2013Starting point
Original plan: replace the entire roof
160 000 €budgeted for a full roof replacement
Bitumen roofs on three apartment blocks, 21 years old in 2013.
Inspections and maintenance
Roof inspection: facts first, repairs second
Regular inspections turn roof repairs from surprise costs into a planned part of the building's lifecycle. A toolkit for property managers and housing companies that makes it easy to plan the roof's lifecycle safely and cost-effectively.
2013–2026Our longest-running maintenance client, a housing company fully committed to our lifecycle model
2x inspectionsSpring and autumn are the two key times to check that roof surfaces are performing
Roof historyEvery visit is reported and archived. The roof history is a tool that links the past to the future.
DroneDrone operator registered and approved by Traficom. Drones assist inspections when needed
Prevention is cheaper than fixing problems after they happen.
Case study · Pirkanmaa · housing company with three apartment blocks
See the savings lifecycle thinking has delivered
In 2013, the housing company was advised to replace its roof for 160 000 €. They chose differently, and we started providing lifecycle services together.
A real property, not a hypothetical example. Figures up to 2026 are actual. The years 2028 and 2037–2038 are estimates.
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Stages 2013–2028Figures show the cost of each stage. Open a stage for details.
2013Lifecycle modelA ten-year lifecycle model
We were invited to assess the roofs and introduced lifecycle thinking: annual maintenance and inspections for the roof surfaces, with measures planned ten years ahead. The housing company has followed the model ever since.
Measures for 10 yearsModel still in use2013Urgent repairsLong-life sealing and flashings9 000 €cost
The most urgent spots were treated with long-life sealing (6 000 €). At the same time, the flashings on access hatches and lift motor room upstands were renewed. The saving already stood at 151 000 €, even though no one could yet prove the approach would pay off.
Saving 2013151 000 €total costs 9 000 €Sealing 6 000 €FlashingsEvery yearMaintenanceSpring and autumn inspections
The roof surfaces are inspected twice a year, and minor defects are fixed straight away, before they can turn into leaks. Every visit is reported to the housing company.
Spring and autumnMinor fixes straight away2020RejuvenationRoof membrane flexibility restored12 000 €cost
The bitumen roof was given a treatment to restore its elasticity. By then the membrane was 28 years old.
Treatment12 000 €membrane age 28 yearsElasticity restoredMembraneWhy this worksDerbigum, the Rolls-Royce of bitumen roofing
The roof is covered with smooth-surfaced Derbigum. The Belgian manufacturer promises a 45-year service life, and when an extra layer is added within the first ten years, the lifecycle extends to as much as 90 years. Water runs off and dries quickly on the smooth surface, the membrane is thick, and there are no loose granules to block the roof drains.
Service life45 yrs → 90 yrswith an extra layerSmooth surfaceNo loose granules2026TodayAdditional sealing – the roof is 34 years old5 000 €cost
The additional sealing cost 5 000 €, and minor repairs have been made over the years. Total costs since 2013 come to about 30 000 €.
Saving 2026130 000 €costs approx. 30 000 €Additional sealing 5 000 €Membrane age 34 yrs2028EstimateSecond elasticity treatment12 000 €cost
A second elasticity-restoring treatment for the bitumen roof is expected in 2028. The membrane will then be 36 years old.
Estimated treatment12 000 €saving after this approx. 118 000 €Membrane age 36 yrs
2037–2038End point (estimate)
The first replacement, not the second
approx. 108 000 €saved by the time the roof is replaced
The manufacturer's calculated service life runs out in 2037. Had the roof been replaced in 2013 with granule-surfaced bitumen, which lasts about 25 years, it would be at the end of its life in 2038, with a second full replacement already looming. With the lifecycle model, the roofs are being replaced for the first time.
Calculation: recommended replacement 160 000 € minus lifecycle model costs of about 52 000 €. Costs include the annual lifecycle services (inspections and maintenance) and the estimated second elasticity treatment in 2028.
When we inspect
Two visits a year are enough for most roofs
Spring
Revealing winter's damage
Damage from snow, ice and snow clearing is spotted before it can cause leaks. Gutters are cleared of leaves and water flow through the drainage system is checked.
Autumn
Getting the roof ready for winter
We check that the roof and drainage system are working and clear the gutters before the frosts set in.
What the report can include
A toolkit for the board and property manager
- Photos and observations of what matters for the property
- Recommended actions in order of urgency
- Cost estimates for the work
- Maintenance guidance based on the lifecycle model
- A maintenance history for the roof surfaces that stays with the property. Every job is documented.
Sample report · content blurredLifecycle thinking
Inspection and maintenance in one
Inspection, annual maintenance and urgent repairs are done on the same visit. That saves the housing company money.
InspectionAnnual maintenanceUrgent repairs
Calling about every finding separately, waiting for decisions and making another visit always costs money. That is why the scope of urgent repairs is agreed in advance in the lifecycle contract, so the property manager doesn't have to order them separately.
Crazy, isn't it?!
A manufacturer may promise a 50-year warranty on a metal roof, yet the roof is still replaced after just 25 years. Technical service life, warranty and everyday reality rarely meet.
Tip: Regular inspection and maintenance bring them together.
How often should a roof be inspected?
For most roofs we recommend an inspection in spring and autumn. The interval can be adjusted if needed, based on the report.
Why inspect a roof that isn't leaking?
Leaking water soaks insulation and structures long before it shows indoors. An inspection finds the risk points before they become leaks, and regular maintenance keeps the roofing's service life where the manufacturer promised.
What does the inspection report include?
Photos and findings, recommended actions in order of urgency, cost estimates and maintenance instructions. Every visit is archived as a roof history that stays with the property.
Are defects repaired during the same visit?
Yes. Urgent repairs are carried out during the same visit, so the property manager doesn't need to order them separately. The scope of repairs is agreed when the lifecycle contract is signed.
Can the report be used as a basis for the PTS?
Yes. The report is designed so that the actions and their urgency can be transferred directly into the maintenance needs assessment.
Do you use drones for inspections?
Yes, when needed. We are a drone operator registered and approved by Traficom.
Get in touch
Tell us about your roof – we'll work out together what's worth doing.
For an acute leak, call – it is always the fastest way. Otherwise, send an enquiry or quote request and we'll get back to you.
