Proper maintenance is obviously important to a community’s image, protection of property values, and Homeowner enjoyment of the community. It is also essential for controlling both short and long-term costs. Property Managers and Board Members taking on the responsibility of evaluating and planning the long-term direction and finances of a community should always be aware of what the long-term effects of maintenance, or lack of it, will be on the long-term costs to the community.

Operating (Annual) Budgets and Reserve Budgets (5-30 Year Projections) should be combined to determine the overall assessment to Homeowners. Quite often, Operating Budgets are focused on intensely while Reserve Budgets are not given a fraction of the thought. In an effort to keep assessments increases low, focus on the long-term cost is sometimes lost. As a result, many Property Managers and Board Members have found themselves at odds with Homeowners because major replacement items were not properly planned for (or properly maintained) and the result is usually unexpected expenses and assessments.

Roofs are a prime example. If properly installed and maintained, a quality roof should be expected to last at least 25-30 years – and in some cases, up to 50 years. Unfortunately, many roofs are in need of replacement after ONLY 12-15 years – or roughly 50% of the expected life of the roof!

Why? This usually happens when there is no plan of regularly scheduled inspection and maintenance to find and fix small problems before they become much bigger problems. Another reason is repeated cleaning using high pressure and/or harsh chemicals. While effective if done correctly, repeated use of these methods can damage the roof surface and, more importantly, can cause extensive damage to the underlying weatherproofing. With each cleaning, the chances of broken tiles, shingle damage, roof leaks, and premature replacement of the roof are increased. Reasons for cleaning your roofs include aesthetics, property values, energy efficiency, and increased longevity of the roof - but if the roofs are being damaged during the cleaning process, not much is gained. Whatever the reason for cleaning, if it is going to be done, it is in your best interest to know what choices are available in order to avoid damage to property, unnecessary repair costs, and the premature replacement of the roof.

WHY HAS THE ROOF TURNED BLACK?
The black streaking typically found on homes in areas where moisture settles on shingles is not caused by mildew or fungus; it’s roof algae. 3M scientists have identified the most common form as Gloeocapsa Magma. Algae spores are carried by the wind, which is why so many houses in the neighborhood can end up with this problem. During the last 20 years, this particular algae strain has become hardier and so has been able to migrate to less humid environments than it has in the past. And in areas where it traditionally has been found, the staining is showing up earlier, is more severe and settles on a greater number of roofs.

HOW CAN IT BE CLEANED?
Typical roof cleaning methods involve either pressure cleaning or chemical solutions containing Chlorine Bleach or Sodium Hydroxide. If used properly, these methods will clean the roof with minimal adverse impact - but the effects can be very temporary and will generally have to be repeated every 6-18 months in order to maintain the appearance of the roof.

WHAT IS THE BEST CLEANING METHOD?
Each method has its advantages and disadvantages.

• A chlorine and water solution can be used followed by a thorough rinse. Of course, since chlorine can be toxic to people and plants, proper care should be taken to protect employees and the surrounding property from overspray and runoff. The benefits to using chlorine include a much faster cleaning process and minimal rinsing as compared to other methods. This translates into much less wear & tear - particularly asphalt shingle roofs.

• Sodium Hydroxide based cleaners are generally advertised as safer for the landscaping, but sodium hydroxide is caustic, very toxic, and care should also be used to protect employees and surrounding property. Sodium hydroxide is also a very effective degreaser. So high levels of sodium hydroxide in a cleaning product can cause irreversible damage to an asphalt shingle roof. In addition, these products generally require much more rinsing than the chlorine method. The rinsing process is not only time consuming, but it can also be potentially damaging to the roof if not done correctly. A quality sodium hydroxide based product should not require any more than 100 psi to effectively rinse - and even then some granule loss should be expected.

• Pressure cleaning is an option that should only be used on concrete, barrel tile, or metal. Pressure cleaning has the advantage of not requiring chemicals, which eliminates most of the landscaping and chemical exposure concerns. The down side to pressure cleaning is that it is very time consuming and it exerts tremendous force on a surface that is not really designed to handle it. In addition, repeated pressure cleaning can wear away the surface of some tiles that are only covered by a thin layer of coloring. When this happens, the gray concrete color starts to show through and the roof must be stained or painted.

• Authorized Roof-A-Cide® Applicators can clean safely using our Roof-Restore™ formula. Roof-Restore™ is a revolutionary new cleaning formula that contains no chlorine bleach, sodium hydroxide, or other harsh chemicals. Roof-Restore™ requires only minimal rinsing - so it is safer for the granules on your shingles as well.

THESE METHODS ARE NOT LONG-TERM SOLUTIONS.
While these methods are relatively safe and effective when done properly, repeated use will lead to premature aging of the roof. The natural erosion that occurs over tie from the basic forces of heat, cold, wind, and rain alone are enough to weaken most roofs to the point where annual inspections and minor repairs are necessary to prevent significant repair costs. But when the roof is repeatedly subjected to high pressure or harsh chemicals, the aging of the roof structure is significantly accelerated. With repeated cleaning, tiles are more likely to shift, slip, or break and asphalt shingles are more likely to become brittle and crack. When this happens, there is a greater likelihood of tearing the roof membrane simply by walking on the roof. Once gaps are created in the roof and subsequent pressure cleaning or chemical cleaning takes place, these gaps provide the water or caustic solutions a path to the roof membrane and increase the chance of costly roof leaks.

WHAT IS THE ALTERNATIVE?
A proper program of preventative maintenance will eliminate the need for future cleaning and the potential for damage that comes along with it. Preventing the recurrence of the algae growth will require periodic algaecide applications.

Most quality algaecides will last for approximately 6-12 months before reapplication is necessary. Obviously, the longer the time frame, the better your chances are of minimizing and unnecessary damage to the roof. Roof-A-Cide is the industry leader offering an unconditional 2-Year Guarantee against the recurrence of algae growth! Prevention programs should be done in conjunction with neighbors whenever possible and many can be applied without a need for walking on the roof.

Don't just clean your roofs - PROTECT THEM!
 Call Roof-A-Cide today to learn how we can help your property save wear & tear on your roofs and save money at the same time! Call today to arrange for an Authorized Roof-A-Cide® Applicator in your area to provide a free, no obligation demonstration.

"THE TREATMENT IS THE CURE!"
Roof-A-Cide® is a proprietary mixture of potent cleaning agents and EPA Approved Algaecides that is totally effective in controlling recurring discoloration on concrete, tile, and asphalt shingle roof surfaces. It is applied to the roof surface to keep it clean for upwards of two years. When applied properly to your roof every two years, the unsightly stains will never return - GUARANTEED!

• Roof-A-Cide® is EPA Approved specifically for use on Roofs to treat Algae and Fungus Growth!

• Roof-A-Cide® adheres to all types of roof surfaces and provides protection measured in Years—not Days or Months!

• Roof-A-Cide® is non-toxic and 100% safe for children, pets, and plants.

• Roof-A-Cide® requires no powerwashing or high-volume rinsing!

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We currently have Authorized Roof-A-Cide® Applicators in Arkansas, Connecticut, Florida, Georgia, Kentucky, Louisiana, New Jersey, North Carolina, Ohio, Pennsylvania, South Carolina, and Tennessee. These companies are trained and equipped to clean your roof professionally - without damaging your roof or landscaping.  

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