For most commercial buildings, the roof access hatch is the often-neglected building component that provides a safe, easy entryway to the roof. It’s often overlooked until something on the roof needs fixing.
However, a well-maintained roof hatch is essential for everything—from servicing HVAC units and antennas to handling emergency roof leaks.
Neglecting its upkeep can lead to costly water damage, security vulnerabilities, and serious safety risks. The last thing your team needs is an unexpected hatch-related failure while working on solar panels or other rooftop systems.
This guide outlines how to ensure roof access hatches stay in top shape, year after year.
Why Taking Care of the Roof Access Hatch Matters
Besides making it easy and safe to get on the roof, the proper care of a roof access hatch helps with:
- Safety: A broken hatch, such as one with rusty hinges, a weak lock, or a rotting frame, poses a huge fall risk. Regular checks make sure all its safety features work perfectly, lowering the risk of accidents during roof inspections.
- Security: A damaged or neglected hatch can become an easy entry point for unauthorized people, putting a building and its contents at risk.
- Weather Protection and Energy Savings: A broken hatch seal can let water and moisture in, damaging the roof and the inside of the building. This also means heat can escape in winter or get in during summer, driving up energy bills.
- Cost Savings: Proactively caring for a hatch makes it last longer, so it doesn’t need frequent replacements. Fixing small problems early prevents them from becoming big, costly repairs.
- Ease of Work: A hatch that opens and closes smoothly means the maintenance team spends less time struggling with stubborn parts, letting them get to work on the roof quickly and efficiently.
- Code Compliance: Many building codes and safety rules require roof access hatches to work well. Regular maintenance helps building owners stay compliant and avoid possible fines.
What To Look for During Monthly Visual Inspections
A thorough visual check is the most important part of any good maintenance routine. If the hatch is used frequently or battered by tough weather conditions, these checks should be performed monthly or more often.
Inspecting Lid and Frame Strength
Inspect the whole surface of the hatch lid and frame for any signs of physical damage, such as cracks, dents, or bends. Cracks can indicate a weak structure that lets water in.
Check the metal parts for rust, especially in humid areas or places with corrosive substances. Rust can weaken the hatch’s structure, making it harder to open.
Checking Moving Parts and Hardware
This includes conducting hands-on checks on the hatch’s hardware to ensure it’s easy to operate.
- Test for Smooth Movement: Open and close the hatch all the way. It should move smoothly without needing too much force. Any sticking, grinding, or squeaking could mean trouble with the hinges or opening parts.
- Verify Proper Alignment: Check that the hatch lid lines up correctly with the frame when closed. If it’s off, it could mean bent parts or hinge problems that may lead to leaks.
- Examine Hinges for Damage: Look for bent, cracked, or worn hinges that could break without warning and cause accidents.
- Tighten Loose Screws/Bolts: Check all screws, bolts, and rivets holding the lid and frame together. Tighten any that seem loose.
- Test Latches and Locks: Test that they all work well and lock securely. Check them for rust, bent parts or signs of forced entry. Ensure the lock provides enough security, especially if it’s easy to reach.
- Inspect Gas Springs/Shock Absorbers: If a hatch uses gas springs to open, look for oil leaks or check if they’ve lost pressure. A failing gas spring will make the hatch heavy and dangerous to open or close.
- Lubricate Moving Parts: Use a weather-resistant lubricant (like silicone spray or lithium grease) on all sticky or rusty moving parts. This includes hinges, latches, and any shock absorbers or gas springs.
Assessing Weather Protection and Insulation
Weather protection parts protect buildings from the elements and save energy. They include:
- Gaskets: Check the rubber or foam gasket around the edge of the lid for tears, cracks, hardening, or improper compression. When the hatch is closed, the gasket should be pressed evenly, creating a tight seal. A broken gasket is a direct path for water.
- Seals: Look at any caulk or sealant around the edge of the hatch frame where it meets the roof. Keep an eye out for cracks, shrinking, or areas where the sealant has pulled away. Reapply proper weather-resistant sealing as needed.
- Insulation: If the hatch has insulation, open it and check the insulation inside the lid for signs of dampness, mold, or breaking down. Damaged insulation means the hatch’s thermal performance is compromised.
Managing Drainage and Water
Good drainage around the hatch stops water from sitting and possibly seeping in.
Ensure that any built-in drainage channels or small holes on the hatch frame are debris-free. Also, check the roof area around the hatch to ensure there’s no standing water and that the roof’s drainage system (gutters, scuppers, drains) moves water away from the hatch.
Removing Debris and Other Junk
Dirt and junk can stop the hatch from working right and make it wear out faster.
Remove leaves, dirt, gravel, and anything blocking the hatch frame, especially around the gasket and hinge areas. Clean the lid and frame to remove dirt and grime. This not only makes it look better but also makes it easier to spot damage.
Finally, sometimes birds or bugs build nests in or around the hatch frame. Look for pest nests and remove them to prevent blockages and possible damage.
Recommended Maintenance Schedule
To make roof access hatches last as long as possible and work reliably, here’s a maintenance schedule to consider:
| Monthly Tasks | Perform a visual check of the lid, frame, hinges, latches, and gasket. Conduct light cleaning and debris removal. Do a quick check of the roof drainage around it. |
| Quarterly Tasks | Complete thorough cleaning of all parts. Lubricate all moving parts. Tighten all fasteners. Perform a detailed check of the gasket and sealant. Check gas springs/shock absorbers. |
| Annual Tasks | Conduct a complete inspection of all parts, including inside insulation (if it has any). Perform a detailed check of the hatch’s strength. Reapply sealants as needed. Conduct a load test if safety rules require it or if people walk on the hatch regularly. |
Signs It’s Time To Replace a Roof Hatch
Careful maintenance ensures a roof hatch lasts as long as possible. Unfortunately, all access doors and panels have a service life.
If any of the following signs show up, consider replacing the hatch to avoid safety hazards or expensive building repairs.
- Major Structural Damage: A lot of rust, big cracks, severe bending, or a weakened frame that can’t be safely fixed.
- Constant Leaks: If the hatch keeps leaking after trying to fix the gasket or sealants, it may be a sign of irreparable damage.
- Operation Issues: The hatch is hard or impossible to open or close safely, even after oiling and tightening parts.
- Old Safety Features: Older hatches might not have modern safety features like automatic hold-open arms or secure locks.
- Past Its Prime: While it varies, most quality hatches are made to last 15-25 years. If it’s much older and already shows many signs of wear, replacing it could be a cheaper option than endless repairs.
- Repeated, Costly Repairs: If repairs constantly get expensive, the total cost might be more than buying a new one.
Conclusion
A definitive roof access hatch maintenance plan protects the building and roofing technicians. Staying on top of maintenance lessens the chance of accidents, prevents costly property damage, and ensures roof access points are always ready when needed.
Maintenance teams and inspectors can make these essential parts last much longer by regularly checking, oiling, cleaning, and examining weatherproofing and drainage.
This saves on long-term costs and ensures any components on the roof that require maintenance are always checked, too.
