” A roof system is one of the most important components of your home or place of business and purchasing a new roof is one of the most important investments you can make.”
Take a few moments to watch this video highlighting tips on choosing your roofing contractor.
During the past 20 years, as the commercial roofing market has shifted toward thermoplastic solutions from other longstanding solutions such as built-up roofing, modified bitumen, and ethylene propylene diene monomer, roof-coating solutions have continued to adjust to the dynamic market. Thermoplastic roofing membranes such as thermoplastic olefin (TPO), polyvinyl chloride (PVC), and ketone ethylene ester (KEE) offer unique and challenging substrates for coating formulators and developers. Because of their smooth surface and chemically inert nature, thermoplastic roofs can be more difficult to adhere to.
As more TPO enters a mature stage of its service life, more facility owners will consider using coatings to extend the life of the roof system.
Although many of the critical elements have remained the same, always consider the following before moving forward with a coating solution:
“National Preparedness Month serves as a reminder that we all need to prepare for disasters and emergencies,” says FEMA Region V Acting Regional Administrator Janet Odeshoo. “Make disaster readiness manageable by taking one step at a time—start by learning your specific risk; then gather supplies for an emergency kit; and finally, develop a family communications plan. By taking these small but critical steps, over time, you can be prepared for disasters.”
Severe weather and other emergencies can strike with little or no warning and have disastrous effects. Already this year, the Midwest has experienced several waves of destructive severe storms, including severe flooding in parts of Minnesota. Additionally, other parts of the U.S. currently are fighting flooding and other emergencies that threaten the infrastructure people depend on every day. Everyone should learn the steps necessary to make preparedness part of their daily lives.
“As a nation we are seeing disasters increase in their size and complexity, and they are occurring with greater frequency,” Odeshoo says. “The impacts of these events are a reminder that everyone should be prepared for the hazards faced in their communities or even while traveling. Make preparedness a priority for your family and help encourage a culture of preparedness in your community.”
Throughout the month, FEMA will offer tips to help you be disaster-ready, including ways you can stay safe during a disaster and steps you can take to protect yourself and your family when traveling. Follow FEMA Region V online at twitter.com/femaregion5 and www.facebook.com/fema to receive the latest preparedness updates.
For detailed information about how to prepare for severe weather in your area, including a list of items you will want to have in your emergency kit, visit www.ready.gov or FEMA’s Spanish site at www.listo.gov.
Additionally, be sure to share NRCA’s consumer website, everybodyneedsaroof.com, with your customers. The website contains information about how to cope with natural disasters, including how to select a professional roofing contractor following a natural disaster.
Prevent problems and increase performance with proper roof maintenance
A roof system is arguably the most vulnerable part of a building’s exterior. Ultraviolet radiation, wind, rain, hail, snow, and sleet all affect a roof system’s performance.
Performance is based on good design, quality materials, proper installation, and a preventive-maintenance program. Roof maintenance is critical to preventing roof problems and keeping the roof in watertight condition. Early identification and repair of roof problems will help provide a long-lasting roof system.
Building Personnel
Initiating a formal, in-house roof maintenance program is the first step in an overall roof maintenance program. Some aspects of roof maintenance do not need to be performed by roofing professionals, but can be done by the building’s maintenance personnel.
The building’s personnel can help with some of the most basic maintenance items, such as keeping the roof free of debris. Debris can block the flow of water to the roof drains and cause localized ponding, which can prematurely damage a roof system. Debris may also block the drain lines; in extreme cases, ponding water can lead to roof collapse.
Keeping roof traffic to a minimum should also be a priority for building personnel. Where foot traffic is expected, membrane protection should be provided. Walkway pads or roof pavers will protect the roof’s surface (see Figure 1). Building personnel should, at a minimum, walk the roof in the spring and fall, and then provide a written report with observations and/or recommendations to management.
To help understand the complexity of specific roof systems, building owners may want to attend roof system educational seminars. Seminars can be helpful when questions regarding maintenance and roof system replacement arise.
Figure 2. A poorly maintained window may allow water to migrate under a roof system
Additionally, educational programs can provide information regarding related building components. Multiple building systems often interface with a roof system and may be the leak’s source. Walls may be a source of water leakage that is creating an interior leak at a drain location (see Figure 2). Once under the roof membrane, water is generally free to travel laterally on top of the concrete roof slab or along the flutes in a metal deck, so the leak that appears at a drain may not necessarily be a drain problem at all. HVAC equipment may be the source of what is considered a roof leak. Also, condensation at drain lines and mechanical ductwork can lead to a false reading of a roof leak.
Historical File
Building owners should have and keep up to date a roof system historical file. Maintenance personnel should be familiar with the contents of the roof system’s historical file (which should be kept on-site) and the conditions of the warranty so that the proper course of action can be taken when a problem occurs. A detailed history of the roof installation, repairs and changes made, and a roof plan should be included in the historical file. It also should contain the original plans and specifications, warranties, thorough documentation of maintenance and repairs, and, where possible, samples of roof system materials.
The file should be kept with the building when sold and purchased – it provides considerable information for pre-purchase and condition surveys of the property.
Retaining a Contractor
It is important for building owners to retain a professional roofing contractor (preferably the contractor that installed the system) to perform roof maintenance that includes visual inspection and necessary repairs. If building personnel decide to tackle a roof system problem, their actions may void a warranty. In addition, repairs made by an unauthorized contractor will likely void a warranty.
Professional Maintenance
Roof inspections should be performed regularly by trained roofing professionals, preferably on a biannual basis (once in the spring and once in the fall). Early problem detection makes repairs manageable before they become serious. A procedure whereby this is done routinely and recorded in writing should be established.
Inspections and maintenance should also be made after extreme weather events, such as hailstorms, tornadoes, and hurricanes. If damage is detected, it should be repaired as soon as possible.
When a roofing professional is contracted to perform annual maintenance, there are specific items that should be inspected closely because of their susceptibility to damage. These include:
A maintenance checklist is a useful tool for roofing professionals to use when documenting roof conditions. The checklist should be tailored to each roof’s specific requirements. It also can be used as a specification for bid solicitation for future maintenance work.
Figure 3. Seam repair at parapet wall flashing
Other Trades
Rooftop mechanical equipment and penthouses inevitably require maintenance – therefore, other trades will access the roof. A roof system can become the platform and headquarters from which maintenance for the exterior walls is initiated and performed. Window washers, tuckpointers, caulkers, and glazers will often stage their work from the roof. In addition, electrical and mechanical trades will sometimes require roof access to repair heating, ventilation, and air-conditioning equipment. All of this can mean considerable roof traffic, which can quickly cause damage to a roof system if care is not taken.
A written policy may be adopted to help reduce the damage caused by construction and maintenance traffic. This policy may be targeted toward outside contractors and in-house building personnel. The following are examples of general topics that may be included in the policy:
It is important to tailor the policy to include additional topics that cover each building’s features. It is the owner’s responsibility to manage and coordinate the work performed on the building.
Figure 4. A roof used as a work platform with protection for stored materials
Future Maintenance
It seems that many building owners want a roof system that’s inexpensive to install, requires little or no maintenance, and provides trouble-free service for many years; however, it is more realistic to analyze the roof system’s cost over its expected service life. Following are some factors that should be considered when performing a life-cycle cost analysis:
All of these items will affect the amount of required maintenance and repair over the roof system’s life.
Figure 5. Properly designed drains flashings and copings
In addition to the previous points, proper details need to be included in the design of the roof system (see Figure 5). Following are a few design considerations that should be included in the roof design to help reduce future repairs:
Figure 6. A well-designed roof system with positive drainage
Warranties
An important point to remember about a manufacturer’s roof system warranty is that it probably isn’t as comprehensive as owners would like. It is far better to get a quality installation upfront using quality materials than to rely solely on a written document for roof system performance.
Warranties are typically offered by the roofing contractor and the material manufacturer. Roofing contractors offer labor and material warranties for a short period of time (typically 1 to 2 years). Manufacturers’ material warranties are for a longer period of time, typically 10 to 20 years or longer, depending on the roof system type. Some steep-slope products have warranties of up to 50 years.
Many material warranties are prorated over the roof system’s life. If a roof problem develops after 9 years on a 10-year warranty, the manufacturer may pay only 10 percent of the replacement cost. Further, this 10-percent payment will probably be based on the original cost, not the current cost of replacement.
There are exclusions to every warranty. It is important to read and understand the limitations of a roof system warranty. For manufacturers’ warranties, damage to the roof system that is not attributed to a material problem will not typically be covered. For example, if a roof system degrades because of trapped moisture that entered through leaking masonry walls, the manufacturer will not pay for the repairs.
Many warranties have direct or indirect exclusions based on lack of maintenance. If yearly or biannual maintenance is not performed and documented, damage from water intrusion may be excluded if it is determined that the leakage could have been prevented with typical maintenance.
Additionally, roofing contractors may provide maintenance as part of the labor and material warranty. This can remove some of the maintenance responsibility from the owner.
Remember …
Roofing is a complex science as well as an art. Without a quality roof system that provides years of leak-free service, the building’s operations can be hindered. Regular inspections and proper maintenance will help extend the expected service life of a new or existing roof system.
Finally, the money that building owners think is being saved by not performing regular inspections and maintenance will likely be spent in larger quantities when it becomes necessary to repair or prematurely replace the roof system. The cost of a single day of inspection and maintenance is minimal compared to the cost of removing and replacing the entire roof system.
At Diamond Roofing we have all of your preventative maintenance covered. To speak to one of our Diamond Roof Max Program experts call our office today 785-537-8008 or 620-225-2622.
Photos by: CAL-OSHA
HEAT ILLNESS CAN BE DEADLY. Every year, thousands of workers become sick from exposure to heat, and some even die. Heat illnesses and deaths are preventable. Employers are responsible for providing workplaces that are safe from excessive heat.
The body normally cools itself by sweating. During hot weather, especially with high humidity, sweating isn’t enough. Body temperature can rise to dangerous levels if precautions are not taken such as drinking water frequently and resting in the shade or air conditioning. Heat illnesses range from heat rash and heat cramps to heat exhaustion and heat stroke. Heat stroke requires immediate medical attention and can result in death.
Obvious or unforeseen, roof problems are always a pain and undoubtedly a significant expense. Buildings magazine examined which problems are most common and the conditions that can either cause or be the result of premature failure and reduced service life of low-slope roof systems. This is not a self-diagnostic guide, but rather an informative list of some of the problems most often battled by building owners and facilities professionals.
“If you look at a failure curve, most roofs are the best they’re going to be at the time they are installed. The curve is pretty flat in terms of their deterioration for the first several years, and the last 25 or 30 percent of the roof [life], the curve becomes more steep.” Unfortunately, problems are inevitable as the roof ages. Without proper and routine maintenance, these minor problems can even become catastrophic.
1: Roof leaks and moisture
“With any roof – no matter what type – if you’ve got roof leaks, then you’ve got a problem.” Leaks can occur for a number of reasons. Built-up roofs (BUR) might experience leaks due to flashing details that weren’t fastened properly during installation. “The problems an owner is typically going to have [with a BUR system] is that 95 percent of leaks occur at flashing details – anywhere the membrane itself is terminated or interrupted,” explains Helene Hardy Pierce, director of contractor services, GAF Materials Corp., Wayne, NJ. Additionally, hot bituminous and torch-applied modified bitumen roofs may experience leaks when a proper moisture barrier is not installed underneath a coping cap on parapet walls, according to Avoiding Common Roof Installation Mistakes, a CD-Rom produced by the Center for the Advancement of Roofing Excellence (C.A.R.E. Ltd.).
The C.A.R.E. CD-Rom also pinpoints improper installation of flashing as a source of leaks on torch-applied modified bitumen roofs. Inadequate head laps and backwater laps are another mod bit installation problem that can allow moisture infiltration. “Water can get under the membrane if the field of roof is installed so that water flows against the lap. The consequences of backwater laps are leaks and blisters, which can lead to roof failure,” C.A.R.E. explains. With cold-applied modified bitumens, improper storage of materials can result in moisture infiltration built into the roofing system, and under-application of adhesive can result in poor lamination and roof leaks.
Leaks can result when single-ply membrane roofs are installed with poor seams. “You’ve got to have good seams with single-ply, because if you don’t, you don’t have much. The membranes themselves will hold water. You’ve got to have the seams either glued or heat-welded properly,” Harriman explains.
2: Blow-offs, tenting, reduced wind uplift resistance, and billowing
Leaks are not the only problem that can result from improperly installed flashing. Hot bituminous roofs where flashing is poorly attached may experience open seams and laps and ultimately cause blow-offs, reduced puncture resistance, and code issues, advises C.A.R.E. Poor gravel embedment and the use of an inadequate number of fasteners in the base sheet during application of both hot bituminous and torch-applied mod bit roof systems can also have similar consequences.
Wind uplift resistance can be reduced greatly if seams are not cured adequately on cold-applied mod bit systems. C.A.R.E. notes, “Seams made with cold adhesives do not have good integrity until the adhesive has cured. If the seams are exposed to wind and rain before they are properly cured, moisture can infiltrate the roof system or wind uplift can damage the roof membrane.”
If not adhered properly to the substrate, single-ply roofs are at risk for blow-off and billowing. “With single-ply membranes, we do a little more to hold things in place, and if it’s not done properly, then we end up with tenting of the flashings [and] we end up damaging the membrane,” says Pierce.
3: Poor installation and unsatisfactory workmanship
A faulty installation dramatically increases the likelihood of problems and reduces a roof system’s life expectancy. “Workmanship does tend to be one of the more common problems or common reasons for problems that crop up at some point in the life of the roof,” Harriman comments. BUR system installation can be problematic if specific preparations are not taken. According to Harriman, problems with adhesion can result when the area isn’t cleaned, dried, and primed properly prior to installation. “Those are things that are difficult to walk up on a roof and visually see, but could lead to future problems, premature aging, or premature failure,” he says.
Torch-applied mod bit system performance can be compromised if crews do not relax the sheets prior to installation. Material preparation is important to a quality installation. C.A.R.E. notes, “Sheets installed that have not relaxed or are installed when ambient conditions such as temperature are not right can result in wrinkles, leaks, fish mouths, contraction of sheets, or blisters.” Be sure that the contractor and crew you’ve hired are educated in proper installation techniques specific to the roof they are installing.
4: Lack of maintenance
There are many reasons not to neglect the roof – including financial and business continuity reasons. Being wise to problems can prevent their escalation. “The problem in roofing is a lack of education on all levels. But if the owner of the property is better educated, the whole industry does better and less problems [occur],” explains Chris Mooney, GAFMC/C.A.R.E. national training manager, C.A.R.E., Wayne, NJ. Specific levels of maintenance are required to prevent voiding the warranty. “Perform routine inspections. You don’t have to know a lot about roofing,” Pierce explains. “Things like ponding water, a piece of slipped base flashing, pitch pockets that haven’t been filled – those should be obvious whether you know a lot about roofing or not.” Addressing minor problems before they escalate maximizes roof life as well as minimizes headaches and expense.
5: Ponding water
“Another common problem across all roof types is what I call ‘incidental ponding water.’ If we move the water off the roof, the roof has a really good chance of performing the way it should,” notes Pierce. During the design of a dead-level roof, slope should be added with tapered insulation or crickets. “If we don’t take proactive measures when we’re actually designing the roof, then we’re building in ponding water,” she stresses.
UV rays compounded by ponding water can have adverse effects on BUR and asphalt-based mod bit roofs. During installation of hot bituminous systems, C.A.R.E. warns that improper mopping can produce voids in the membrane, block drains, and result in ponding water as well as void the warranty.
Pierce cautions that before roof repairs are hastily made, the source of the ponding water should be investigated. HVAC units without condensate drain lines could be the culprit. Always inspect thoroughly before making a repair. Check drains to make sure they are free of dirt, silt, and debris.
6: Punctures and the addition of penetrations post-installation
For all owners, but especially those with single-ply or spray polyurethane foam (SPF) roof systems, damage from foot traffic can be problematic. “Punctures are something on high-traffic areas that can be a problem,” says Harriman of single-ply systems. “One of the things we like to do is add walkway paths or extra sacrificial layers of membrane.”
C.A.R.E. notes abuse of the finished roof as one of the nine most common problems plaguing single-ply systems, stating, “Heavy construction traffic can cause scrapes/cuts in the membrane and damage to the underlying substrate. In addition to leaks, this can cause premature problems with the roof membrane and may void the guarantee.” Limit traffic and conduct cursory inspections after tradespeople have been on the roof.
All roof systems’ performance is compromised when new equipment and penetrations are added to an existing roof, unless proper precautions are taken. When penetrations are added and deleted from a metal roof, the results can be disastrous. “You are sometimes left with a compromise and a lot of caulking and sealants. Metal roofs move a lot. There is a lot of expansion and contraction, and if you are left to deal with caulking, you’re probably going to have problems eventually,” Harriman warns.
7: Safety
The installation of hot bituminous and torch-applied mod bit systems requires strict adherence to safety procedures. Overheating asphalt can result in burns, and fires in the kettle and on the roof, C.A.R.E. warns. In torch-applied mod bit applications, fire extinguishers should be present and MRCA CERTA program guidelines should be followed.
During installation, odors from cold-applied mod bit systems can cause discomfort and alleged illness among building occupants. Outside air intakes should be covered in roofing areas, recommends C.A.R.E.
8: Improper repairs
Using materials that are not intended for application on specific roof types can result in permanent damage to the roof. “One of the most common problems we see with metal roofs is improper repair. People go up with caulking and plastic roof cement and improper materials that are in no way intended for that purpose,” Harriman says. “You can make a small problem worse through that improper repair.”
Pierce agrees. However, this problem isn’t exclusive to metal roofs. “On a built-up or modified roof, that five-gallon bucket of plastic cement can solve a lot of problems. But if I take that five-gallon bucket of plastic cement up on a single-ply membrane, I may actually damage the membrane itself,” she says. Follow the manufacturer’s instructions for proper use and take note of repair products with a shelf life.
9: Shrinkage Single-ply roof types are each unique. “If you walk out onto an EPDM roof today, one of the first things you’re going to look for is evidence of shrinkage,” Harriman notes. “The two most common things I see, especially on ballasted membranes, are pulling of the flashings (which is due to shrinkage of the field membrane) or you could have deterioration – surface crazing and cracking of uncured membrane, commonly used at perimeter and penetration flashing
10: Blistering Blistering, ridging, splitting, and surface erosion are symptomatic with BUR, and can eventually lead to bigger problems. While blisters are not always worth fixing, one of significant size should be addressed. According to C.A.R.E., inadequate attachment of hot bituminous roof systems due to asphalt heated to an improper temperature can cause blistering, along with the slipping of felts, and accelerated aging. Bad interply integrity and dry laps can also result in the appearance of blisters.
Voids and holidays can be problematic in the application of torch-applied modified bitumens. “If the membrane is not torched properly, it will result in delamination, slippage, and blisters,” the C.A.R.E. CD-Rom reports. Moisture and air trapped in modified bitumen roofs can vaporize, causing a blister. “Many times it’s non-threatening, unless it’s affecting the lap area and then it probably needs to be repaired,” says Harriman.
With cold-applied mod bit systems, the entire membrane should be installed in the same application (i.e., scheduled around work breaks and/or holidays). C.A.R.E. pinpoints the consequences of improper sequencing of work as contamination and poor adhesion between the cap sheet and base ply: ultimately, blisters, delamination, leaks, and voids.
During the installation of spray polyurethane foam systems, recovering over a wet substrate can result in severe blistering and delamination, notes Harriman.
Ensuring a quality installation, providing the roof with consistent maintenance, and the early detection of problems through routine inspections can help maximize roof life. As the roof ages, the likelihood of problems increases. However, it is how these problems are addressed that will determine the fate and future of your roof system.
For more questions about these common roof failures, give us a call today at 785-537-8008 or 620-225-2622 to speak with one of our roofing experts.
The roof of a home is one of the most important components to the structure, yet it often goes without care until an emergency. That’s why a national organization is taking a week to put the roof at the forefront.
The National Roofing Contractors Association (NRCA) is hosting National Roofing Week July 6-12. The goal is to educate the public about the importance of a roof and regular maintenance.
Most roofs last 20 years or more, but experts say to get the full potential from the structure, routine upkeep is necessary. Experts recommend hiring a professional to replace a roof or for serious work because of the risk associated with it. The Occupational Safety Health Administration (OSHA) now requires roofers to wear harnesses among other regulations.
There are simple tasks homeowners can do themselves to prevent major damage in the future. One of the easiest prevention tools is checking the gutters.
“Gutter cleaning is a fairly basic thing to do but it’s important,” said Bill Good, the Executive Vice President with the National Roofing Contractors Association.
“Our recommendation is it makes sense twice a year to have your roof looked at. Once would be in the fall before winter,” said Good. “Then we recommend you take a look after the winter, in the spring, to see if there is any damage that has been done.”
For more roof resources and to learn about National Roofing Week, click here to visit the NRCA website.
Roof systems and materials generally are divided into generic classifications: low slope and steep slope. Low slope roofing includes water impermeable, or weatherproof, types of roof membranes installed on slopes less than or equal to 3:12 (14 degrees). Steep slope roofing includes watershedding types of roof coverings installed on slopes exceeding 3:12 (14 degrees).
Low-slope roofing
There are five generic classifications of low slope roof membranes or systems. Click on a roof system for more information.
Most low-slope roof membranes have three principal components:
With some roof membranes, a component may perform more than one function.
Steep-slope roofing
There are six generic classifications of steep slope roof coverings. Click on a roof covering type for more information.
Steep-slope roof systems typically are composed of individual pieces or components installed in shingle fashion. Steep-slope roof assemblies typically consist of three primary parts:
We are happy to assist you on any of your roofing needs. Call Diamond Roofing today!
OSHA campaign addresses heat illness for outdoor workers
The Occupational Safety and Health Administration (OSHA) has announced the launch of its annual Campaign to Prevent Heat Illness in Outdoor Workers.
For the fourth consecutive year, OSHA’s campaign aims to raise awareness and educate workers and employers about the dangers of working in hot weather and provide resources and guidance to address these hazards. Workers in outdoor industries—such as agriculture, construction, landscaping and transportation—are at particular risk.
“Heat-related illnesses can be fatal, and employers are responsible for keeping workers safe,” says Secretary of Labor Thomas E. Perez. “Employers can take a few easy steps to save lives, including scheduling frequent water breaks, providing shade and allowing ample time to rest.”
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