Four Ways to Save Money with Your Roof

A roofing system isn’t the most glamorous part of your building, but it’s one of the most important investments you can make. While the need of a quality roof is readily apparent, protecting your building envelope from the elements, many building owners and managers do not fully recognize that choosing the right system, with the right options, can greatly reduce your expenses and save you thousands of dollars. We’ll discuss four proven methods for saving money with your roofing system.

Insulation
Insulating your roofing system is one of the most ideal choices for any project and is used in approximately 60% of all new commercial construction applications. Installed under the membrane as a part of the roof assembly, polyiso insulation board offers high-energy efficiency through the highest ‘R-Value’ (a measure of thermal resistance) per inch versus other insulation materials. Choosing and installing insulation at a element of your roof assembly will save you thousands throughout the lifespan of your roof.

Reflective Coatings and Membranes
Dark covered roofing surfaces as significant contributors to the ‘Heat Island Effect’. Much of the heat generated by absorbing the sun’s ultraviolet radiation is also transferred to the building interior. In our hot Florida environment, this increases your demand for power as the air conditioning system labors to maintain a comfortable climate. Study after study demonstrates that a reflective membrane or coating, a ‘cool roof’, produces energy savings, a more comfortable work environment and more importantly, a sustainable roofing solution that can prolong the life of a roofing system with proper maintenance and eliminate the necessity for expensive roof tear-off and replacement.

Photovoltaics
Also known as a solar roof, takes the power of the sun and turns your roofing investment into an energy-producing asset. A photovoltaic roofing system will reduce your energy costs and your reliance on the utility grid, providing substantial savings. The result is a system that protects the building interior from the elements while generating power for its electricity needs. Not only can you save money on energy costs but often you can also sell excess solar power into the local electrical grid. With significant tax rebates and accelerated depreciation, photovoltaic roofing is revolutionizing your roof.

Preventative Maintenance
Perhaps the best way you can save money with your existing roofing system is with proper, proactive preventative maintenance. You chance the oil in your car right? Well, preventative maintenance for your roofing system is similar, and your roof is a much larger investment than your car. By fixing little problems before they become big one (and expensive), you can add years to the life of your roof, post ponding a re-roof operation, reduce maintenance costs and reduce the possibility of water intrusion and consequential damages. Visit www.myramcon.com/preventativemainte ance.htm to discover how much you may be able to save with Preventative Maintenance.

Conclusion
A roof is a basic necessity for buildings of every type. By using any of these proven steps (or combined for a multiplier effect), you have the ability to save thousands of dollars with your roofing system and may qualify for substantial local, state, federal tax benefits

El Niño: A Continued Presence

On July 9, 2009, scientists at the National Oceanic & Atmospheric Administration (www.NOAA.gov) have announced the arrival of El Niño, a climate phenomenon with a significant influence on global weather, ocean conditions and marine fisheries. El Niño, the periodic warming of central & eastern tropical Pacific waters, is expected to persist through this winter of 2009 and into the beginning of 2010. El Niño’s negative impacts have including damaging winter storms throughout Florida and across the southern United States. On the positive side, El Niño can typically help bring beneficial winter rain that our area doesn’t receive.

So what can you do to ensure that your property is protected?

First, get a roof inspection. It's easy to forget about your roof when it’s not Hurricane Season, but when leaks occur, you remember. Florida winters are extremely damaging to your roof because our extreme temperature chances, such as an 80º afternoon, a heavy rain and followed by a 40º morning. This expansion and contraction is destruction to the roofing system.

Second, check your drainage system. Debris and vegetation in your roof drainage system can cause it to backup, leak and create a dangerous weight load on the structure of your roof.

Third, consider getting your trees trimmed. Inspect trees on your property for potential hazards, like limbs that brush up against houses, or cracked branches that could break and fall during a storm.

For more information on El Niño, how you can be prepared and up to the minute monitoring, visit our El Niño homepage at www.ramconllc.com/elnino.htm

ANSI/SPRI ES-1 Compliance: It's The Law

ANSI/SPRI ES-1 is a Wind Design Standard for roof edge systems used with low-sloped roofing systems. More commonly referred to as ES-1, is now a legal requirement with its adoption by the International Code Council for inclusion in the International Building Code. It is a comprehensive standard that requires testing to ensure that roof edges have adequate wind resistance against wind loads for long-term performance.

The ES-1 metal edge standard was first developed by SPRI after hurricane Hugo (1989) and has continued to evolve as more is learned from the devastation of subsequent powerful hurricanes. The standard's purpose is to improve the longevity and safety of low-slope commercial roofs by incorporating quality edge metal systems, including fascia and coping. The ES-1 standard helps protect the building owner's investment by reducing the risk of edge failure, which typically results in the failure of the overall roofing system.

RAMCON is fully ANSI/SPRI ES-1 certified. Our computerized metal fabrication machines are fully tested and certified installation crews are trained to deliver the best installation. Every RAMCON job gets a permanent ES-1 Compliance Seal so you know you are protected by the industry’s best. Be sure to ask your contractor if they are ANSI/SPRI ES-1 Certified and ask to see their testing documentation.

Learn more at http://www.ramconroofing.com/es1compliance.htm

Free Webinar: Roof Warning Signs On January 20th

Next Free Webinar, January 20: Roof Warning Signs

Do you know the 'tell all' signs that your roofing system is deteriorating and may fail? Our professional team will share from our decades of industry experience and explain the roof warning signs, including:prevention, identification and action steps you can take to enhance, prolong and protect your roofing investment. Eliminate potential consequential damages and keep tenants/employees safe and productive with a safe and dry facility. This is a free webinar offered only by RAMCON.
We'll also discuss any questions that anyone may have and provide additional resources for all attendees

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The webinar is Wednesay, January 20st, at 2:00pm ET.

Registration will begin on January 1st, 2010. Reserve your spot quickly as this Webinar will fill up quickly.

Roof Budgeting: We Can Help.

‘Educated Guess’, ‘Shot in the Dark’: Property Owners, Managers, and representatives alike have used these exact terms in describing their gut level feeling when finally arriving at the bottom line figure for the next year’s roofing budget. That is perfectly understandable given the fact that roof is constantly evolving and roof budgeting is not an exact science.

A common approach is to look at last year’s expenses and add 10% to 15%. But those nagging questions about each of your property’s roofs still beg for hard answers

1. Exactly what type and how many roofs are on each property?
2. Will the pace of needed repairs accelerate and how fast?
3. Are certain areas of the roof experiencing greater problems than others?
4. Were previously repaired leaks located in the field or at the flashings?
5. Is there trouble brewing up there and can it be prevented?
6. How many years will our roof last?
7. How much should we budget for emergency repairs?
8. How much should we budget for preventative maintenance, if necessary?
9. How much should we budget for roof replacement, if necessary?

As the leading Florida’s leading full-service roofing contractor, RAMCON will assist you in this process. We provide a comprehensive evaluation of each of your property’s roofs including the following:

• Core sample of each roof to determine existing assembly and the number of roof currently installed.
• Detailed, captioned photographs visually depicting the entire roofing system.
• Report of conditions of the field and flashing area of the roof.
• Professional estimates in years of the roofs remaining serviceable life.
• Exact figures for: Anticipated yearly maintenance, Preventative roof maintenance items, if needed, and their effect on lengthening of your roofs serviceable life and Roof replacement options and costs, if necessary.

A quality, accurate roof budget is an invaluable tool in your arsenal. We can help you feel more secure in the preparation and submission of your roofing budget. If our expertise in this area can be of assistance to you, to obtain a sample report showing you exactly what you will receive or to speak with owners and managers for whom we perform due diligence services, simply call us at (877) 726-2661 or email us at info@ramconroofing.com.

Preventative Maintenance: MyRAMCON Star Plan

A roofing system isn’t the most glamorous part of a building, but it provides protect for your most valuable resources including employees, tenants and customers. Truth is, in our hostile Florida environment our roofs take a beating. No you keep your car in good repair in order to achieve its best performance right? Well, maintaining a roof is very similar. Routine preventative maintenance conducted by specialized technicians trained to locate and prevent problems is the key to maximizing the value of your roof.

We’ve witnessed thousands of roofs fall short of their projected life and leave a devastating wake of consequential damages. Even more important, nearly every manufacturer requires inspections and routine maintenance in order to maintain the warranty (be sure to read yours).

• Free roof survey and detailed systems analysis report describing the condition of your existing system (voted best in the industry!)
• Annual, Semi-Annual or Quarterly roof inspections and inspection reports.
• Preventative Maintenance work including such roof-related items as base flashing at perimeter walls and roof openings, metal flashings, pitch pans, open laps, deteriorated surfacing and much more.
• Priority access to 24/7 emergency service crews on standby.
• Priority access to disaster relief crews.
• Full compliance With Your Manufacturers Roof Warranty
• OnlineMyRAMCON account providing you the ability to monitor your roofing portfolio online, anywhere, 24/7. Log into your portfolio and view features such as your latest roofing system analysis, life expectancy and warranty information. Plus, discover innovative solutions to enhance, prolong and protect your roofing investments for years to come.
• Additional benefits such as increased return on investment (ROI) of your roofing system, reduced litigative exposure, reduced maintenance costs and slashed consequential damages.
• Much, much more!

Join over 450 other facilities with active MyRAMCON Star Plans and reap the benefits above and much more. Get on board and protected today by calling toll-free (877) 726-2661 or by visiting online at www.myramcon.com

Mold: Prevention. Identification. Action.

Welcome to the Florida, where heavy rains and high humidity make mold a constant battle. When your roof leaks, you are at a high risk of developing mold throughout your building...which can have dramatic effects (health issues, consequential damages, litigative affairs). By knowing how to prevent, identify and handle a roof leak/mold incent, you can significantly reduce your risks and liability. RAMCON has created a comphrehensive Mold Awareness Report to inform you about the nature of mold, how it forms, prevention techniques and provide knowledge and resources which can be used to take ACTION should mold be suspected.

Quick Tip: When you're roof leaks, call RAMCON right away. It's imperative that if we dry all water damaged areas within 24-48 hours after becoming wet to prevent mold growth.

Get the free 2009 RAMCON Mold Guide: http://www.ramconroofing.com/moldguide.htm

Roof Warranties: Always Read The Fine Print

Few roofs are installed without a warranty, but few roofing warranties are actually read and understood. Clearly, warranty documents are not exactly beach reading. Understanding the legalese of a roofing warranty may be a challenge. But reading and understanding the fine print of a roofing warranty before signing the contract is essential. It’s the only way facility executives can find out what lurks in the fine print. They might be surprised.

There are two types of warranties — implied and express.

Express warranties are written documents issued by the roofing materials manufacturer or roofing contractor. They are contracts between the issuer of the warranty and the purchaser of the roof system that define the limits of liability that the issuer will assume if there are problems with the roof system.

Oftentimes, the only thing facility executives consider is the length of the warranty. While this is an important facet of the warranty, there are several other warranty elements that facility executives should examine carefully and understand.

The Issuer

Roof warranties are generally issued by the roofing materials manufacturer and are written by the issuer’s attorneys for the issuer’s benefit. Sometimes, however, especially in less-expensive installation schemes, the roofing contractor provides a warranty for workmanship and provides a materials-only warranty from the manufacturer. It’s important to be aware of who has provided the warranty since the ability of the issuing entity to fulfill the terms of the warranty is directly tied to the solvency and strength of the issuer.

A roofing contractor warranty is usually not as valuable as a manufacturer’s warranty because roofing contractors come and go much more quickly. Once the contractor’s corporation is dissolved, the warranty is worthless. So unless the contractor has been in business for a long time or has a lot of assets, be cautious about relying on the contractor’s warranty as the sole remedy for potential problems.

If a roofing manufacturer is issuing the warranty, also check its solvency and the location of its headquarters. Can it pull out of the United States if there are catastrophic failures of its products? If so, then the warranty is only as good as the manufacturer’s willingness to remain here. Generally this is not a problem as the cost of establishing a company in the United States usually means that the company is here for the long term.
Materials and Labor

If the roof needs to be replaced, a materials-only warranty means the manufacturer will only supply the replacement material and the facility executive will have to pay for the cost of installing it. Because labor is usually at least half of the cost of a new roof, the facility executive ends up spending a lot of money getting the roof replaced.

Facility executives should be wary of materials-only warranties that exclude or are in lieu of implied warranties, as such warranties may actually reduce the legal protection against problems.

Even if the warranty is a materials and labor warranty, facility executives should still scrutinize the terms carefully. If the warranty does not specifically say that it is a no dollar limit (NDL) warranty, the remedy may be pro-rated over the life of the roof. In such cases, if the roof fails in the fifth year of a ten-year warranty, the manufacturer may only be liable for 50 percent of the roof replacement costs. The warranty may also limit the issuer’s liability to the initial cost of the roof installation, which means that after inflation, the facility executive is still liable for a portion of the roof cost.

Other Side of the Coin

Most facility executives fail to understand that once they have signed the warranty they are contractually responsible for regularly maintaining their roof. Every warranty stipulates that the roof requires periodic maintenance to keep the warranty in full force and effect. This is the most overlooked portion of a roof warranty.

At a minimum, this means twice-yearly inspections, prompt repairs if defects are found, good records kept of the inspections and the repairs performed, debris removal on a regular basis, and maintenance of coatings and surfacings.

It may also mean that roof traffic must be avoided, that accessories such as metal work, equipment, curbs, supports and skylights be maintained, and that drains be kept free-flowing and unclogged. Regular roof maintenance is not only needed to keep the warranty intact, but it is, along with proper initial design and installation, one of the most important parts of keeping a roof in service for a long time.

Studies have shown that a properly maintained roof will last roughly double the time of a roof that is not maintained. Maintenance is a win-win situation. Most warranties also require that the issuer receive prior notification for additions or alterations that affect the roof system in any way.

Some warranties require that the roof be paid in full before the warranty is valid. This means that if there is a dispute and the roofing contractor has not been paid, the warranty will not take effect.

Exclusions

Facility executives usually think that the warranty will cover a roof replacement if there are leaks. That is not necessarily the case. Most warranties only cover repairing the leaks, or in warranty terms, “maintaining the roof in a watertight condition.” The warranty generally will only cover those products manufactured or private-labeled by the roofing materials manufacturer.

If the warranty commits the manufacturer only to fixing leaks, the manufacturer is not necessarily liable for damage to the insulation or roof deck caused by the leak. Most warranties also exclude “consequential damages” — other damage done to the facility as a result of a leak.
Consider what this means. If there is a call center on the top floor and the roof leaks, all of the computer equipment may be ruined and the facility shut down for two weeks. The facility executive would have no recourse for recovering those costs.

Even scarier is that roof leaks can lead to mold and mildew growth. Who will pay for the costs associated with them? Consequential damages are usually far more costly than the damage to the roof.

Most warranties also exclude ponding water and “acts of God.” These are reasonable exclusions. One cannot reasonably hold the manufacturer liable for items not within its control. Some exclude blistering. Some exclude hurricanes and still others exclude damage caused by much lesser windstorms — gale force winds and even high wind gusts.
Most warranties exclude additions or alterations to the roof unless the manufacturer is notified in advance and approves the alteration or addition in writing. Traffic across the roof is excluded in many warranties. Because it is difficult to make people stay on walk pads, even if they are installed in direct routes to rooftop equipment and roof hatches, this may affect the remedies available on the roof.

Pitch pans, counterflashings, gravel stops and the like, along with leaks caused by these commonly installed accessories, are not usually covered under the warranty. One exception to this is that some metal roofing manufacturers make their own metal accessories and cover all their own products in the warranty.

Notification Procedures

Notification requirements can also cause a warranty to be null and void. Most warranties require notification in writing to the manufacturer within 30 days of discovering a leak. The reality is that most leaks go unreported for months until a serious problem occurs. Occupants typically fail to report a leak until wallpaper is peeling or a ceiling tile falls, and even then the facility executive often does not report the problem to the manufacturer as required in the warranty. When this happens, the manufacturer is legally able to avoid major repairs. Their position is quite understandable. What could have been an inexpensive small annoyance six months before is now a costly tear off and replacement.

In most cases, it is the sole judgment of the manufacturer what action will be taken. In some cases, it also means that if the manufacturer decides that it is not liable for a leak, the owner will have to pay for the cost of the inspection. Fortunately, most manufacturers are reputable and realize that if they don’t honor their warranties, their products will no longer be used.

Warranty Costs and Benefits

A roofing contractor’s labor warranty and materials-only warranties are generally provided free of charge. The charge for a full warranty, which includes materials and labor, is generally based on the size of the roof plus an inspection fee.

If the issuer will transfer the warranty, they generally require a transfer fee and most require an inspection of the roof. After the inspection, the roof has to be repaired to the manufacturer’s specifications. In some cases, the manufacturer requires that the roof be brought up to the original standards for the warranty to be transferable. The costs to do this on an older building may be more than the warranty is worth.

Despite the extra effort it takes, getting and understanding a good warranty is beneficial. One benefit is that, before committing to a long-term warranty, the manufacturer generally requires that the installing contractor conform to the manufacturer’s recommended installation techniques. Passing the warranty inspection is a tacit acceptance by the manufacturer that its recommendations have been fulfilled.

The warranty also benefits the facility executive because, in many cases, long-term labor and materials warranties require the use of a roofing contractor approved by the manufacturer to install the system. The approved applicator list weeds out unqualified roofing contractors.
Although this is self-defense by the manufacturer, it also benefits the owner. Contractors that have applied several poor roofs cost the manufacturer money from warranty claims. If a contractor racks up several warranty claims, it will get dropped from the list. This doesn’t mean that mediocre roofers are not on the list, especially if they install very large amounts of the manufacturer’s products. But it does help keep the ratio of good roofers to poor roofers in the facility executive’s favor.

If the facility executive adheres to the terms of the warranty, it can provide repairs for leaks at no cost. The terms of the warranty dictate the manufacturer’s obligation. This ranges from simply fixing the leak, to providing new materials, to removing and replacing the entire roof. The manufacturer may pay for the entire cost of the roof replacement or a pro-rated amount depending on how long the roof has been on.

Finally, if the warranty is transferable, it can be used as a selling point in marketing the building. If the roof is still under warranty, the implication is that it is in good condition and therefore not likely to need replacing in the near future.

Although a warranty can offer benefits, the best option is simply to have a properly designed and installed roof to begin with and then maintain it like any other asset in the building. If that is done, the roof will outlast any warranty.

For more information, visit http://www.ramconroofing.com

Avoid the Headaches. Break the Cycle. Call RAMCON.

Monday: It rained. It leaked. Phone rang. (Where are the buckets?)
Tuesday: It rained. It leaked. Phone rang. (What's our deductible?)
Wednesday: It rained. Yes, it leaked. Phone rang. (Who's our attorney?)
Thursday: It rained. Still leaking. Called RAMCON.
Friday: It rained. Didn't leak. Phone didn't ring. (Where to go for dinner?)

Too many questions in your business? Here's an answer, call RAMCON and get your problem fixed the right way, the first time and at the right price. Avoid the headaches. Break the cycle. Call (877) RAMCON1 or visit www.ramconroofing.com today.

2009 Hurricane Guide

Welcome to the 2009 Hurricane Season, with 9 to 14 predicted named storms. History teaches that a lack of hurricane awareness and preparation are common threads among all major hurricane disasters. By knowing your vulnerability and what actions you should take, you can reduce the effects of a hurricane disaster. The goal of our Hurricane Preparedness Guide is to inform you about the hurricane hazards to your roofing system and provide knowledge which can be used to take ACTION.

Quick Tip: Be sure to get your roof inspected, which will validate a dry roofing system prior to the hurricane, will eliminate a dispute with the insurer should the roofing system become moisture laden following the storm.

Get more tips and discover how you can prepare and protect your roofing system this hurricane season in our free report here http://www.ramconroofing.com/hurricaneguide.htm

The 'Other Warranty'

The written warranty isn’t a facility executive’s only legal protection from problems with a roof. A roofing membrane, like other products, comes with an implied warranty. An implied warranty is something that is generally understood without being directly spelled out. Implied warranties cover the performance that can reasonably be expected from a material marketed for a specific purpose. This is also known as “merchantability and fitness for a particular purpose.”
For instance, if a material is marketed as a roof membrane, there is an implied warranty that the material, if properly installed, will prevent water from passing through it. This is an implied warranty because that is what roof membranes are supposed to do. There is also an implied warranty that the material will continue to perform if properly maintained unless acted upon by an outside force — fire, bombings, winds higher than design values, for example — because it is generally understood that roof membranes are not intended to perform when subjected to these influences. Implied warranties can also be negated by information supplied by materials manufacturers properly warning the consumer ahead of time of defects that may occur.
For instance, roofing manufacturers warn that traffic over the roof can damage the membrane. If a facility executive is told this fact ahead of time, there can be no reasonable expectation that the problem will not occur. For example, there is no implied warranty that the membrane will not prematurely wear out at the roof access door where there is constant traffic.
One important implied warranty is that the material conforms to the Uniform Commercial Code (UCC). This code gives the consumer the right to expect that, when a product is sold, it will perform for its intended use, i.e., that a roof membrane material, if properly installed, will prevent liquid water from passing through it. All products are covered under the UCC, unless this implied warranty is contractually waived elsewhere, such as by clause in a written warranty.
If the written warranty includes language that excludes or is in lieu of implied warranties, it means that the UCC no longer applies. If this exclusion exists in a materials-only warranty, check with an attorney as it may be best to decline the warranty entirely.

Introducing RAMCON Roofing

RAMCON is Florida's Premier Roofing Contractor. We take pride in our ability to be your one stop solution to simplify your construction process, specializing in commercial, industrial and institutional roofing design, applications and services.

RAMCON provides the specialized equipment, technical expertise and decades of industry experience necessary to get the job done right, on time, the first time, every time, whether a new construction project, a roof restoration or replacement, preventative maintenance and asset management or emergency service, as Florida's leading full-service roofing contractor, RAMCON's professional project teams are uniquely qualified to provide excellent project design and review, and will initiate innovative value adding services to ensure that you are getting the application that you need...all with the best warranties and guarantees in the business for 10, 20 even 30 years!

You've got a lot invested; whether managing your current roofing asset, in need of renovation or repair of a deficient system, desiring competitive, competent bids on your current project, or designing, planning, and budgeting for future needs, invest your time wisely and call RAMCON, Florida's Premier Roofing Contractor.