Thursday, March 27, 2014

Roof Talk-101 Roof Cleaning Guidelines

Roof Talk-101 ROOF CLEANING GUIDELINES
 
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All exposed low slope roofing membranes get dirty over the life of the roof system from

airborne pollutants and dirt. The accumulation of dirt on a dark colored roof surface is

less noticeable than on a light colored or white membrane. The amount and type of

accumulation is related to the location of the installed roof system. Each type of “dirt”

requires a slightly different approach and level of effort to remove from a roof surface.

There are two possible issues when a light colored roof system becomes dirty:
 

1. Aesthetics: If the roof surface is visible from the road or adjacent

buildings, it may be preferential to maintain a decorative appearance

versus utilitarian.

2. The second issue is energy efficiency. With current design initiatives,

more and more designers are looking toward environmentally friendly roof

designs to reduce energy costs which save natural resources, and to

reduce the effects that commercial roofs have on the natural weather

patterns (heat island).
 
 
Low slope roofing membrane manufacturers exclude aesthetics from warranty coverage

as an uncontrollable variable.

Should the building owner wish to clean his roof to restore the reflectivity or aesthetic

appearance of the membrane, an equipment list and directions for cleaning a warranted

roof system are below. It is the owner’s responsibility to become familiar with, and abide

by, local and regional codes and laws regarding acceptable cleaning soaps and proper

disposal of cleaning water.

Required equipment: soft bristle brooms, mops, and squeegees.
 

1. Broom clean the roof surface. This will remove loose dirt and debris that

might clog the drains or abrade the membrane surface during washing.

2. Wet the roof surface and allow to “soak” for five minutes to soften any

dried dirt.

3. Loosen the dirt from the membrane surface by sweeping the wet surface

with a soft bristle broom.
 



4. Rinse the area of membrane being worked on to assess the effectiveness

of cleaning with water alone.

5. If there is still dirt on the membrane, re-wet the roof surface and allow to

soak for five minutes.

6. While soaking, apply a sprinkling of Spic and Span® or tri-sodium

phosphate (available at most paint stores) to the wetted membrane.

7. Re-scrub the membrane with the soft bristle broom.

8. Rinse with clean water before the soap residue has a chance to dry on the

roofing membrane.

9. The above steps will remove most forms of dirt. If one washing does not

remove the dirt, you may need to repeat steps 1-8.
 

Cautions and Warnings: Damage to the roof during washing operations is not covered

under the warranty. If damage occurs during washing, it is the responsibility of the owner

to repair. Do not abrade the surface of the roof membrane. Seams are typically laid

shingle fashion towards the roof drain or gutter. Do not agitate, power wash or scrub

against the seam. Go over the top or parallel to it.
 

A commercial roofing system is a major investment for a property owner. It is important to

protect the roof system from accidental damage during cleaning. Before hiring the project

out to a local contractor, there are a few things to consider.
 

1. Building owner assumes all risk for damage to the roofing membrane

during the cleaning process. Use extreme caution in performing the work

yourself or hiring the job out.

2. The roofing manufacturer is available for assistance in writing the scope of

work.

3. Many installers also offer roof cleaning services.

4. Perform a visual inspection of the roof system before and after cleaning

the roofing membrane to identify any pre-existing roof damage and to

verify the effectiveness of the cleaning process. It may prove beneficial to

take photographs of the roof system before cleaning begins.

5. Do not use, or allow anyone else to use, a floor scrubber on the

membrane.

6. Pressure washing equipment can severely damage a roofing membrane if

not used by a professional with membrane roof cleaning experience. If a

pressure washer is used in cleaning the roofing membrane, please keep

the following items in mind:
 

 
a. Do not use any pressure washer tip less than a 30° arc. Tips with a

concentration angle smaller than 30° will damage the roofing

membrane.

b. Do not use a rotating tip apparatus.

c. Maintain a minimum of 24” (60 cm) between the pressure washer

nozzle tip and the roofing membrane.

d. Do not use a pressure washer rated higher than 2500 psi (17 MPa).

7. Always get current certificates of liability insurance from the contractor

performing the work with your company listed as an additional insured

party.

8. If you suspect the warranted roof system may have been damaged during

the cleaning process, contact the manufacturer immediately.
 

Tuesday, March 25, 2014


Roof Maintenance Programs

Why Make the Investment?

by Tim Botkin GAF’s Commercial Maintenance Program Director


     First, let me provide you with some clarification on the different types of roof maintenance. Corrective Maintenance which is reactive work performed on “critical defects” (problems that present an immediate threat of water intrusion into the building interior). Preventive Maintenance which is proactively performing work on an existing roof system condition such as blisters, wrinkles, ponding water or obstructed drainage that, if not addressed, have the “potential” to develop into critical defects.

 Here are a few of the typical building owners warranty responsibilities:

1.    Minimize roof foot traffic

2.    Pick up and dispose of rooftop debris

3.    Clean drains, scuppers, waterways and gutters

4.    Trim overhanging tree limbs

5.    Properly maintain rooftop equipment

Manufacturers now require an annual maintenance program to keep the warranty valid.

     Roofs do not improve with age, like homes, cars, and appliances, they last longer and perform better when they receive scheduled routine maintenance. Typically it is better and less expensive to repair and maintain than rebuild or replace. You can buy the most reliable car or most expense electronic product and it will still need maintaining. Most of you probably have heard that a roof typically accounts for approximately 10% of the total building costs, and upwards of 90% of the problems down the road. As I noted earlier, all manufacturers require the building owner to perform annual preventive maintenance in order to fulfill their warranty obligations. The most commonly promoted benefit to you to initiate a roof maintenance program is to eliminate or reduce building interior water intrusion and maximize the capital investment of a new roof (proactively eliminate the threat of premature roof failure).

     However, the investment you make in your roof system has significant value beyond these reasons. As owners and managers you need to consider the entire “true value” of this asset when deciding whether or not to implement a preventive roof maintenance program. What would be the costs if this asset fails prematurely, not just unexpected/non-budgeted roof replacement costs, but the costs of “downtime” associated with non-productivity and hard costs associated with damage to building contents?

 Some examples of “downtime” associated with non-productivity and hard costs associated with damage to building contents (typically not covered by the warranty):

1.    Production downtime (lost revenues)

2.    Lost use of space (lost revenues)

3.    Tenant complaints (income stream disrupted, lawsuits)

4.    Slip and fall accidents (lawsuits)

5.    Mold and mildew problems (air quality, lawsuits)

6.    Destroyed inventory

7.    Damaged building interiors/furniture/fixtures and equipment.

The Key Point is that the risks associated with these consequential damage examples can be partially or completely eliminated with an effective preventive maintenance program. GAF’s WellRoof Program extends a Diamond Pledge guarantee at no cost for the term equal to 25% of the original guarantee length. Our Commercial Maintenance Professionals (CMP) can provide you with a proactive approach to reduce the collateral damage caused by leaking roofs at your facilities.

     It is safe to assume upon implementation an effective Preventive Roof Maintenance Program is unquestionably a worthwhile INVESTMENT!
 
ROOFTEC-LLC has been installing commercial roofing systems for over 30 years. We have the solutions you are looking for if you desire a new commercial roof or need a re-roof. ROOFTEC-LLC only uses the best products and installation practices to insure you have a worry free commercial roof. For more information visit us at. www.rooftec-llc.com and we also invite you to Like Us on our RoofTec-LLC Facebook Page .

 




 

Tuesday, March 11, 2014

Roof Talk-101 What Should I Do To Prepare My Commercial Roof For Spring


Roof Talk-101  What Should I Do To Prepare My Commercial Roof For Spring 

Regular roof inspections in spring and fall can help prepare your roof for rough weather and prevent roof issues. Ensuring your roof is ready for the season is critical, especially if you live in an area with harsh weather - and even more critical if your roof isn’t in top condition. Before a minor roof problem becomes a major springtime disaster, follow this who, what and why of preparing your roof for spring.

The Who

While you can identify many of the common problems with your roof on your own, hiring a qualified roofing contractor is best to receive a complete check of the roof on your home or business and provide any necessary roof repairs.

You too can identify some signs that your roof needs repair. Check the areas around your home’s or business' roof edges for loose materials, cracks and other signs of deterioration. Look for cracked shingles, inspect around skylights and be sure that your gutters are free of debris.

The What

If you know of existing leaks coming from your roof, skylight or chimney, get them looked at and repaired immediately. These issues are easier to address when the weather is mild.

Removing debris from your gutters can drastically reduce debris dams. Making sure they are clean and water is flowing properly is paramount. It sounds simple but a clogged gutter can be extremely hazardous to your home.

While cleaning your gutters, keep your eyes peeled for shingle granules. They are a clear sign of serious wear and tear. Shingle granules look like coarse sand and may indicate that the tiles themselves are at the end of their lives.

The best way to prevent debris dam is to keep gutters clean and cautiously rake the debris from the edge of the roof off. It is easy to damage the shingles, which are cold and brittle during the time of year, so take care when doing this. Properly venting the attic will also help ensure that heat does not escape. Preventing debris dams is difficult if you haven’t taken the proper steps to avoid them in the first place.

Just as important as the gutters being free of debris, drains and downspouts should also be clear. Ensure that vents in your kitchen and bathroom actually go outdoors and don’t just vent into your roof space. The result will be dampness where it doesn't belong.

Be sure to look for anything on the roof that may be cracked, torn, broken or missing. Is your chimney in good shape? Leaning, cracking or missing chunks of mortar are red flags. Are there any broken or cracked tiles? Check your roof line and make sure it isn't sagging or bending.

A flat roof is equally prone to damage and has less life span than a pitched roof. This is because water tends to sit on top rather than drain away. If the flat roof has been installed within the last five to ten years, it is typically sturdier and longer-lasting because of better building materials and methods. Check your flat roof by getting as close to it as you can. Small problems may be hard to spot but will cause a major headache if missed.

Monitoring your roof from the indoors is just as critical. Check your attic or roof space for areas that are sagging. Look for water damage and leaks. Dark spots and drips are typically dead giveaways that you have a roof leak. See if there is any light showing through from the outside. Check your joists for woodworm, dampness, fungus and rot.

The Why

Winter weather brings multiple stressors to any roof system. Debris dams and high winds can cause major damage to homes and buildings. Lower-quality roofs and roofs over 20 years old have a greater likelihood of succumbing to harsh weather. This can result in minor leaks to major cave-ins that can cost thousands to repair.

ROOFTEC-LLC has been installing commercial roofing systems for over 30 years. We have the solutions you are looking for if you desire a new commercial roof or need a re-roof. ROOFTEC-LLC only uses the best products and installation practices to insure you have a worry free commercial roof. For more information visit us at. www.rooftec-llc.com and we also invite you to Like Us on our RoofTec-LLC Facebook Page .



Friday, March 7, 2014

Roof Talk-101 Metal Roof Restoration

Roof Talk-101   Metal Roof  Restoration

by; Martin Grohman, Director of Sustainability  GAF

Outside of my role as the company’s ‘green guy’, I’m also a commercial property owner.  My building here in Maine has a ribbed metal roof that is about 25 years old.  It’s been a good building with great tenants but there were really starting to be some problems with one particular 100-square section of the roof.  It hadn’t been well maintained, and some of the exposed fasteners, especially in areas where repairs had been done before, were starting to cause problems.  In fact, as we peeled up some of the repairs, we found they actually trapped moisture and caused rust to form.  One of our tenants makes fine furniture, and they were complaining about leaks, and there had been even been some inventory losses.

And with the summer heat, I was running the fans and the air handlers all the time to keep everybody comfortable.  It was clear something needed to be done.  I looked at a few options, including going over the roof with a Z-profile and new metal; filling the flutes and recovering with a single ply membrane; and an engineered roof coating. Topcoat really seemed like the best choice.
One of the things that I really liked was that the Topcoat team was familiar with all of the unusual details of the roof and how to approach them.  The building was added onto in stages, and it created some areas that seemed to leak no matter what we did.  There’s a full line of Topcoat products which are applicable to pretty much every detail on the roof.   Plus the liquid fabric product eliminates the time-consuming application of fabric at horizontal seams, and tubes of sealant are handy for particular problem areas.

Looking at it from the property owner’s point of view, the Topcoat coating is a great choice. From a sustainability point of view, a high solids elastomeric like Topcoat really works too.  It’s a cool, reflective roof that’s already saving me energy costs, and it will keep my tenants more comfortable too (I have to say this effect is really remarkable.  In direct sun, if you put your hand on the coated area, it’s cool – not just ‘not hot’, but cool. 

On the galvanized metal, it’s too hot to leave your hand on comfortably).  So the new roof is not only going to keep my tenants dry, but it’s also keeping them cooler.  And we didn’t waste anything to do it.  We were able to add to the service life of the existing roof using very little new material and disposing of very little old material, so I like it from a sustainability point of view.
I’m pleased the tenants will be a little cooler and more comfortable.  And as the property owner, I’m saving energy, making the asset last longer, restoring and preserving the roof, and keeping the people that pay the bills happy.  This was my first experience with roof restoration, has anyone else tried this?

ROOFTEC-LLC has been installing commercial roofing systems for over 30 years. We have the solutions you are looking for if you desire a new commercial roof or need a re-roof. ROOFTEC-LLC only uses the best products and installation practices to insure you have a worry free commercial roof. For more information visit us at. www.rooftec-llc.com and we also invite you to Like Us on our RoofTec-LLC Facebook Page .




Tuesday, March 4, 2014

Roof Talk-101 Energy Efficiency: More Than A Simple Black & White Issue

ROOF Talk-101

Energy Efficiency:
More Than a Simple Black & White Issue


by: Tony Matter, Marketing Communications Manager     Carlisle SynTec.


The days when heating and cooling costs were a relatively insignificant line item on a facility manager’s budget are long gone. Oil prices, though lower than they were last year, remain high and extremely unstable. Natural gas and coal prices are also on the rise. All of these increases and instability have led to higher heating and cooling costs, and facility managers are doing all they can to keep them in check through the use of energy efficient building materials.

An argument can be made that the focus on energy efficiency has impacted the roofing industry more than most. Numerous codes have been developed, organizations formed and regulations established– all in the interest of addressing the issue of energy efficient roofing. Over the past decade, energy efficiency within the roofing market has been focused on cool roofing, which utilizes light-colored materials such as thermoplastic polyolefin (TPO) to reflect sunlight and solar energy away from a building to keep it cooler.

 
In 2001, TPO accounted for just 10% of the commercial roofing market, but by 2007 its share had reached 29%. At the same time, EPDM and asphalt-based roofing–the two most popular dark-colored commercial roofing materials– had seen their share within the market drop by 7% and 11% respectively. These numbers paint a detailed picture of the current roofing industry, highlighting the increased emphasis that has been placed on reflectivity.

The growth in reflective materials has occurred for several reasons. First, thermoplastic roofing manufacturers’ marketing efforts touting the energy-efficient benefits of these reflective materials have been incredibly successful. When TPO first burst onto the roofing scene in the early to mid 1990s, the primary goal for manufacturers was to gain market share for this relatively new material. From a marketing and communications standpoint, reflectivity and energy efficiency were the two attributes that made the most sense, because they spoke to people in a language that mattered most–dollars and cents. At the same time that TPO was getting its foot in the door, manufacturers of PVC membranes were continuing to promote the reflective benefits of their materials, using its popularity in Europe as a basis to establish what was becoming a respectable share of the U.S. low-slope roofing market.

It has been proven through numerous studies that, under some circumstances, a building’s air conditioning-related energy consumption can be reduced through the use of reflective roofing materials. These studies, along with some irresponsible marketing efforts, have helped create a perception within the roofing industry that reflectivity is the best option for reducing energy consumption.

But, there is a catch with that philosophy and caution must be used when specifying cool-roof systems. The energy savings that buildings experience due to the use of reflective roofing materials are most often realized in warm, southern climates where Cooling Degree Days (CDD) outnumber Heating Degree Days (HDD) and air conditioning is more prevalent than heating.

To help reduce heating-related energy demands, which are greater than air conditioning demands in northern regions, dark-colored materials such as EPDM membranes are most often beneficial. That is because materials like EPDM absorb heat and transfer exterior solar energy into a building, causing interior temperatures to rise, helping to alleviate the demands placed on heating systems.

Unfortunately, there continues to be a misconception throughout much of the industry that reflective roofing is the panacea for our buildings’ energy woes regardless of geographical location. This could not be further from the truth. If looked at strictly from an energy-efficiency perspective, research and data prove that materials like EPDM can provide the same, or better, energy savings as a light-colored alternative in many locations.

Table 7.4 of the 2007 Buildings Energy Data Book, published by The Building Technologies Program within the U.S. Department of Energy’s Office of Energy Efficiency and Renewable Energy, outlines energy use intensity in various commercial building types, comparing heating and cooling as a percentage of total energy consumed. The average results show that heating accounts for 29% of the energy consumed within a building, while cooling totals a mere 6%. The statistics are even more compelling when broken into specific building segments, such as health care and educational facilities, which feature 55% to 10% and 33% to 5% heating-to-cooling ratios respectively.

These numbers indicate that the move toward reflective roofing in many parts of the country may be unwarranted, and in fact, counterproductive to the goal of minimizing overall energy consumption. The numbers also suggest that there should be more focus on cutting heating costs, and not cooling costs, which makes dark-colored membranes such as EPDM an important asset in the push for energy efficiency.

The U.S. Department of Energy (DOE), in conjunction with its research wing the Oak Ridge National Laboratory (ORNL), has developed a Cool Roof Calculator to help consultants, architects, roofing contractors and facility managers determine the most efficient and cost-effective roof system for any given project. Accessible through the DOE web site, the Cool Roof Calculator simulates building energy consumption based on the type of roofing membrane and amount of insulation that is installed.

Users can pinpoint the analysis within the Cool Roof Calculator based on the zip code of their project, resulting in direct, head-to-head comparisons of various roofing assemblies. In most instances, dark- colored membranes will prove to be more energy efficient than light-colored materials for projects located in cooler climates.

The Cool Roof Calculator was recently used to help the School Building Authority (SBA) of West Virginia develop its Quality and Performance Standards, a document that outlines specific products, and minimum performance qualifications, for state-funded school construction and renovation projects. The group formed a committee to create the standards in January 2007, and in their original draft reflective roofing materials were identified as a mandatory specification for all statewide roofing projects.

According to David Sneed, chief of architectural services for the West Virginia SBA, reflective roofing materials were chosen initially because the board believed they would help the state’s school districts cut their annual energy costs. Thanks, in large part to the aforementioned marketing campaigns, this perception is becoming fairly typical. When the standards were sent out for review, many local roofing professionals began to question the use of reflective materials.

Ed Smith, manufacturer’s representative with North Coast Commercial Roofing Systems in Huntington, WV, was one of the first industry experts to raise concerns over the potential use of reflective roofing materials in a state that features far more HDD than CDD.

“I’ve been in the roofing business in West Virginia for nearly 30 years,” said Smith. “This state has a long and successful history with dark-colored membranes, especially EPDM. I know reflective roofing is gaining in popularity, but it simply does not produce the energy savings in West Virginia that many would expect.”

So, Smith contacted Carlisle SynTec, which manufacture’s both white and black membranes, to help him show the SBA that they would actually lose money if they opted to mandate reflective roofing on their state’s schools. Carlisle turned to Randy Koller, a certified energy manager for 28 years, who simulated a number of scenarios at various locations throughout West Virginia using the DOE’s Cool Roof Calculator. Koller compared 60-mil reinforced TPO and EPDM membranes to determine what effects both materials would have on energy costs and the resulting carbon emissions.

His scenarios included assemblies with R-values of 15, 20 and 30 for each membrane at every location. In every scenario Koller ran, the EPDM roof system proved to be at least 10% more energy efficient per year than the TPO. Smith took those results back to Sneed and the SBA board to show them what could happen if they mandated reflective roofing materials throughout the state.

Upon reviewing the data that was compiled, the board developed a new roofing specification that called for 60-mil EPDM and at least two layers of staggered polyiso insulation. Thomas Worlledge, area manager at the architectural firm McKinley & Associates in Charleston, WV, commended the SBA for switching its original specification.

“White roofing is simply not beneficial in West Virginia,” said Worlledge. “Furthermore, most schools are closed during the summer months, when peak air conditioning demand is at its highest.  Installing a white roof to help cut air conditioning costs makes no sense if there is no need for air conditioning in the  first place.”

While Koller’s findings certainly prove that black membranes are more beneficial in cooler climates, what was truly interesting was the importance that insulation played on the overall energy demand for all of his simulations, regardless of membrane color. When he ran the analysis on R-32 roofs, the energy savings attributable to membrane color were dramatically lower than those with an insulation value of R-15, and more importantly, the difference in energy costs of the white and black roofs began to shrink as the R-value increased.

“Research shows, that from an energy perspective, insulation often negates membrane color,” said Andres Desjarlais, group leader for building envelope research at ORNL. “Reflective roofing should not take the place of quality design, of which insulation is a key factor.”

A superior option for any low-sloped roofing, white or black, is to utilize two layers of fully adhered insulation. This minimizes the effect of thermal escapes at the joints of the insulation and through the fasteners, resulting in a more airtight and efficient assembly.

“White membranes, throughout the northern part of the U.S., may be a tool by which heat island concerns could be addressed, but they do not deliver energy savings, nor do they contribute to lower carbon emissions,” stated Carlisle SynTec’s director of design services Samir Ibrahim. “The key factor should always be the amount of insulation utilized in the assembly, which has been demonstrated as the most influential component by which sustainability can be achieved.”

Even as more evidence surfaces that refute the benefits of reflective roofing in many instances, there is a large and influential movement that continues to push the agenda. Independent organizations and government agencies such as the Cool Roof Rating Council (CRRC), the Environmental Protection Agency’s ENERGY STAR® program and LEED® are all recognizable within the roofing industry, and all three of them promote reflective roofing without consideration of insulation or climate zone.

Worlledge, West Virginia’s first LEED-accredited architect, said that LEED, while great in many ways, is part of the problem that has caused the reflective roofing movement to infiltrate areas where it does not truly belong. “Just because a building receives LEED certification does not mean that it is a great building,” said Worlledge. “Too many people do not understand the program’s complexities and instead they use it as a checklist.”

LEED, officially called the Leadership in Energy and Environmental Design Green Building Rating System™, is arguably the most prestigious and influential green building program in the United States. In it, one LEED point is awarded to any building that utilizes a reflective roof system, regardless of its location. So, while not required for LEED-certification, reflective roofing is certainly promoted, and often used by designers as a way to easily garner one more elusive point.

 

The emergence of energy and lifecycle analysis programs such as the DOE’s
Cool Roof Calculator will help validate or refute the claims that are being
thrown around by all sides.

 
Ibrahim said that Koller’s findings, and the SBA’s flip-flop, are a crucial first step in validating EPDM’s position as an environmentally friendly and energy efficient roofing material.

“The design community has always emphasized sustainability and energy efficiency, however the reflective roofing movement seems to have blurred many people’s vision as to how to reach those goals,” said Ibrahim. “EPDM has been an effective roofing solution for decades, and we always knew that it was more beneficial in cold, northern regions. The energy analysis tools available today are helping us counteract some of the misconceptions that are out there.”

Desjarlais has been researching and testing the effects of reflective roofing since 1988 when he published the industry’s first report on the energy costs associated with white and black roofing materials. At the time there was little interest in his paper because U.S. energy costs were low, however he continued to study and he is now recognized as one of the foremost authorities on energy-efficient roofing.

“Cool roofing is the most contentious issue in the roofing industry since the introduction of single-ply membranes more than 40 years ago,” said Desjarlais. “Just like when single-plies were introduced, cool roofing has changed the landscape of the market, and whether it is perceived as positive or negative, people are getting excited.”

Desjarlais is quick to point out the benefits of reflective roofing in warm, southern regions, but he does not believe they should be used in cooler climates in most instances. “There are many ways to make roofs energy efficient,” he said. “Cool roofs are one of them, but they are not the only option.”

One of those other options that Desjarlais spoke about is EPDM ballasted roof systems, the oldest and most time-tested single-ply roofing system available. Ballasted systems were extremely popular when EPDM first entered the roofing scene in the early 1960s because they provided a low-cost, easy installation. In ballasted systems, insulation and membrane are loose-laid onto the roof deck and secured in place with stones or pavers of various shapes, sizes and weights.

Considered by many today as antiquated, ballasted systems have been given new life. In May of 2008, the Single-Ply Roofing Institute (SPRI) released a report on a joint study with the DOE and the EPDM Roofing Association (ERA) entitled, “Evaluating the Energy Performance of Ballasted Roof Systems.” The study shows that ballasted systems can save as much energy as a reflective roof.

Desjarlais, who headed the research, admitted he was surprised by the results. “To think that these very low-tech roofs that have been out there for so long were achieving energy savings equal to the newer white roof membranes. The adobe method of construction used 600-700 years ago all makes sense.”

The cool-roof benefits of ballasts may make them an ideal alternative to the growing number of reflective roof systems that are being installed in northern cities where HDD outnumber CDD by a more than five to- one ratio. Many northern cities are looking to reflective roofing to help counteract the formation of urban heat islands, which can cause city temperatures to be as much as five or six degrees higher than the actual temperature.

Chicago’s latest energy code, which went into effect on January 1, 2009, mandates reflective roofing on all low sloped buildings within the city limits. Tom Hutchinson, principal with the roof consulting firm Hutchinson Design Group in Barrington, IL, is concerned with the city’s newest code, as well as the growing number of codes across the country that are mandating reflective roofing.

“Reflective materials are seen by many groups as energy efficient, and that’s it,” said Hutchinson. “Most proponents such as the EPA, LEED and CRRC as well as designers and owners often fail to consider the potential side effects of installing a light-colored rooftop in a northern climate such as Chicago, especially with mechanically fastened systems. The disconcerting aspect of this is that those who push cool roofing as a panacea for environmental concern such as the EPA, LBL, and LEED have no investment in the industry and have no part in fixing any problems if they do occur. When was the last time you heard of the EPA paying for a roof replacement because it failed due to their single component roof solution. Perhaps if these associations and proponents were held monetarily responsible for their ‘known’ obvious incorrect assumptions a more balanced approach could be achieved. Unfortunately in the mean time, city officials are adopting and then mandating changes in roofing that often lead to unintended results.”

Hutchinson said he believes dark-colored membranes like EPDM, which has proven itself for decades, are a more economical and logical material for Chicago and other northern cities, and he was not just speaking about energy efficiency. Because light-colored membranes remain cooler than their dark- colored counterparts, the contrast between warm interior temperatures and the cooler ones outside is much greater. This can often lead to the development of condensation within the roof assembly that may appear to be a leak when in fact it is not.

“People will be looking for that leak forever, but they’re not going to find it,” said Hutchinson. “Eventually, they’ll tear off the roof system and install a new one. If it’s another white roof, the same thing will happen.”

Besides condensation and leakage issues, mold formation on the insulation facers is a common concern when condensation occurs and algae growth on top of the cooler membrane surfaces are common problems associated with lightcolored roofs installed in northern climates. In many instances, the light-colored material never gets warm enough to dry off and eventually, mold or algae will form. A common area for this growth is on the rooftop near mechanical equipment because it is dark and cool. This then becomes an environmental hazard for building occupants, as air intakes are often located on the roof. White surfaces also become soiled over time and in urban areas can become downright dark, which is ironic, because cities such as Chicago are endorsing reflective materials because it is believed that they can help alleviate the negative environmental impacts associated with urban heat islands.

It is highly unlikely that a consensus will ever be reached within the roofing industry as to what constitutes the best system in any given location. There are too many interests and too much money involved. Manufacturers of strictly white roofing will continue to tout its benefits nationwide. Likewise for those that only manufacture dark-colored materials.

Luckily, the emergence of energy and lifecycle analysis programs such as the DOE’s Cool Roof Calculator will help validate or refute the claims that are being thrown around by all sides. One thing is for certain, EPDM has proven to be a long-lasting and dependable roofing option for the past 45 years. It has lost share to reflective roofs over the past decade, notably in warmer, sunnier climates, however it is unlikely that its proponents will sit idly by and watch it lose out strictly because of its color. Reflective roofing materials have a place within the industry, but so does EPDM.

“No roof system should be shoved down people’s throats,” said Desjarlais. “I’d like to see the availability of all options, and let people choose based on what is the most economical and efficient for their needs.”

ROOFTEC-LLC has been installing commercial roofing systems for over 30 years. We have the solutions you are looking for if you desire a new commercial roof or need a re-roof. ROOFTEC-LLC only uses the best products and installation practices to insure you have a worry free commercial roof. For more information visit us at. www.rooftec-llc.com