Roof Talk-101 What to Look For When Inspecting A Commercial Roofing System

Roof Talk-101  What to Look For When Inspecting A Commercial Roofing System

Any roof inspection should look at the roof, of course, but the roof surface is only one item that should be checked. The first thing to look at is your files. Do you have all of the paperwork you need? How about a copy of the warranty? Do you have the names and phone numbers of the companies that have been involved with the roof — previous inspectors, roofing contractors, architects, manufacturer technical services? You should have a copy of all the repair orders and the results of the repairs made. Finally, there should be a roof plan, drawn to scale, that not only shows all the equipment on the roof, but also the locations of any leaks and any repairs made.

The walls and glazing should also be checked. Too many times, leaks from wall, sealant and window failures are disguised as "roof" leaks. Look for cracks and water stains that may be symptomatic of problems in these areas. The worst offenders are pipes, conduit and other penetrations through the walls. Too often these are left unsealed, especially when they are installed as retrofits.

Once those steps have been taken, you are ready to look at the roof. The best place to start is with an overall look at the roof. Is it covered in debris, like leaves, plants and old air conditioning equipment? This is a sure sign that the roof has been neglected. Look at the surface of the roof. If there is a coating, is it intact? If there is gravel or ballast, are the rocks evenly distributed and covering the whole surface?

The surface of the roof provides protection from ultraviolet radiation from the sun, which causes most roofing materials to age and break down. It's like your skin. If you don't give yourself UV protection, your skin ages prematurely and sometimes with serious results.

You should also check the drainage system. If there are large areas of standing water that never seem to go away, it may be possible to solve the problem simply by removing the gunk from around the drain. Or you may need to snake the roof drain pipes or down spouts. Standing water can lead to premature failure of the roof as the water may leach the chemicals that keep roofs pliable out of the membrane. Worse still, if there is a puncture in an area of standing water, what should have been a minor drip becomes a major disaster as all of that standing water ends up inside the building.

Roof failures rarely start in the large expanses of field membrane. Any roof check should pay special attention to the membrane and metal at changes in plane and at penetrations through the roof. First, make sure the surfacing is intact. Look for punctures, tears and scrapes in the membrane. Check for unsealed laps both in the vertical part of the flashings and also where the flashing terminates on the field of the roof. Make sure the membrane is not drooping. This is a symptom that the flashing was improperly installed — either it wasn't fastened properly at the top, or it was not properly adhered to the wall or curb. If you see diagonal wrinkles in the flashings, you have a situation where the roof deck and the wall are moving independently. These wrinkles will end up as cracks in the flashings and ultimately as leaks.

If you have expansion joints running across your roof, include them in the inspection. Some roofing contractors don't terminate expansion joints correctly and, as a result, the expansion joints crack at the ends. Check the rubber bellows for cuts and open laps and also for "repairs" done with roofing cement or other inappropriate materials.

If penetrations such as pipes and equipment stands are waterproofed with metal or plastic pitch pans or concrete rings, check the sealer to be sure that it is not cracked and that the pan or ring is completely filled with the sealer. Check the bottom of the concrete ring to be sure the seal between the ring and the roof membrane is still sealed. Check alternate flashings such as prefabricated metals or plastic or rubber boots for cracks, holes and failed sealants.

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 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 .

Roof Talk-101 Solar Roof Shingles vs Solar Panels

		SOLAR PANELS
	vs
1. Solar roof shingles didn’t come into use until recently. One of the first solar shingles came into use in 2011 in the State of Colorado. The shingles were produced by Dow and are one of the most popular solar shingles on the market.	vs	1. Solar panels have been in use for much longer than solar roof shingles and in fact were primarily used first in space for satellites.
2. Solar shingles are installed much like a regular asphalt shingle. Solar shingles actually replace the asphalt shingles in the area they are placed. This means that on a re-roof project less asphalt shingles need to be purchased and installed because the solar shingles double as energy producers and roofing shingles.	vs	2. Solar panels on roofs have to be mounted above the shingles. This means that additional installation takes place after the protective shingle layer is installed. Installing solar panels takes longer and is more technical.
3. As of 2013, there are mainly two manufacturers or solar shingles products. The most well known is Dow’s Powerhouse solar shingles and followed closely behind is CertainTeed’s Apollo solar shingles.	vs	3. There are many solar panel manufacturers and companies that sell solar panels. The two main companies are Suntech (a china based company) and First Solar (a U.S. based company).
4. Solar shingles have a quicker installation time. In fact, in most instances it is almost 2/3 faster to install solar shingles onto a new roof than solar panels.	vs	4. Solar panels take longer to install onto a shingle roof.
5. One of the main differences that consumers are most aware of when it comes to solar shingles is how they look. Solar shingles are much more aesthetically appealing because they are flat like a shingle and are not bulky and too noticeable.	vs	5. Solar panels are big and hard not to notice. This is one of the major drawbacks that many homeowners admit is something they don’t like about solar panels.
6. Solar shingles used to be much less efficient when compared to solar panels. In fact, before 2008 solar shingles or a.k.a thin-film solar cells barely peaked above 10% conversion efficiency. But in 2008 there was a breakthrough with (CIGS) copper indium gallium diselenide that allowed the thin-film solar cells to reach a conversion efficiency of 19.9% which was a new world record for this type of solar cell.	vs	6. Before 2008 the silicone cells used for solar panels far outperformed the thin-film solar cells. Silicone solar cells have been known to reach 20.3% conversion efficiency making them the obvious choice for solar power for many years. Now, however, the thin-film solar cells conversion rates are almost identical making solar panels not as desirable as before.
7. Solar shingles can be installed on various types of roofs. Although the Dow Powerhouse solar shingle is primarily designed for fiberglass shingles.	vs	7. Solar panels have been installed on all types of roofs and in fact are very adaptable in where they can be installed. Solar panels are used for street signs, traffic lights, cars, houses, commercial buildings, etc.

Solar Roof Shingles vs Solar Panels

Solar roof shingles and solar panels have many similarities but are also very distinguishable. Solar shingles and solar panels basically use the same technology and perform the same tasks. Their main differences and similarities are portrayed in their individual names. Solar roof shingles are in fact a shingle and solar panels are in fact a panel that must be mounted on the roof.

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 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 .

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.

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  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.

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 .