Wednesday, September 24, 2014

Roof Talk-101 Commercial Roof Maintenance: A Proactive Approach

By Anthony Vross

If you are a building owner or facility manager, roofing costs have always been among your major concerns. In its January report, Reed Construction Data indicated that a faster-than-projected economic recovery will accelerate commercial construction activity and push materials prices even higher than general inflation. Combined with today’s soaring energy costs, it’s clear that managing commercial roofing costs is critical, especially for owners and facility managers with multiple buildings. Education and strategic budget planning are the best defense to managing a building.

Where to begin?

Proactive versus reactive maintenance is a good place to start. Owners and facility managers who react to problems as they occur, pay an average of 25¢ per square foot annually for maintenance. Owners and facility managers who inspect and repair routinely (proactively) – before problems happen – spend an average of only 14¢ per square foot annually. Plus, proactively maintained roofs last an average of 21 years compared to an average lifespan of 13 years for reactive maintenance[i]. The longer you can extend your roof’s life before replacement, the more your overall savings increase and your life cycle costs decrease.

Weighing dollar versus value

While it may seem counter-intuitive, per job pricing should not be the primary consideration when choosing between providers. Focus instead on the lowest roof life cycle cost. Fixating on the lowest one-time bid ignores the long-term roofing costs and typically results in a higher overall expense. There are many sophisticated analytic tools that go beyond visual analysis, such as infrared scanning and membrane testing, that can pin-point with greater accuracy where and when the roofing problems might occur. This level of analysis gives you the advantage of staying ahead of roofs problems, which can eliminate potential damage, increased costs and liability when left not addressed.

Repair or replacement

A roof undergoes serious wear and tear throughout its lifetime, with factors such as weathering and degeneration taking their toll. Through scientific testing and analysis, a roofing provider can outline the current condition of your roof and to help you decide if roof repair or restoration is an option or whether roof replacement is necessary. The building should dictate the roofing system so the roofing provider must be familiar with building codes, energy solutions and roof systems—including all nine major roofing systems and more than 60 subsets—to help you make the best decision for your specific system and building type. Choosing a roofing provider that offers repair and restoration options, not just replacements, improves the likelihood of an accurate analysis and a successful plan for your roof and your budget. A good rule of thumb is to consider repairing your roof if it will survive its original service life expectancy without exceeding the cost of a new roof.

Technology is an important tool

The construction industry has been slow to adopt information technology, even though research has shown that contractors who use technology[ii] have:

Lower costs
Higher productivity
Better organized schedules

A roofing provider that has made an investment in technology can help take the guesswork out of your roof repair and maintenance decisions. Online software can help you manage roof assets easier, and through a variety of tracking and reporting options, including inventory management, in-depth reporting, invoice tracking and data tracking, you can more accurately determine your roof’s lifespan and avoid unexpected costs associated with emergency repairs.

Technology used internally can also ensure the roofing provider has cost-efficient procedures and operations. GPS tracking enables management to supervise their technicians from a distance, which has been shown to increase technician productivity by 23%[iii]. In turn, this reduces costs to the client. Lastly, electronic invoice auditing combined with the GPS tracking and proper accounting software can ensure that you are billed accurately and fairly.

One technician or two?

Another consideration in cost management is the number of technicians assigned to your roofing job. Efficiency studies have shown that the best way to approach any job is with the fewest number of workers needed to safely complete the project. For most roof repairs and inspections, that number is one, not two.

Experience matters

Surprisingly, weather is not the most common threat to a roof’s durability. Approximately 40%[iv] of all roof problems occur because of human error due to workers going on your roof for window washing, HVAC repair, etc., faulty maintenance or poor installation in the first place. Therefore, proper training, experience and consistent performance are all essential when choosing a roofing provider.

Having quality management systems in place, such as ISO certification, is also important. An ISO-based quality management system demonstrates that the provider has implemented clearly defined, proven processes to deliver consistent service. Unfortunately, only 12% of the entire service industry has ISO certification[v].

Safety is another component of quality. A provider is only as good as the technicians who do the work, so you should be sure they conduct extensive, ongoing training in safe work practices and continually assess work methods to bring even greater safety to jobsites.

Experience refers to both the roof technicians and the company because there are literally thousands of substandard, unqualified contractors out there who might not be in business long. According to the U.S. Census Bureau, in just a three-year period, 45% of all roofing contractors were newly formed while 41% of existing contractors had gone out of business[vi]. To truly measure stability and longevity, it is best to work with a provider that has been in business for at least 10 years.

You need to really know who is on your roof. Ask potential roofing providers about their self-performance policy. Contractors who self-perform vs. sub-contract can offer more peace of mind because you know the roofing technicians have been properly trained in safety and trained in uniform standards. Even though contractors claim they perform background checks and e-Verification, if they are sub-contracting the work, those technicians may not have gone through the same type of screening.

Manufactured products

Advantages to choosing a repair provider that manufactures its own products include:

Being both a manufacturer and provider allows for increased knowledge about which products are best suited for your job.
They will have the right repair materials in their truck—materials that should be stronger than the original products used.
If there is an issue with a product, the manufacturer will know right away because they are the ones installing it.
The same company will warrant the product and service, eliminating finger pointing if there’s ever an issue.
Because feedback is instant, they can also create cost-efficient application techniques and products that are easier to install with less chance of human error.

Understanding roofing costs can be difficult, but when you know what to look for and are armed with the right questions, it is much easier to make the right choice for your needs to save you time and money in the end.

ROOFTEC-LLC and ROOFGUARD-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 .

Wednesday, September 17, 2014

Roof Talk-101 Solar Shingles or Solar Panels? Choose the Best One for Your Home

Roof Talk-101 Solar Shingles or Solar Panels?

Choose the Best One for Your Home

by Laura Firszt

Harnessing the sun’s rays produces a renewable, clean power source which can be converted to electricity by means of solar panels or roof shingles. Here’s a fact sheet on these two methods to help you choose the best one for your home.

Solar Panels

* Solar panels are the older of the two, first developed in the 1950s. There are some 40-year-old panels in existence today that are still working at an impressive 80 percent of their original capacity.

* The average solar panel measures 18 square feet and produces 185 to 240 watts.

* Solar panels are typically installed above the shingles or other roof surface, leaving a 6 inch gap. Occasionally this gap becomes home to pests such as squirrels, raccoons, birds and even bats. Special screens are now marketed to protect against animal infestation.

* You can easily position and angle solar panels to catch the sun, no matter which direction your roof faces. Some will even track the sun at various times of day for optimal energy collection.

* It is a simple matter to move and relocate the panels, which may be installed in locations other than the roof – for example, atop a pole or in your garden or yard.

* Solar panels are more suitable for retrofitting if your existing roof is in adequate shape to last as long as the panels themselves, which are typically guaranteed for 25 to 30 years. Minimal – or no – structural change to the roof is required.

* You can save money by installing solar panels yourself; there are kits on the market for this purpose. Be aware, though, that this may disqualify you for subsidies and rebates from the government or utility companies on your solar energy system. Check out the rules for these incentives, as well as your local building code.

Solar Shingles (AKA Solar Roof Tiles)

* Solar shingles were first marketed in 2005. Because they are so new, there is not yet any real life data on how long they last.

* Similar in size and shape to an asphalt shingle, a single solar shingle produces 13 to 63 watts. This type of solar device originally had low conversion efficiency, about half the rate of solar panels. However, with technological advances over the last few years, they have been catching up.

* Solar shingles take the place of their conventional counterparts as the roofing material itself; therefore the ideal time to install them is when you are building a new home or replacing your current roof.

* Lightweight and attractive with a deep indigo blue color, solar shingles have weather resistance, strength and flexibility much the same as asphalt shingles.

* A solar shingle roof is relatively quick to install; the installation time has decreased approximately 60 percent in the past decade to about 10 hours. Nevertheless, considerable technical expertise is still required. As with solar panels, a solar shingle roof must conform to the building code of your state, for example Rhode Island. It is recommended to hire a qualified Providence roofer with experience in this type of installation.

* Solar shingles are difficult to position to take optimum advantage of the sun’s rays, particularly if your roof is not facing south.

* A solar shingle roof will generate heat which the roof substrate must be capable of withstanding. This heat also needs to be directed out of your attic in warmer months.

Both

* Both solar panels and solar shingles should result in substantial savings on electric bills, especially during sunny weather.

* Financial incentives are offered for the installation of either type of system, generally in the form of utility discounts as well as federal tax credits.

Wednesday, September 3, 2014

Roof Talk-101 Protection from the Top: The Importance of Commercial Roof Cover Maintenance and Repair

The roof is a commercial building’s first line of defense from natural hazards such as wind, rain, fire, hail, ice, snow, and extreme heat. It is also the most vulnerable part of your building. Every day, your roof is exposed to weather and other elements that may contribute to decay and deterioration, increasing the risk of damage to the roof itself and the contents below it.

The International Building Code (IBC), which sets safety standards for commercial building, requires that roofs “serve to protect the building.” Having a roof that “protects the building” starts with design, materials selection, and installation at the time a facility is built or remodeled—events that occur infrequently and may be outside the scope of most businesses’ ongoing activity. But it also includes a regular program of inspection, maintenance, and repair—activities that should be part of your operational planning in order to prolong the useful life of your roof and make sure it does its job in protecting your business from weather damage.

This article focuses on how to identify and address common trouble spots in order to stop problems before they start and fix them before it’s too late.

RECOGNIZING THE SIGNS OF A ROOF PROBLEM

If it’s been a while since you’ve had your roof inspected, your first priority should be to identify and fix any major problems.

Signs of serious problems may be apparent even from inside the building. Water stains on a ceiling may signal a leak, which can be caused by a crack or hole in the roof. It’s important to understand that even the smallest leak can be a sign of big trouble. Similarly, if the building has unexplained mold or odors inside, this may indicate a roof leak resulting in water penetration. While internal water damage or mold may signal trouble above, it’s also important to visually inspect the roof itself to look for problems that are likely to worsen over time.

Depending on the slope of the roof and the ease of access, inspections sometimes can be done by the building owner, but in many cases, it makes sense to hire a contractor to make sure the job is done safely and correctly. Even if you are hiring a professional, reviewing the problems identified in this article may help you to understand the significance of what he or she has identified and the need for action.

WHAT TO LOOK FOR: VISUAL CLUES

Prolonged standing water or ponding on the roof can lead to premature aging and deterioration of the cover, which will lead to leaks. Leaks that go undetected can slowly rust steel roof decks, rot wood decks, and turn light weight insulating concrete and gypsum decks into a thick paste like substance. Additionally, excessive standing water can lead to significant additional weight, which can weaken the roof deck.

Bubbles may indicate trapped moisture within the roof cover, which can lead to leaks, reduce the life span of the cover, speed up premature aging of the deck, and reduce the roof cover system’s effectiveness against uplift forces associated with a windstorm. Another cause of bubbles is the release of gasses from insulation board that gets trapped below the cover. A roof cut or moisture survey of the roof cover can be completed to assist in the diagnosis.

Roof flashing is the strips of metal or other impervious material installed around the perimeter of the roof edge where the roof cover meets the wall. It is also installed around objects (such as rooftop equipment) that protrude from the roof in order to deflect water away from seams and joints. However, a gap in the flashing or roof cover perimeter (see below) greatly increases the potential for roof cover failure during a high wind event and water intrusion or mold. For further information including flashing repairs and replacement guidance.

Tears in the roof cover or worn or cracking seams can allow water to enter below the cover.

ADDITIONAL AREAS FOR INSPECTION

If there is a lightning protection system check to see if it is loose or detached as shown below. This can lead to a tear or puncture in the roof covering, especially during strong winds. A lightning protection system that has disconnected metal cables or aerials is no longer capable of providing the intended protection for the building’s occupants.

If there are skylights, check to be sure they are properly secured. Skylights that are not well sealed and secured around the frame’s edge can leak, which may cause the skylights to become dislodged and allow for wind driven rain and debris to enter the building, especially during a high wind event.

Also, over time the plastic domed panels can become brittle and very susceptible to cracks.

CARE AND MAINTENANCE

The best way to avoid roof-related problems and strengthen weather resistance is through regular care and preventive maintenance. Proper maintenance also prolongs the life of a roof and in many instances will allow for “repair” instead of “replacement” when a problem is identified. The frequency of inspections for routine maintenance depends on several factors, including the age of the roof, recent weather events, rooftop foot traffic, and conditions identified during previous inspections. That said, scheduling inspections every 6 months (fall and spring) is an effective way to make sure they are not sidetracked by the press of other important business.

Here are some things to keep in mind:

• All inspections should look for and develop a repair plan for the items that indicate signs of problems described above.

• After a severe windstorm or hurricane, inspect your roof for damage, as repeated storms can reduce the strength of the roof. Even if the roof survived a storm, it may have been damaged or weakened enough to fail during the next storm, or the one after that.

• Inspections should look for signs of previous leaks or other problems to make sure that repairs have stayed intact.

• Remove any loose objects and accumulated debris. A clean roof eliminates leaves and other materials that have a tendency to hold moisture, which can speed up the deterioration of the roofing materials. In dry areas, keeping the roof clear of debris reduces the risk that embers from a wildfire will ignite the roof.

• Keep trees trimmed. This prevents branches from rubbing against the roof and leaves from accumulating on the roof and clogging drains and gutters.

• Check gutters and downspouts for leaves, twigs and other debris that will inhibit proper drainage.

• If located in a hurricane prone area, check if the gutters include gutter straps designed to resist uplift.

• Inspect rooftop vents and equipment to make sure they are well sealed. Seal any gaps with flashing cement. Replacement may be necessary if the metal flashing is badly deteriorated, or if vents can wiggle back and forth.

• After a hail event with hail stones larger than ¾ inch, contact your insurer and have the roof inspected even if you are not aware of any damage.

• Consulting a professional roofing contractor may be helpful if concerns exist after a maintenance review of the roof. The contractor can also help to determine the health of the roof, estimate the remaining life of the roof, help you develop a maintenance plan, and identify additional steps to protect the roof.

THE FOLLOWING ARE SOME THINGS TO CONSIDER WHEN HIRING A ROOFING CONTRACTOR:

• Look for established, licensed or bonded professionals.

• Obtain several bids for services.

• Ask for and check references that specifically include other commercial buildings in your area.

• Ask to see certificates of insurance. Make sure that coverage for liability and workers’ compensation insurance is current.

• Contact your local Better Business Bureau to check for complaints filed against the inspector.

• Make sure the bid clearly defines the work that will be done, including hauling away of debris and grounds cleanup.

• If your new roof is being installed on an existing building, make sure that the deck is checked out for water soaked or deteriorated material; have damaged material replaced as part of the contract.

• Discuss, verify, and receive in writing the warranty information. Confirm what is and what is not covered. Keep copies of all warranties and a record of work performed to assist in future inspections, maintenance, and repairs.

A properly maintained roof is necessary to protect your building and the business conducted within it. Remember that a little maintenance can result in a lot of savings, especially when compared to the cost of damage from a small, undetected leak or a catastrophic roof failure.