives behind the tiles also provides a significant level of protection against wind uplift.

Maintenance Strategies That Actually Work

In coastal regions, Preventive Maintenance is critical. What is considered standard maintenance in inland regions is not sufficient due to the salt air and extreme weather conditions that can quickly heighten the normal operational wear of equipment and vessels.

Periodically inspect for corrosion, loose parts and deteriorating sealants. Early detection of any problem is most important. A schedule that is good for the first six months of operation is poor if it is ignored afterwards.

Any cleaning, including that which occurs during restoration, must first address the salt crystals embedded into various materials. Incorrect power washing can drive the salt further into the damaged building material; however, gentle rinsing with clean water is generally the most effective means of removing the salt crystallization from building facades.

Coatings on structures in a coastal environment generally have to be replaced earlier than would be the case in an inland environment. A product which would be expected to last for five years on a structure in an inland environment would have to be replaced every two to three years in a coastal environment. It is also important to allow for the cost of coating renewal / replacement in the initial project budget, otherwise these costs may come as an unpleasant surprise.