Roof Talk-101  How Rising Demand Charges Make the Case for White Roofing

Thomas J Taylor, PhD

There has been much trade press the past year arguing how far south a black roof will yield energy savings. Their main point is that black roofing has a winter warming benefit. However, the winter sun in Chicago is not very warm, and many of the calculations assume that commercial buildings are heated with electricity, which is usually not the case.

So, what is the right roof color to help lower energy costs? Much of the modeling understates the case for white roofing, but electric demand charges are changing that perception, since they can increase an electric bill by three times. Whether you’re designing a building or managing a facility, it’s important to understand demand charges—and white roofing is one way to keep costs under control.

Utility companies have to worry about two things when supplying a region—how much power they have to supply each month or quarter, and how to manage peak demands. Think brownouts in California during a summer afternoon, when everyone’s air conditioning is cranked up. If a lot of power is used one hot afternoon in July, the electric company will charge at a higher rate all month long. They focus on the high demand charges that occur in a short period of time and will penalize a building owner for it.

I spoke to Andre Desjarlais, Building Science Research Group Leader, at Oak Ridge National Labs to see what this means for an actual electric bill. He described two customers—both with the same monthly power usage of 2,500 kWh, except one of them paid over three times more than the other. How is this possible? Let’s take a look at the math:

(Credit: Department of Energy)

Even though both customers used the same total power, Customer A used it within a short window of time and was charged $1,775. Customer B spread out their demand and paid just $515—a third as much.

Sounds convincing, but all bills aren’t that simple. In fact, they’re actually very complicated to figure out, since they often don’t even mention demand charges. Desjarlais provided an example of how this looks on a typical utility bill:

(Credit: Department of Energy)

Look closely at the “Time of Use Detail” section. There are three charges based on actual usage: peak, partial-peak, and off-peak times of the day. Below that is a similar set of charges based on the actual rate of use, where demand charges account for 45% of the total bill! This shows the importance of checking these charges, especially since they rise faster than base charges.

A Californian example by Desjarlais shows demand charges climbing up by 30% over three years:

(Credit: Department of Energy)

Demand charges are an electrical phenomenon, and will be largest during the summer months when AC usage is at its peak. However, there are ways an architect or building manager can combat these extra costs:

• Add additional insulation.   Since insulation saves on both summer and winter charges, it always generates an improvement, regardless of geography.
• White roofing can have its biggest impact in lowering peak demand and, therefore, in lowering demand charges. This is true even for well-insulated buildings.
• Time the start-up of load-intensive equipment (such as refrigerators and air conditioners) to prevent spikes, and of building energy management software to avoid simultaneous operation of HVAC units.
• Use a professionally installed cool, reflective roofs or roof coating to reduce a building’s cooling needs and demand charges.
• For the building designer: by lowering AC demand with white roofs, the unit can be downsized. This will lower demand charges even further and reduce upfront capital costs—a true win-win.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguardtexas Facebook Page .

Roof Talk-101  How to Help Homeowners Understand Ice Damming

Paulo Vieiradias

The cold winter season is the time when many homeowners see icicles hanging from their eaves and/or water coming in the house due to ice damming on the roof.

There are three main causes of ice damming:

• Poor insulation from a house ceiling. An attic with inadequate or deteriorated insulation can cause ice damming.
• Lack of ventilation. A house with proper ventilation allows the necessary cold air to mix and cool the hot air from the house, which slows the snow melting down.
• Leaking gaps between the living space and the attic. These spaces allow extra heat to “escape” into the attic, which warms the space and melts even more snow.

Snow on the roof will eventually melt, but if the heat from the house causes the snow closer to the roof to turn into water, then that water can either go down slowly to the gutter or travel under the shingles. There is no heat at the gutter, so snow will remain there, creating a barrier. The water that is moving down will hit that cold snow barrier and then freeze again. This creates a dam (ice damming), which will hold the remaining water on the roof.

Shingle roofs are designed to shed water; they cannot handle having it freestanding. That is why a good quality leak barrier is needed at the eaves. To help your homeowner understand the importance, you can perform a simple test with a bottle of water. This will show that every nail going through the leak barrier is automatically sealed.

The most important thing a contractor can do to help homeowners with ice dam problems is to first clean the snow off the roof (following strict safety rules) and then create exits for the trapped water.

In the long term, the contractor should:

• Seal the living space.
• Install adequate attic insulation.
• Make sure that the attic is properly ventilated.

Preventing ice dams and icicles may not be possible at all times, but these are measures that can be taken to help stop water from entering the house.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguardtexas Facebook Page .

Roof Talk-101  10 Tips to Help Homeowners Choose the Right Roofing Contractor

The biggest obstacle homeowners or business owners face when looking to fix or replace their roof is choosing the right person to do the job. After a damaging storm, they need to quickly get back to normal and get the necessary roofing repairs completed. But that doesn’t mean they should just choose the first contractor who knocks on their door. Finding a contractor who is trustworthy, honest, and professional may sound difficult – but that’s where you come in. Contractors should share these 10 important tips with homeowners to show them that your company is reputable and can be trusted to protect their home and their wallet.

1. Get local referrals. There is less chance of potential issues or scams when you choose a contractor from your community. They are more familiar with local rules and code regulations and have a relationship with area crews and suppliers.
2. Look for manufacturer designations. Manufacturer designations are considered a badge of honor because the contractor must pass certain minimum requirements to be factory-certified (although, some manufacturers have more stringent requirements than others).
3. Research Better Business Bureau (BBB) ratings. Some contractors blow in (no pun intended) right after a storm looking for work, so it’s important to look them up on the BBB website and make sure they have a good score. Stay away from contractors who do not exist on BBB.org.
4. Get an extensive warranty. Not all contractors can offer manufacturer warranties that include coverage of the contractor’s workmanship. If a contractor installs the roof incorrectly, it may take months or years for the damage to show up and insurance won’t pay for it. If the contractor won’t fix it (or worse, has gone out of business), your only recourse is to pay for their mistake yourself. 
5. Be concerned about safety. A contractor without a training or safety program may not be the best person for your job.
6. Check for proper licensing and insurance. The contractor should have insurance for all employees and subcontractors and be able to provide a copy of their insurance certificate for validation. Not having adequate insurance could potentially lead to litigation between a contractor and homeowner if a roofing employee sustains an injury at the home. Most states require licensing for contractors, but that does not stop unlicensed contractors from attempting to do the roofing work. In states where licenses are required, make sure your contractor provides you with a copy of their license and confirm their status online. 
7. Pay your deductible. Any contractor who claims that they can handle the repair without having the homeowner pay their insurance deductible is committing insurance fraud and endangering the homeowner. The insurance deductible is the responsibility of the insured, and the contractor should reflect that in the quote without inflating the estimate to cover all or part of the deductible.
8. Handle your own claim. A contractor who says they are “a claim specialist” or can “handle your insurance claim” may be breaking the law. In most states, it is illegal for contractors to act on behalf of the homeowner when negotiating an insurance claim. Any contractor who opens the door to potential legal action is not acting in your best interest.
9. Don’t give in to pressure. Watch out for a contractor who pressures you to sign a contract before the insurance company has estimated the damage. Some contractors say they can work with whatever your insurance company settles upon, but the homeowner needs to ensure it’s not just any amount, but the right amount. The contractor should thoroughly examine the home and check that their insurance adjuster didn’t miss any damages.
10. Know your material choices. A contractor who does not offer you different shingle options is not looking out for your best interest. The style and color of the shingles you install can affect the resale value of your home. 

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguardtexas Facebook Page .

Roof Talk-101 Happy Thanksgiving From The RoofGuard Family To Yours

Roof Talk-101   Happy Thanksgiving From The RoofGuard Family To Yours...

   Guarding Your Assets From The Elements

     41109H IH-10 West, Boerne, Texas  830-230-5000

Roof Talk-101  Are You Capitalizing on Your Green Building Expertise?

Martin Grohman

While traveling in Denmark recently to attend the State of Green conference, I had the chance to meet with Lars Ostenfeld Reimann, group market director of Ramboll, an international engineering consultancy company. Lars works in buildings and design, which gives him the opportunity to work on some of the largest and highest-profile building projects in the world, such as Ferrari World in Abu Dhabi and the Bella Sky Hotel in Copenhagen. From working on projects like these and on many more conventional ones, he has developed an insightful perspective on how the increasing influence of green building and engineering has changed construction.

I found this to be the most telling chart from Lars’ presentation:

As you can see, the practice of bringing a building to life has changed significantly over time. Modern buildings are incorporating advanced technology, which makes them more energy efficient, resilient, and comfortable. Think of advanced HVAC systems that sense the weather, smart thermostats and lighting systems that know when you’re in the room, and renewable systems such as solar power and rainwater catchment that harness power from the roof. It’s much more about integrating engineering and technology, and that trend is continuing. In fact, Lars argues that Mechanical, Electrical, and Plumbing (MEP) systems lead how buildings are designed and experts who know how to integrate technology into an efficient, resilient, and comfortable building are increasingly important and in demand.

It’s interesting to think about “expertise“ as a construction cost, but that’s basically how it shakes out. Design and management expertise has value and so does green building expertise.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguard Facebook Page .

Roof Talk-101  10 Things to Do at Key Leak Areas

by Liza Barth

It’s important to make sure a roof is protected at critical areas to avoid coverage problems and not all roofing manufacturer warranties are the same. In order for the homeowner—and the roof—to get the most out of a warranty, it’s important that the contractor ensures a home is well protected from leaks. The right materials can make the difference. Here are 10 things a contractor should do to ensure warranty coverage for a homeowner:

1. Install waterproof leak barriers at critical areas that are prone to leaks including valleys, side walls, penetrations, chimneys, dormers, and eaves.
2. Use edge metal at rakes and eaves to help protect from water infiltration at the roof’s edges. This is especially critical in high wind areas and colder climates.
3. Install premanufactured flashing at all pipe penetrations to help prevent water entry.
4. Install roof deck protection, also known as underlayment, to ensure shingles will lie flat and to protect against wind-driven rain that can blow under the shingles.
5. Install proper attic ventilation to help manage the attic temperature and prevent moisture from being trapped in the attic space. Shingle roofs last longer when attics are properly ventilated.
6. Install hip and ridge cap shingles to help protect those areas since they get more wind pressure than other parts of the roof. The finished look of hip & ridge cap shingles can also help increase curb appeal.
7. Check skylight conditions. Old skylights should be replaced to better match the new roof’s age; also, new skylights will probably have better energy ratings.
8. Install a single roofing system. When installing components from different manufacturers, mismatches in warranty coverage can occur. A complete system with shingles, leak barriers, hip and ridge cap shingles, roof deck protection, starter strips, and attic ventilation from the same manufacturer will allow all these components to be covered by one warranty and help to avoid finger-pointing in the event of an issue.
9. Take advantage of problem-prevention inspections by factory-certified roof inspectors, when available. These inspectors are technical experts who also provide feedback on the installation.
10. Install systems that have transferable warranties. This is a valuable feature to have if you ever sell your property in the future.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguard Facebook Page .

Roof Talk-101  5 Maintenance Tips to Help Prevent Roof Leaks

by Jason Joplin

One of the most common and costly issues homeowners call on a contractor for is to fix a leaky roof. Not surprisingly, most property owners do not have the expertise (or desire) to get onto their roofs and look for problems themselves.

However, even for a professional, the source of a leak can be elusive because it rarely lines up with where the water is getting into the home. Contractors need to become detectives to correctly identify the source of a leak and understand the path that water travels. Yet all of this pain can be avoided with a comprehensive maintenance program. Even the National Roofing Contractors Association recommends that roof inspection and maintenance be performed regularly to help avoid future problems.

After all, a homeowner wouldn’t expect:

• A furnace to perform efficiently if the filter was never replaced

• A car to run if the oil was never changed

Yet, they install a roof and think that’s the end of the story.

Before an inspection, the contractor should look around from the ground and ask the homeowner if there has been recent extreme weather, animals around the home, leaves, falling debris, trees, satellite or cable work, or an accident that caused damage to the roof.

Once on the roof, follow these 5 simple tips to help locate future leaks and show how a maintenance program can help identify potential problems before they cause damage.

1. If it pops through the roof look at it. Penetrations are the most common leak sources and will stop the natural water flow off a roof. Look here first to find the source of the leak:
   • Chimneys. The top leak source. Does the chimney have a cricket? Is it properly step flashed and counter flashed? Does it need to be sealed?
   • Skylights. Water gets trapped behind them. Is the flashing in good repair? Is the skylight itself leaking?
   • Plumbing vents. Do the vent stacks have neoprene or rubber that has cracked with age? Do they need to be sealed or painted? Have critters chewed on the pipe or flashing?
   • Is the satellite or cable flashed properly?
2. Living on the edge. A drip edge is not just aesthetically pleasing, it is important to help ensure water is kept away from the fascia and moved off the roof.
   • A common leak source in the eaves and cause of wood rot is a missing drip edge. Wind-driven rain will enter the gap between the roof deck and fascia board.
   • A drip edge also helps to keep out insects, critters, and snakes. Make sure to check the drip edge when looking for leaks.
3. Every step I take. Areas where step flashing should be installed are a common leak source and maintenance item. Inspect these areas for damage:
   • Dormers
   • Roof-to-wall transitions
   • Wherever low-quality sealant or mastic has been used in the past
4. What’s in YOUR attic? Many times, homeowners think the roof is the culprit, but problems can come from improper ventilation, plumbing, air conditioning, condensation, vent fans, and animal or bug infestation in the attic. Be on the lookout for:
   • Algae stains on interior plywood
   • The “M” word: mold
   • Soaked insulation when it hasn’t rained
   • Black rings or rust around nails, which is the first sign moisture is condensing in attic spaces
   • Is there a lack of ventilation that is causing the attic to overheat or accumulate moisture?
   • Are the intake vents clogged with paint, spider webs, dust, or insulation?
5. Mind in the gutter. Many homeowners do not realize the importance of their gutters. They need to be installed and sloped properly to drain, tightly fastened, and free of debris. Contractors should stress to homeowners that gutter maintenance should be left to a professional. Advise them of the risks of climbing onto a ladder.

All contractors can explain to their customers that a preventive maintenance plan consisting of periodic inspections (generally in the fall and spring), routine maintenance, and minor repairs can help avoid costly problems down the road. A thorough inspection, performed regularly by a professional roofing contractor, can monitor the roof’s condition and help prevent small problems from becoming major roof leaks.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguard Facebook Page .

Roof Talk-101 Spring Has Arrived

Roof Talk-101  Spring Has Arrived

Here are some tips to look for during spring cleaning to help preserve the integrity of your roof. 

Tree limbs. Make sure tree limbs don’t touch a roof.  If they do, they can easily scrape over the shingles and loosen the protective granules. This will severely reduce the life of a roof. Trim trees close to the house to avoid any limbs touching the roof surface.

Leaves and pine needles. A little leaf or a few pine needles are fine, but if they collect and are deep enough to hold moisture, they need to be taken off the roof.  Anything that traps moisture will cause mildew to form, block gutters, or cause extra weight on the roof. A rake or air blower can be used to clear the roof, but take care not to damage the shingles.

Moss. Cutting back trees and removing leaves will reduce moss growth, as it will allow sunlight to dry up the moisture that moss thrives on. While there are chemicals available on the market to get rid of moss, the runoff can cause damage to plants. Another solution is to nail zinc or copper strips to the ridgeline; as rain washes across, it creates an environment where moss cannot grow.

Mold. Discolored streaks on a roof indicate there is mold, algae, or fungus, which can eat away at the roofing material and, ultimately, cause leaks. A treatment of chlorine bleach or copper sulfate solution applied with a garden sprayer can kill the mold. GAF manufactures algae-resistant shingles that have a specially formulated granule that inhibits algae growth, in addition to shingles with StainGuard® Protection. Finally, do not power wash shingles! It can dislodge granules and cause premature shingle failure.

Gutter damage. Heavy snow from the winter season can result in gutter damage while leftover fall leaves and debris can lead to clogged gutters. Before the springtime rain, check to make sure water can flow easily through the gutters and fix any loose nails that are preventing the gutters from sitting tightly along the roof line.

Missing shingles, chimney, and flashing. A complete inspection by a contractor can uncover issues with missing shingles, chimney damage, or flashing around chimneys, vents, or other bends in the roof.

Dealing with these potential issues in a timely manner will allow your roof to stand strong through the next season of weather challenges—and for many years to come.

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. ROOFGUARD-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.roofguardtexas.com and we also invite you to Like Us on our Roofguard Facebook Page .

Roof Talk-101  10 Top To-Dos for Fall Maintenance

Get your home and yard in top shape for winter with these essential fall maintenance tasks.

1. Take Care of Your Furnace. Schedule a professional maintenance visit for thorough inspection of switches, burners, and safety controls; the motor and blower need to be both checked and cleaned by a skilled technician. A task you can -- and should -- do yourself is changing the air filters every 1-3 months.

2. Install a Carbon Monoxide Detector. A carbon monoxide detector can be a lifesaver when you operate equipment powered by an internal combustion engine -- a generator, for example -- or fuel-burning appliance -- a furnace, range, water heater, or space heater. Fuels that produce CO when burnt include natural gas, oil, wood, coal, and more.

3. Maintain Your Ducts. Maintaining ductwork is one of the best ways to lower your fuel bills while enjoying more efficient, healthful heating this winter. Check for leaks and cracks; then use duct mastic and metallic tape to repair. Insulate ductwork. This will pay off in the good ol' summertime as well, preventing unnecessary loss of your A/C's cool air. While you're at it, clear out any mold or dirt hiding in the ductwork.

4. Check Doors and Windows. Another place where you may be losing precious heat is your doors and windows. If you can see daylight through their frames, there are cracks that need attention, pronto, with the help of caulk or weatherstripping. In an older home, consider replacing windows with energy-efficient versions. Over time, the amount you save on utilities will more than offset the cost of replacement.

5. Adjust Your Ceiling Fans. Adjust ceiling fans to rotate clockwise in the cold weather. Simply flipping a switch on the fan housing will change the rotational direction and allow the paddles to better circulate heat produced by your HVAC. The result? You'll feel much warmer for a minimal cost.

6. Clean Your Fireplace and Chimney. Check your chimney (with the help of a flashlight) for leaves, nesting animals, or other blockage, which require removal by a professional. Clean out dirt and leftover ashes from the firebox. To go greener, consider purchasing an EPA-certified insert or a clean-burning electric fireplace.

7. Shield Your Outdoor A/C Unit. Protect your air conditioning unit as it "hibernates" for the season, by means of a special A/C cover. This will shield it from the elements -- wind, rain, snow, and hail -- as well as mice, rabbits, or other pests looking for a cozy winter home.

8. Inspect Your Roof. From the vantage point of your attic, check for daylight peeping through cracks or worn spots in your roof. Then go outside and inspect the roof for "bubbles" or shingles that are missing, curling, loose, or broken. Look at the condition of the flashing too. Trim any overhanging tree branches. When you're in the market for a roof replacement, consider impact-resistant roofing materials.

9. Clear Your Gutters. Clogged gutters will overflow, potentially causing major damage to your home's foundation or roof.  Remove the fall's accumulation of dead leaves, pine needles, and twigs by hand (wear sturdy work gloves) or with a trowel. Then scoop out any residue from asphalt roofing shingles. When relatively clear, flush the gutters and the downspouts with water from your garden hose. Repair gutter leaks with silicone sealer and replace damaged hangers.

10. Care for Your Yard. Rake up the remaining fallen leaves to let your lawn breathe and to promote revitalization of cool season grasses like bluegrass or fescue. Dethatch and aerate the lawn. If you haven't already done so, bring potted plants inside till spring. Wrap delicate shrubs in burlap, or build a rudimentary shelter from repurposed poles or pallets to protect them from winter storms. Empty your kiddy pool and remove water feature pumps. Turn off the water supply to outdoor faucets. Disconnect hoses and put them away indoors.

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 .

Roof Talk-101 L.E.A.F Winterizing Your Roof

Roof Talk-101  L.E.A.F  Winterizing Your Roof

It’s that time of the year again. The blistering heat is subsiding, and trees are changing colors. You can drink apple cider, go pumpkin picking, dress up for Halloween and do all of your favorite fall activities. However, this seemingly magical time can also be a huge headache for homeowners, as they worry about how the ensuing weather changes will affect their homes. It is no secret that rain, snow and frigid weather can really take their toll on your roofing system. Luckily, you can stand up to Old Man Winter if you take the necessary steps and prepare in advance. Since it is autumn when most homeowners start to get worried, you should remember the acronym L.E.A.F. This symbolizes the four major areas of which you should pay attention to in order to protect your roofing system: Leaky gutters, Excessive debris, Attic ventilation, and Flashing. Whether you hire a professional roofing contractor or you do it yourself, you should get in the habit of inspecting your roof twice a year. This is especially true for these four important factors listed above, so that you can catch any damage early and save yourself time and money in the long run.

Let’s Begin with Leaky Gutters

One area that is important to keep a vigilant eye on, especially with winter rapidly approaching, are leaky gutters. Autumn and winter are chockfull of rain and snow; and you will absolutely need healthy, well-running gutters if you want to avoid damage to your roofing system. Gutters allow pesky precipitation to drain from your roof. One thing you can do to ensure that your gutters are up to par is remove leaves, branches or other debris that may be clogging them. In addition to clearing debris, make sure that your gutters are securely fastened. Improper installation can lead to build up and overflow, which can affect your roofing system negatively. 

Free Your Roof of Excessive Debris

When you embark on spring-cleaning, you should not just focus on the interior of your home, but you should include your roofing system as well. When the weather is nice, it’s the perfect time to inspect your roof and make sure that the valleys and linings are free of twigs, branches, leaves, and other debris. Excessive debris, if ignored, can block rain and melted snow from exiting your roof, which adds an unhealthy amount of weight on top of your roof. This extra mass can lead to extensive damage, including leaks, deterioration and shingle damage. 

Assess Your Attic Ventilation Efficiency

As stated above, heavy snow and ice on your roof can cause damage to your roofing system. It can even warp your trusses and rafters, as well as inflate your heating bill costs. To combat this problem and save your roofing system, it is essential to install an attic ventilation system. This technique will help your attic circulate air in and out. Improved air circulation decreases the chance of snow and ice buildup, which minimizes potential damage, as well as your heating costs.

Don’t Forget about Flashing

Finally, when inspecting your roofing system in preparation for winter, you should pay special attention to flashing. Flashing is the structure used to protect the edges of your roof. It can also be seen on roof piping, chimneys and roofing vents. Flashing is very important because it is the main barrier standing between the under part of your roof and the outdoors. Unfortunately, your roof flashing can rip, tear and loosen, thanks to strong winds and substantial rain. If your flashing is damaged in any way, water can seep into your home and ruin ceilings, insulation, walls, and electrical work. Therefore, it is important to inspect your flashing before you have a huge problem. If you find any damage on your flashing, replace or fix it as soon as possible. It will cost you a lot less than it will to repair or replace your entire roofing system, which you will have to do if you let the damage get out of control.

You Can Now Start Winterizing Your Roof

In summary, it’s very important to inspect your roof in the spring and fall if you want to make sure it is working its best to defend against the brutal winter months. Regardless of whether you do the job yourself or hire a residential or commercial  roofing company, special attention should be given to four main areas – Leaky gutters, Excessive debris, Attic ventilation, and Flashing – which together make up the acronym L.E.A.F. If these four areas are taken care of in advance, chances are that you will have successfully winterized your roofing system. That should give you enough peace of mind to shake off the winter blues and enjoy all the wonderful things the winter season brings!

For more information visit us at. www.rooftec-llc.com and we also invite you to Like Us on our RoofTec-LLC Facebook Page .

Roof Talk-101 Making Your Commercial Roof Last 20 Years

Roof Talk-101  Making Your Commercial Roof Last 20 Years

Under tough economic pressures and uncertainty, it is imperative for property owners and managers to spend their monies wisely and manage their facilities assets properly. The ultimate goal should be to achieve maximum roof service life at the least possible cost. For this reason, roof maintenance — in conjunction with modern life-cycle assessment techniques — has never been more appropriate.

An “out of sight, out of mind” attitude toward roofing systems is dangerous. It’s also poor asset management. Too many building owners and managers have been burned by premature roof failure. When water leaks into a building, hard assets, corporate profits — and reputations — start taking a beating.

Unfortunately, we live in a world looking for short-term, quick fix solutions. We often compromise by taking the road of least resistance. When it comes to roofing, we frequently believe that if our roofs are not leaking, we don’t need to bother with them. However, this attitude does not reflect reality. Here are a few facts*:

• More than 80 percent of all roofs are replaced prematurely.

• The average building owner will spend more than $127,500 on roofing over the life of the building.

• The average cost of a new commercial roof is more than $42,500 (10,000 square foot average)

Repairs, maintenance and/or roof restoration costs thousands of dollars less than roof replacement.

• Roof maintenance programs are tax deductible.

• Roof maintenance programs typically cost about 1 to 3 percent per year of the estimated total replacement costs (maintenance cost depends on coverage).

• A roof maintenance program can save up to 50 percent over the life of a 30-year roof compared to replacing it every 15-20 years.

• A roof can leak for days, weeks, or months before it is noticed inside the building.

If a building owner or manager starts out with a problematic roof, the situation typically goes downhill, creating a maintenance nightmare. So let’s assume we are starting out with a reasonably good roofing installation as part of a new construction process or a complete tear-off and re-roofing project.

Our goal is to immediately — from year No. 1 — take on a preventative program to ensure maximum service life of this roof.

Maintenance is a responsibility of ownership. It is required in most roofing manufacturers’ warranties. Also, No Dollar Limit (NDL) warranties don’t cover problems related to a lack of maintenance. If water backs up in a leaf-clogged roof drain, the service call can cost as much as $300.

Most commercial roofing contractors offer maintenance services. However, to be taken seriously, these contractors should be running separate, dedicated roof maintenance divisions staffed by their most experienced craftspeople. The bare-bones components of a maintenance package should consist of the something like the following:

• Visual roof inspections — including an on-site, 50-point inspection regimen.

• Photographic, digital and/or written documentation of the roof conditions.

• Quotes for recommended work.

• Repairs for deficient conditions.

• Routine maintenance as needed.

A maintenance program can even help building owners and managers with upfront roofing expenses. For example, a typical 20-year guarantee fee is about $17 per square foot. When it is extended using a roofing manufacturer’s Guarantee Extension program, the customer can save up to 20 percent of the per-year cost of guarantee coverage. Not to mention the annual inspections that will help prevent unexpected surprises and also catch small problems before they become big-ticket expenses.

Maintenance programs are also available for existing roof systems after a thorough roof audit is conducted by the roofing contractor.

Industry studies show that a proactive maintenance program can lower the average life-cycle cost of a roof to 14 cents per square foot. A “reactive” maintenance program — where the contractor is called in only after problems are discovered — can cost up to 25 cents per square foot. Finally, these studies show that roofs with proactive maintenance programs can last 21 years, compared to only 13 years with a reactive program.

In conclusion, property owners and managers needs to adopt a proactive roof maintenance protocol to get the maximum service lives from our roofing systems, and to reduce the collateral damage caused by leaking roofs at their facilities.

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 .

Roof Talk-101 What's So Important About Roof Flashing?

Roof Talk-101  What's So Important About Roof Flashing?Various exterior building elements, such as roofs, walls) foundations, windows, and doors, collectively form a protective "envelope" that shelters the interior of a building, protecting it from the ravages of the exterior environment. Water, among all the other possibilities, is the element that poses the greatest threat to a building. That is why so many building elements and details function either to direct water away from, or to keep water out of, buildings. A sound roof with an appropriate drainage system unquestionably constitutes the first line of defense against water penetration. But to be effective, a good roof must include items other than just the roofing material. One of them is flashing. The importance of flashing is often minimized, and its installation is sometimes ignored, especially in poor roofing installations. The purpose of this technical article is to explain flashing and clarify its indispensable role in keeping buildings watertight.

What is flashing?

Flashing is a construction detail used to seal and protects joints in a building from water penetration. The joints created by the intersection of the roof and roof mounted structures and projections, such as parapets, hatches, skylights, chimneys, vent stacks, or towers, are among the most vulnerable areas of roofing systems. They constantly expand and contract in response to changes in humidity and temperature. The greater the number of such projections, the greater the potential for serious leaks. Flashing is used at these intersections to keep rainwater from leaking into the building. It makes joints at these junctions watertight, while at the same time allowing the natural expansion and contraction of materials to continue. It operates on the principle that, in order to penetrate a joint, water must work itself upward against the force of gravity, or in the case of wind-driven rain, would have to follow a tortuous path during which the force of the wind would be dissipated.

How Flashing Works

Flashing is installed at intersecting roofs and parapets and walls. It typically consists of angled strips of corrosion- resistant metal that overlap in such a way as to discourage water entrapment. Flashing is composed of two parts-the base flashing and cap flashing (which is sometimes referred to as counter flashing).
Base Flashing is the portion of the installation attached to the roof itself. It is "L-shaped" with one leg extended underneath the roofing material at least six inches, preferably more, and the other leg extending up the abutting vertical surface.

In quality flashing installations, cylindrical roof-mounted structures, such as vent stacks, use base flashing composed of special sleeves that are an integral to the vent stack. However, since this type of flashing is expensive, a black ring of roofing compound is more often used. Roofing compound is unsightly and deforms easily with changes in temperature. Despite the expense, it is usually best to flash these structures properly with metal base flashing compatible with the rest of the roofing system.
Cap Flashing is attached to the projection or wall with which the roof intersects and overlaps with the base flashing by at least six inches, so that water cannot penetrate this vulnerable joint. In masonry buildings, the cap flashing is imbedded in the "reglet"-the groove formed by the mortar Joint in a wall or parapet. In wooden buildings, flashing is usually nailed to the underlayment and its upper edge protected by clapboards, shingles, or whatever wall sheathing is being used on the building. When flashing is installed properly, the bottom edge of the cap flashing is usually turned by about 1/2 inch to stiffen the long strip of metal against the wind.
Where cap flashing follows the slope of the roof, it is arranged in steps--with each step overlapping the one immediately below it. In slate, tile, or asphalt shingle roofs, the base flashing may also be woven into the courses of the roof sheathing in order to make a more effective watertight joint.
The base and cap flashings are, or should be, independent of each other to allow for differential movement between the wall and roof structures. However, due to incorrect installation or damage from ice or vandalism, they occasionally bind. If openings or bends in the joints develop between the base and cap flashings, the joints will not move properly. The joints should be kept flexible, but tight.


Saddles or Crickets

Flashing at tall structures mounted on pitched roofs, such as chimneys, should employ a "cricket" or a "saddle." A cricket is a ridge installed between the roof slope and the protruding structure that deflects the flow of water around the protruding structure and keeps snow and dirt from collecting. If the cricket is being used in a small area, such as against a chimney, it is usually treated as a modified form of base flashing, extending under the adjacent roof sheathing in the same manner as normal base flashing, and turned up against the vertical surface and counter flashed. If a cricket is abutting a large vertical surface, such as the wall of a tower, and is exposed to view, it is usually treated as part of the roof structure and sheathed in the same manner as the roof.

Valleys

Valleys, which occur where different roof slopes intersect, are problem spots because the geometry of roof intersections often creates low spots, particularly at the eaves. Water can pond and ice can dam at these low spots, get underneath the adjacent roofing material, and cause severe damage. Most valleys are lined with a heavy gauge, corrosion- resistant metal, forming a type of flashing. This lining may or may not be visible depending on the type of roofing material used and the detailing of the roof intersections. If valley linings are not extended far enough beneath the adjacent roofing materials, leaks may occur when ice dams back up the valleys in the winter. This condition requires the eventual replacement of the valley lining.
"Open valleys" are flashed by laying strips of sheet metal in the valley angle and lapping the adjacent roofing material over it. The width of the valley increases as it approaches the bottom to accommodate the increased flow of water.
"Closed valleys" are only possible with slate, tile, or asphalt shingle roofs. They are far less common than open valleys, and the flashing required is far more complex. In closed valleys, the roof sheathing is brought tight to the valley line, and small pieces of flashing are arranged under each slate or tile. This flashing is invisible, but still absolutely essential to keep the joint watertight. Instead of individual pieces of flashing, long, overlapping strips of flashing are occasionally used in closed valleys. However, this mode of flashing tends to be less effective than using smaller, individual pieces of flashing for each course of slate or tile.

Materials

Flashing may be either concealed or exposed. Flashing concealed within the construction of the building may be of either sheet metal or a waterproof membrane. Exposed flashing typically consists of pieces of sheet metal or impervious, flexible membrane material. Metal exposed flashing is usually of the following types: aluminum, copper, galvanized steel (painted), stainless steel, lead, terne-plate, or zinc alloy. Roofing felts are also used occasionally for flashings in certain types of roofs, such as asphalt shingle roofs or flat, built-up roofs.
The choice of the appropriate material to use for flashing depends on several criteria. What is the most cost-effective material in a given situation? What is the most durable? Will the material being considered be visible to the observer? Is it historically appropriate to the building and the type of roof? Are the materials used for the flashing chemically compatible with the materials they will come in contact with? Copper, for instance, is the most traditional material used for flashing. However, it cannot be used with roofs composed of dissimilar metals due to "galvanic action," which sets up a chemical reaction between the copper and the iron in the roof sheathing. By the same token, it cannot be nailed to the roof deck or sheathing with iron nails.
Exposed metal flashing affects the appearance of a building; its color, texture, and pattern should be considered. It should be durable, weather-resistant, and maintenance-free. It must not stain or be stained by adjacent materials or react chemically with them. Expansion joints should be provided to prevent deformation.
Copper is the most popular material used for flashing. It is easily worked and shaped, and adjusts itself to temperature stresses. It requires no painting or other treatment, although it occasionally is painted to hasten the development of a natural green patina. Generally it is considered extremely durable. However, copper is susceptible to deterioration by "acid rain" and therefore deteriorates more rapidly these days than in the past. Coating copper with lead enhances its resistance to deterioration.
Terne-plate (often referred to as "tin" although this is technically inaccurate) is also common. Terne-plate is composed of a base metal of iron or steel, which is coated with a mixture of lead and tin. Terne-plate has traditionally been painted and requires regular painting in order to prevent corrosion.
Zinc, although more rarely used for flashing in this country, is extremely durable and generally requires little maintenance. As zinc oxidizes, it forms a protective coating, dark grey in color that is extremely resistant to weathering.
Roofing felts are strips of felt impregnated with roofing compound. Although appropriate for certain types of built-up roofing, particularly on flat roofs, this is probably the least desirable material to use for flashing. Roofing compound expands and contracts in response to changes in temperature and deforms easily, often rendering the flashing useless within a year or two. Although usually cheaper to install initially than metal flashing, it constantly has to be renewed in order to remain effective, and thus any initial savings are usually nullified by the subsequent cost of constant replacement. In addition, roofing felts are not usually appropriate for use on historic buildings with visible roofs, particularly slate, tile, or standing seam metal roofs.

Flashing Repairs

Failure of the flashing system is usually a major cause of roof deterioration. Flashing should be carefully inspected for failure caused either by poor workmanship, thermal stress, or metal deterioration (both of the flashing material itself and of the fasteners). With many roofing materials, the replacement of flashing on an existing roof is a major operation--one that may require taking up large sections of the roof surface. Therefore the installation of top quality flashing material on a new or replaced roof should be a primary consideration. Remember, some roofing and flashing materials are not compatible.
When repairing any metal flashing, avoid the temptation to use roofing compound (black "goop") to stop leaks. This often-used treatment is not a long-term repair and usually causes more damage to the basic material. Roofing compound becomes brittle and inflexible within one year of exposure to the weather, and whatever limited effectiveness it may have quickly disappears. More importantly the chemical interaction between the compound and the metal often accelerates deterioration and causes extensive corrosion. Coating valleys with roofing compound should also be avoided because roofing compound hides the condition of the valley lining and creates irregular surfaces that inhibit good drainage.
Holes in copper flashing are best repaired with a soldered patch. Aluminum flashing is difficult to solder, so holes have to be covered by a "cold" patching methods. A number of commercial sealing products used for patching metal gutters, such as gutter tape, can be used for a "cold" patch. You can also make a temporary patch with sheet metal and flashing cement. Clean the metal with a wire brush or steel wool. Cut a sheet metal patch that overlaps the hole at least three inches on all sides. Coat the pack of the patch with flashing cement. Press the patch firmly into place--just hard enough so that the cement doesn't ooze onto the roof. Paint the patch to match the rest of the flashing. These patches are strictly temporary and should be inspected at least twice a year to make sure they are still holding. If cap flashing comes loose from the reglet, re-wedging and sealing the reglet should repair it. The reglet can be filled with mortar (preferred) or a high-quality sealant, such as urethane caulk.

Conclusion

Any roofing system should be recognized as a membrane that is designed to be self-sustaining, but that can be easily damaged by intrusions such as pedestrian traffic or fallen tree branches. Generally damage from water or ice is less likely on a roof that has good flashing on the outside.


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 .