Toys For Tots

There is still one more day to bring in toys! Tomorrow, Friday, December 16th, we will be taking the toys to one of the Toys for Tots warehouses just after lunch. If you have anything you want to drop off in the morning, please feel free to come by and say hello!

Lower Energy Bills with Cool Roofs

Managers specifying a cool roof only a few years ago found a limited number of product options. Now, based on the growing demand in part by institutional and commercial facilities, managers can choose from among hundreds of cool products.

By reducing the amount of heat transferred to a building’s interior, cool roofs provide a number of additional benefits. These include lower energy bills and longer performance lives for roof systems, as well as cooling equipment.

The environment also benefits from cool roofs. By lowering facilities’ energy use, cool roofs cut down on air pollution — including carbon emissions, which contribute to global warming.

Managers also need to pay attention to the return on investment — an especially important consideration in tough economic times. While some cool-roofing options cost more than standard, non-cool options, a cool roof generally will pay for itself in a relatively short time through savings in energy costs. But managers should note that exact savings depend on a number of factors that include climate zone, product type, building insulation and the type of HVAC equipment used to cool the building.

Understanding the concept behind a cool roof does not fully describe the amount of actual energy savings managers can expect. Savings obviously can vary widely, but the difference in temperature between a cool roof and a regular roof can be large.

Climate, roof performance, insulation and other aspects of the building can cause variations in the exact amount of savings, but cool roofs can yield up to 50 percent savings on cooling loads.

Average savings in the range of 10-30 percent of the cooling energy required is a reasonable expectation for a typical application of cool roofing under normal conditions. This range might equate to a drop in the total electric bill of 3-10 percent. These ranges generally apply to low-rise buildings in regions with significant cooling loads.

Cool Roofs Reject Heat, Lower Cooling Loads

The availability of viable and energy-efficient cool roofing products has expanded greatly in recent years. Building owners and managers, specifiers, and architects increasingly use these products because of their capacity for energy savings.

Managers in institutional and commercial facilities also can achieve several other benefits, such as: lower interior temperatures, greater occupant comfort, and smaller cooling loads on HVAC systems. A growing number of building codes also mandate the use of cool roofs, and more voluntary programs include them as a key element of sustainable design.

By understanding some of the science behind cool roofs and the questions to ask in specifying these systems, managers can more effectively match product options to the organizations’ needs.

How Is It Cool?
Specifying a cool roof for an institutional or commercial facility can be a smart decision, but not everyone is clear on what exactly cool entails. Cool roofs have been around for quite some time and are increasingly popular options in many areas of the United States. Still, managers often do not understand the performance details of cool roofs.

A cool roof is highly reflective and can easily emit the small amounts of heat it absorbs, allowing the surface of the roof to remain cooler, and transferring less heat into the building.

Two radiative properties define a cool roof. Solar reflectance describes the fraction of solar energy the roof reflects. Thermal emittance describes the relative ability of the roof’s surface to radiate absorbed heat. Both of these properties are measured from 0 to 1, and the higher the number, the cooler the roof.

Here is where part of managers’ confusion comes in. Many elements of a roof’s structure, such as insulation, can affect a building’s interior temperature and its performance. These elements are obviously important, but “cool roof” refers specifically to the roof’s radiative surface properties.

It stands to reason that light-colored surfaces have high reflectance, and many early rebate programs for cool roofs used this characteristic as the only requirement. Uncoated shiny metal surfaces reflect the sun’s energy efficiently, but they have very low emittance and, as a result, become very hot during the day. A roof that demonstrates both high solar reflectance and high thermal emittance is essential for managers seeking to improve a facility’s energy performance.

RAMCON Collects Toys For Tots!

“The primary goal of Toys for Tots is to deliver, through a new toy at Christmas, a message of hope to less fortunate youngsters that will assist them in becoming responsible, productive, patriotic citizens.” Once again this year, RAMCON management and staff are happy to give back. RAMCON will to take part in the annual Toys For Tots Program by collecting new toys and books.

“Toys for tots Began in 1947, when Major Bill Hendricks, USCR and a group of Marine Reservists in Los Angeles collected and distributed 5,000 toys to needy children.  The idea came from Bill’s wife, Diane.  In the fall of 1947, Diane crafted a homemade doll and asked Bill to deliver the doll to an organization, which would give it to a needy child at Christmas.  When Bill determined that no agency existed, Diane told Bill that he should start one.  He did.  The 1947 pilot project was so successful that the Marine Corps adopted Toys for Tots in 1948 and expanded it into a nationwide campaign. The initial objective that remains the hallmark of the program today is to ‘bring the joy of Christmas to America’s needy children’.”

The team at RAMCON will be collecting toys in our corporate offices in Tampa through December 15th, and will be having them picked up on December 16th. There are many collection locations across the entire state, but if you would like to come visit the offices of RAMCON, and bring your new, unwrapped toy here, we will gladly get it to the Toys For Tots to be distributed to a local, less fortunate child.

For more information on Toys For Tots, visit www.ToysForTots.org.

A Time to Give Thanks (part 2)

So much to be thankful for!

1. Bing maps: The bird’s eye view is simply amazing.
2. Positivity: Makes for the best day ever.
3. No Dollar Limit warranties: Keeps manufacturer’s honest and backing their product.
4. NRCA: The oldest trade organization in the US.
5. Our teammates: The team here is as good as it gets.
6. ANSI/SPRI ES-1 code: Keeps roofs attached when the wind howls. 
7. 60’ ladders: How else can you climb that high? 
8. Toolbox safety talks: Cause we never want to make ‘that’ call to a loved one. 
9. CREW Tampa: Puts on an excellent fishing competition every year.
10. Lunch and Learns: Great times for interacting with you.
11. FindSolar.com: A solar system cost calculator, that’s wildly accurate.
12. Generosity: One of those things that is just as great to give, as it is to receive. 
13. Projects in the Keys: Starts a competition on who gets to do the survey.  
14. Falling gas prices:  Down to $3.29; high, but in the right direction.
15. Good ideas: Usually sporadic and come out of nowhere.
16. First day of winter: Finally, a relief from the heat.  
17. Referrals: What better way to say job well done?
18. Photos: Really are worth a thousand words. 
19. Walkway Pads: Helps prevent roof damage. Don’t have them? Get them!
20. Volunteering: It feels good to give back.
21. Training programs: At times mundane, yet always helpful.
22. Flexseal: Actually quite funny…but tested and doesn’t work long. 
23. Good looking buildings: Roofs aren’t exactly sexy, but a lot of buildings look good!
24. Yelp: It’s nice to see all the good things our customers say about us. 
25. Our loyal customers: Without you, nothing would be possible.

Great American Teach In

The Great American Teach In is an annual event where parents and volunteers visit local schools to speak about their jobs and hobbies. RAMCON was proud to be a part of the event this year. Our Service Director had the opportunity to speak to an elementary class yesterday, Thursday, November 17, 2011, about roofing and safety. With some fun activities, and sample roofing materials, the kids really had a great time. Below are some of the notes that were received from the students.

A Time To Give Thanks (part 1)

 
As we begin to wind down each year, we have an excellent opportunity to reflect on everything that we are so thankful for here at RAMCON. Therefore, here are 25 of the things we are most thankful for this Thanksgiving.

1. Toys For Tots: Every child needs to smile.
2. Solar panels at $1/watt: That’s right. First Solar, Inc. finally broke the barrier.
3. Our industry friends: We have remarkable friends and truly value them.
4. Google Earth: We now have accurate satellite images for double checking those dimensions.
5. Manufacturers who back what they sell: Need we say more?
6. Cellphone cameras: See what our techs are seeing, immediately.
7. The Bermuda high: Just keeps those hurricanes turning away from Florida.
8. Sunshine: It brightens the day and makes it safe for roof tear offs.
9. White: It keeps the sun off our roofs and makes them last longer. 
10. Insulation: Keeps us cool. Keeps us warm. And everything in between.
11. Star Program: Protecting several million sq ft of roof and saving our clients big bucks.
12. Fulfilling our dreams: It’s a work in progress, but we know we are getting there.
13. Facebook: Keeps us close with our clients.
14. Product sales reps: Always hanging around the office, but at least they bring donuts.
15. AC Contractors: Someone has to create punctures for us to fix, right?
16. New MyRAMCON.com site: Instant information on your roof 24/7.
17. Aerial photographers: Provide amazing photos of our projects.
18. Apple iPad: Convenient, productive and long battery life. Changes the way we work.
19. Our Twitter Followers: Great way to connect with thousands of our customers.
20. PermaFlash: It seals just about everything…and it’s covered under warranty.
21. New service truck wraps: They simply look good.
22. RAMCON Blog: Even we learn things from the article research.
23. Hurricane Tracking ‘11: The first year they are actually about right.
24. Libya War Ending: Libya is one of the largest producers of SBS polymers, which are used in Modified Cap Sheets. The war sent prices skyrocketing.
25. The US Military: When it absolutely, positively has to be destroyed overnight.

 Stay tuned for the continuation of the list!

Thermal Scans of Roofing Systems

Adding insulation to the walls of an existing building typically is not economically feasible, unless the building is to be re-clad for aesthetic reasons or if other significant deficiencies exist. But replacing a roof system is an option.

Thermal scans of a roof system can help technicians locate wet insulation that reduces energy efficiency. They can replace the insulation and address the cause of the leakage. If much of the insulation is wet, managers should consider complete replacement.

This step not only would replace the inefficient wet insulation, it would ensure compliance with current building codes that require additional insulation. When adding insulation to a roof system, managers need to thoroughly review the impact on flashing heights and ensure the system is detailed to be reliable and to prevent moisture from migrating into the insulation and building.

Significant energy loss through the building envelope is very common in both new construction and existing buildings. But managers have options to increase the envelope’s overall efficiency.

New buildings require proper design, which might include integrating the air barrier, vapor retarder, and backup waterproofing as one component. In existing buildings, technicians will need to determine the sources of air leaks and address them. This work requires hands-on investigation and knowledge of building components and materials.

Implementing energy-efficient building systems certainly increases the overall cost of construction, but organizations will see a viable payback from an energy-efficient building envelope. To achieve this efficiency goal, managers will need to ensure the building-envelope systems are properly designed and constructed with durable materials in a reliable manner. Insulation exposed to moisture, air leaks and other inefficient construction will decrease the overall efficiency.

RAMCON Supports Children's Crisis Center

RAMCON is proud to support the MHC Foundation's Children's Crisis Center. RAMCON will be participating in the 7th annual Children's Crisis Breakfast on November 3rd, 2011 at the prestigious Palma Ceia Golf and Country Club.

Mental Health Care’s Children’s Crisis Center is a 14-bed unit and the only program of its kind in Hillsborough County that provides crisis evaluation and inpatient emergency psychiatric services for children who are in a situation so severe they present a danger to themselves or others. Since the Children’s Crisis Center opened in 1987, thousands of children have been impacted. Through 24-hour assessment services, the Center provides a caring safe environment and teaches coping skills to both the child and parents as well.
RAMCON is proud to support the Children’s Crisis Center, which is over 40 years old, continues to update and remodel to provide a comfortable, secure environment where children in crisis can receive optimal care and positive outcomes. We strongly encourage all who are able to join us in supporting this organization that provides resources to optimize the level of care MHC provides to our community's most vulnerable citizens. Please vistit: http://mhcinc.org/poc/view_index.php?idx=103&fin=504.

Another Real Life Roofing HORROR Story

A 30-foot Blister was Only the Start

A property manager was frantic. Her predecessor had installed a new roof on the building six months earlier. Now this brand new roof was already leaking badly, and the manager was beside herself about what to do. An inspection of the roof revealed very large blisters — one extended more than 30 feet. Further investigation revealed that the new roof had been installed over an existing membrane, but the existing, poorly installed pitch pans had been left in place. Water had gotten into the old pitch pans and spread out from there. Wrinkles in the membrane left long thin tubes between the plies to funnel water into the roofing. After only six months in use, a moisture survey discovered that nearly 80 percent of the roof was completely saturated.

The property manager then looked at the contract to try to resolve the problem with the contractor who had installed the roof. To her horror, she found that the previous property manager had failed to get a signed contract from the roofing contractor. The previous property manager had spent $57,000 to replace a roof without a signed contract.

The new manager was left with the prospect of having to explain to the owner why the roof had to be replaced twice in one year and why there was little recourse against the roofer. She had to find emergency money, not only to replace the roof, but also to remove all of the existing roofing down to the deck. Proper completion of the new roof cost about $110,000.

Moral: Get a signed contract.

More Real Life Roofing Horrors!!!

Arsenic and an Old Roof
Picture a hazardous waste containment facility with large tanks of arsenic being stored until it could be properly disposed. The vats were sitting on concrete secondary containment. The owner hired an unlicensed consultant to design a new roof for the building, who gave the project to a friend of his to re-cover a built-up roof and even added a little extra gravel to the roof to be sure it was well covered.

After the new roof was installed, there were approximately 10 pounds per square foot of built-up roofing and 17 pounds per square foot of re-cover roofing material on a structural steel deck designed for 20 pounds dead load per square foot and 20 pounds live load per square foot. In addition, re-cover drains were installed that reduced the size of the drainage pipes to about one-third of the required amount.

Because the size of the drains were reduced, the water built up on the roof to the overflows during the next heavy rain — four inches of water at waters weight of approximately 62 pounds per cubic foot. Guess what ended up with the arsenic in the secondary containment? You do the math.

Moral: Hire a competent contractor who makes sure the structure can withstand the weight of the designed roof.

Real Life Roofing HORROR Story

It’s a familiar scene from late night television: An unwary peasant, out on a moonlit night, hears an ominous sound and turns. . . There stands a vampire or werewolf. But not all horror stories are safely confined to the television set or movie screen. When it comes to the roof, blisters and leaks can be almost as terrifying as the demons of the night — and far more real.

In many cases, these real-world roofing horror stories teach important lessons; partly because they are recurrent nightmares for those of us in commercial real estate and construction.

Consider this example.
A leaky structural standing seam metal roof was only 10 years old — not old for a metal roof — but it had leaked on and off since it was installed. Because of the nature of the primary tenant, even a small amount of leakage was unacceptable.

The owner hired a roof consultant to provide plans and specifications for re-roofing the building. Because it was not feasible to remove the structural standing seam metal roof, leaving the building wide open to the weather, three separate schemes were designed to get the best price for the new roof; all were lightweight to avoid overloading the pre-engineered structure.

Because the owner also wanted to eliminate the interior gutter system, a source of much of the leakage, the drainage was redesigned to take advantage of the existing overflows, making them the primary drainage. The construction documents detailed three new overflows at each drain to be added to the precast concrete parapets to assure that water on the roof would be quickly removed. The new deck was to be supported by steel angles attached to the concrete walls.

The roof was bid without the involvement of the consultant and installed by a contractor out of Miami. Fifteen months later, it collapsed following a night of heavy rain. The original consultant was called back to determine what had happened. One look at the building from the outside told the whole story. Both the overflows and the steel angles intended to support the new deck had been eliminated by “value engineering” between the owner and this unnamed subpar contractor, who was not familiar with the design and did not understand why it was done the way it was.

Because the overflows were not installed, the estimated 9 inches of rain from the previous night could not exit through the main drainage fast enough. The weight of the water accumulated at the drain, where it overstressed the deck and the structure, and the building came down at a cost of about $2 million.

Moral: Be careful of who you trust for your roofing system.

It’s Time For Your Semi-Annual Roof Inspections!

The National Roofing Contractors Association recommends inspecting all roofs twice each year, once after the hottest weather and again after the coldest weather. These weather cycles induce the most thermal stresses on roofs and manifest the greatest damage. Roofs should also be inspected after any major weather event, such as high winds or hail. The inspection report should classify distresses as follows:

• Damage caused by storms
• Warranty repairs
• Housekeeping and cleaning

Routine maintenance should be performed regularly, thereby correcting deficiencies disclosed by the inspections. All maintenance and repair work orders and payments should be entered into the client’s database.

Never fear! Our professional technicians will visit your facility and perform our exclusive 20-point inspection to determine the condition of your system.

RAMCON can take care of all of your roofing inspections, repairs and maintenance. Simply call one of our Customer Service Representatives today at 1-877-726-2661 or email info@RAMCONRoofing.com.

Roofing Maintenance With Tight Budgets

In these times of economic uncertainty, delaying a costly roof replacement project may not only be desired, it may be a financial necessity. Tough times call for innovative and proactive thinking in regards to the roof system. As the economic downturn squeezes budgets, facility executives should reassess their long-term goals and short-term needs in regards to their facilities’ roofing systems.

Roofs fail for many reasons; the sad part is that many fail years before they should. The causes of premature roof failure include poor design, poor materials, poor installation, lack of maintenance, natural causes, man-made concerns (e.g., material defects, incorrect or lack of response to roof problems), tenant abuse, change in building use, building component failure due to incompatibility of components, and rooftop traffic by other trades. Proactive roof maintenance can often detect early signs of failing components and allow time to mitigate the concerns and increase the roof’s service life.

Now, more than ever, you really should think about a RAMCON roof maintenance program to try to extend the life of the roof and drastically reduce the leaks that develop. All roof systems require maintenance. In fact, most roof warranties require it, so failure to do so may void the warranty, bring about an early demise of the roof and result in unwanted moisture intrusion, production and work stoppages, and upset building owners and tenants. In addition to preventing the premature or untimely demise of the roof system, maintenance will extend the service life of the roof, thus promoting a key element of sustainability: long service life.
In many cases, roof systems protect 95 percent of a building owner’s assets, yet they are a relatively fragile component of a building. The roof system often is subjected to wind, hail, rain, and ultraviolet energy; as well as foot traffic and various forms of abuse from mechanical equipment. While many other building components are more visible and, tend to be maintained on a regular basis, a roof system often is overlooked.

As previously discussed, leading causes of premature roof system failure include poor roof design and installation, neglect of proper maintenance and lack of appropriate repairs. Properly maintaining the roof can extend the service life, thus deferring costly roof replacement. This can allow time for financial planning for future replacement. It also helps ensure that there are no roof-related interruptions to the building occupants, which is more important than ever given pressure on organizations to survive in these tough financial times.

Budgeting Strategies for Your Roof

Extend Roof Life...and Budget
How do you extend the life of your roof if the tough economy has caused your capital budget, and your plans for a new roof, to be slashed?

If you haven’t already, institute a comprehensive roof maintenance program; which should include a historical record of actions performed, regularly scheduled inspections, solutions and recommendations for deficiencies found upon inspection, and repairs made as needed with appropriate documentation. Make sure that repairs are actually done in a timely manner and that the repairs are done correctly.

If you’re already past the point of no return, and truly do need a new roof, but do not have the money; a full-scale roof restoration is a last resort. A roof restoration may include re-flashing all roof curbs, base flashings, roof edges and drains. There are also coating options for some types of systems that provide a temporary solution to reduce water intrusion at a substantially lower cost. While we could debate the application and designation of roof coatings, we’ll suffice to say that some work…and some do not. We have extensive experience with coatings and can show you which ones are a good application and which ones will leave you disappointed.

However, keep in mind that if the roof is really in tough shape, establish a plan for when the roof must be replaced, and present a list of options to the decision maker, along with possible consequences if the roof fails.

Inspection Strategy: The Worst Shall Be First
Don’t be one of those managers or owners whose roof requires replacement before reaching its design life, or for whom emergency repairs are needed at the worst time. In short, don’t neglect good roofs and doom them to early failure. Periodic inspection and maintenance of roofing assets are the most important elements of a successful roof-management program.

One recommended strategy might be described as “top down, bottom up.” You can succeed more quickly by focusing on roofs in the worst condition — those at the top of the priority list — while still attending to those at the bottom of the list — those in good condition and performing well. This strategy calls for directing most available funds toward putting out immediate emergencies, such as severe leaks. At the same time, some funds also must go toward prolonging the life of newer roofs.

Using this two-pronged approach, managers can ensure other roofs in their portfolios do not need to be replaced prematurely. RAMCON is here to be of assistance to you, performing evaluations to help you budget towards a dry and efficient roofing system that meets and extends its projected service life.

Roofing Trends: Roofs and Energy

As we head into the next decade, the biggest trends in the roofing industry—which are inherently connected to the direction of the entire construction industry—are related to energy efficiency and sustainability. This push towards energy efficiency begins with a well-insulated facility.

Over the past decade, higher and higher levels of insulation have been mandated with each subsequent edition of building and energy codes. The result is an increased thickness of overall roof insulation, which certainly is beneficial to a building’s energy efficiency.

Testing One, Two, Three
Roof systems are required by building codes to have minimum fire and wind resistance appropriate for the building type and location. Testing agencies, like Underwriters Laboratories and FM Approvals, perform fire and wind resistance tests and classify roof systems.

So how does this impact the energy efficiency trend? In order to achieve the maximum insulating benefit from roof systems, it is best to use at least two layers of insulation and stagger the board joints. This approach provides a more stable substrate for the roof membrane and minimizes the likelihood of unwanted air movement within a roof system.

A single layer of roof insulation means there is a high possibility of air movement from the deck to the underside of the membrane. And because air movement accounts for a significant portion of a building’s heat loss; staggered board joints are quite beneficial to the overall R-value of a roof system.

Proper design and installation of a roof system’s insulation layer are critical to the accuracy of the energy modeling of a building. If you assume a roof system has a design R-value of 30 but the insulation board joints align vertically and mechanical fasteners are used to secure the entire thickness of insulation, this could present a problem.

Studies have shown that this configuration can create a loss of R-value of over 15%. In fact, the in place R-value would be closer to R-25.

Reflected Energy
White and light colored, highly reflective roof surfaces also are trending up and have been for some time, mostly in the form of TPO and PVC single-ply systems. However, there are also reflective BUR cap sheets that provide similar reflectance. The benefit of roof surface reflectivity should be looked at from two perspectives: the specific building’s energy savings and the overall environment by reducing the ‘urban heat island’ effect.

Low rise buildings with large roof areas (relative to the entire building envelope) are likely to be more energy efficient during periods of air conditioning operation when a highly reflective roof surface is used to reduce solar gain into the building. On the other hand, a highly reflective roof will reflect the sun’s heat energy, subsequently reducing rooftop temperatures. This is overall beneficial for the environment regardless of building size, proportions, and location. Understanding the different perspectives about the benefits of using a reflective roof surface is important when determining if a building will or will not glean reduced energy consumption.

National Preparedness Expo

Do you have a plan if disaster strikes?

September is National Preparedness Month, and RAMCON was happy to participate in a National Preparedness Expo in Kissimmee on Saturday.

The Expo was sponsored by SERVPRO of Osceola County.

Many local companies, including RAMCON and SERVPRO of Osceola County were available to provide valuable information and to answer your questions.

Check out the RAMCON Hurricane website to make sure you and your buildings are prepared for any storms that may come: http://www.ramconroofing.com/hurricane.htm.

How to Report a Roof Leak

Your roofing problems don’t wait for normal business hours and neither do we. We have emergency crews on standby 24/7 for your convenience. Just follow these simple steps, and you’ll shortly have a uniformed, certified roofing technician on site to solve your problem.

1.  CONTACT RAMCON
There are several ways to report your leak, in order to make it easy for you.
Call Toll-Free: (877) 726-2661
Email: RoofLeaks@RamconRoofing.com
Utilize Our Web Based Report Features at: www.RamconRoofing.com

2. REPORT THE PROBLEM
Provide the RAMCON representative a detailed explanation of the situation, so that they can immediately begin working on getting the right crews and equipment to your location as soon as possible.

3. REST ASSURED
We respond immediately to roofing emergencies. Very shortly, a uniformed RAMCON crew will be at your facility to solve your problem. You’ll get a full report of what was found and how it was repaired with before and after photographs to assure you that you’re asset is being well cared for by the very best.

Two ‘Cool Roof’ Myths

Even with the mounds of literature and white papers on technical studies, building owners and managers still have misconceptions and gray areas about cool-roof applications.

Myth #1: Eventually, all white roofs turn gray and all black roofs turn gray, so there is no long-term benefit from installing a cool roof.
Typically, the reflectivity of a light-colored roof will decrease about 20 percent during its first year according to an LBNL study. Another study found that solar reflectance of white-coated roofs can drop 25 percent, with most of the loss occurring in the first and second year.

The solar reflectance of cool roofs tends to decrease over time, but another study by LBNL showed that washing a weathered cool-roof membrane resulted in a significant solar reflectance increase. Other studies have shown that modest cleaning can restore 90+ percent of the original solar reflectance.

Some cool roof membranes also have a higher resistance to dirt accumulation than others, so budget-conscious organizations might have to weigh the resulting increase in energy use for a dirty membrane against the cost of cleaning. For a detailed analysis and case study by RAMCON on cool reflective roofs and how keeping your roof clean pays off, visit http://bit.ly/oZcQMr

Myth 2: Using a cool-roof product when reroofing minimizes the need for insulation.
While it is true that using a cool roof on a building with a low level of insulation can generate greater energy savings, an energy–efficient roofing system should have adequate insulation in addition to a solar-reflective surface. To find out what is the optimal amount of insulation for a given location, you can refer to the International Energy Conservation Code. You can find it here: http://bit.ly/oAAy4Q

Have You Become Complacent?

Since the destructive 2004 and 2005 hurricane seasons, only 4 hurricanes have made a U.S. landfall, all doing so in the western half of the Gulf of Mexico, most notably, September 2008’s Hurricane Ike.

Furthermore, since Hurricane Ike’s destructive rampage, the U.S. has had only a few hurricane “close-calls” the past 2 seasons.

Complacency makes you less attentive, less aware, less able to react when a serious situation presents itself.

As the U.S. faces a potential tropical threat later this week from Hurricane Irene, a major concern among meteorologists is “hurricane preparedness complacency”.

Do you know what the condition of your roof is? Will it be able to withstand hurricane or tropical force winds? Are the drains functioning properly to effectively and quickly remove the water to avoid ponding water?

It is not necessary to be in the direct path of a hurricane to feel and experience the effects of it. Don’t ever assume you are safe. It is always better to be prepared, rather than left picking up the pieces.

For more information on preparation, visit: http://www.ramconroofing.com/hurricane.htm. Or call RAMCON at 1-877-726-2661 to speak to a roofing expert today!

Hurricane Preparations

Check out our hurricane website. It is filled with information to help you prepare your roof and facility for any major storms.

http://www.ramconroofing.com/hurricane.htm

Protecting Your Roof In The Face Of An Impending Storm

When you see that hurricane bearing down on you, what are some of the last minute things you can do to ensure that your roof will weather the storm? Let’s go over 7 proven steps.

1. The number one item for protecting a roof against a storm is to be certain that air conditioning unit covers are attached with all the required screws. Most damage to roofs comes from items already on the roof. The worst culprits are mechanical units and their screen enclosures. Air conditioning units, ventilator fans, satellite dishes, antennae, and the like are all potential debris during a storm. We often reflect here at RAMCON about Hurricane Andrew sending an unsecured 30-ton air conditioning units rolling across a roof. But the most common damage during all of the storms was from air conditioning unit cover panels that were not completely secured. Similarly, ventilator fans lost the covers and antennae lost arms. All of these sharp metal pieces caused long rows of gashes as they blew across the roof and dug into the membrane, allowing direct water intrusion.
2. Put satellite dishes, small air conditioning units and cell phone cable trays on stands and secure them to the structure rather than putting them on wood sleepers or holding them in place with concrete blocks. Concrete blocks and sleepers will blow around in a heavy storm. Strap the equipment to the stand with metal straps to keep them in place. 
3. Check the lightning protection system to be sure that the cables are well secured to walls and tight on the roof. Be sure the air terminals are well attached to the system. The cables will move during the storm and the air terminals with their sharp points will poke holes in the roof. 
4. Secure condensate lines. The wood blocks normally used to support condensate lines gouge the roof as the pipes are blown back and forth, slicing and damaging the system.
5. Check the roof for weak spots like torn flashings and loose perimeter metal accessories. Reinforce weak gravel stops and copings to be sure they will stay in place.
6. Clean debris off the roof and check to see that drains are free-flowing and not cluttered with debris. Check gutters and downspouts to be sure they are well-secured and not clogged. Remember, water weighs 62lbs a cubic foot and your structure is unlikely designed to handle such heavy loads. 
7. Know what is on the roof and its current condition. During the past few storms, insurance companies have sometimes denied claims based on prior damage. They argue that they have no way of knowing what damage existed prior to the storm so they are not responsible for any damage that has occurred. A smart move is to schedule a RAMCON inspection now to document the condition. As a RAMCON client, it’s free and a smart move.

Hurricanes don’t have to mean a total loss for a roof. If the roof is well-designed — with wind events included as a part of the total package of design parameters — properly installed and well-maintained by RAMCON, it has a solid chance of weathering the storm.

Weathering the Storm: BUR versus TPO/PVC/EPDM

What happens when high velocity winds meet your roofing system? Well, there’s no simple answer and no way to predict precisely which roofs will have trouble; Mother Nature is just unpredictable. Sometimes, on buildings with the same type of roof that are located side by side, one roof blows off or suffers other catastrophic damage while the other roof has very little damage. Let’s compare the two most common styles of roofing in Florida.

Built-Up Roofing Systems (BUR)
The tried and true performers of roofs that weather storms are conventional built-up or modified bitumen membranes fully adhered, especially when they are adhered to a structural concrete deck. Historically, after a major storm, many have puncture damage to flashings and cuts as a result of flying debris, but the roofs stay intact and in place. Gravel-surfaced, built-up roofs fared slightly better than the modified bitumen systems because the gravel that was well embedded in the flood coat provided protection from flying debris. The weight of the gravel also helped keep the roof down. Unfortunately, most of the built-up roofs lost a good portion of the gravel surfacing, causing other damage to surrounding buildings, but the roofs that the gravel came from suffered the least amount of punctures.

Less effective, but still very good, were the modified bitumen and built-up systems mechanically attached to steel decks. The asphalt-based roof systems that were attached to lightweight concrete or gypsum deck tended to have more wind-related damage than others. Generally, the membrane stayed intact, but sections pulled up from the deck, leaving the membrane loose on the roof but looking as if nothing had happened to it. With lightweight concrete and gypsum decks, whether the roof stayed in place mostly depended on the condition of the lightweight concrete or gypsum and its ability to resist fastener withdrawal.

Single-Ply Roofing Systems (TPO/PVC/EPDM)
Fully adhered single-ply membranes resisted blow off about as well as asphalt systems but were more susceptible to damage from flying debris. Almost all types of flexible membrane systems suffered cuts and punctures during the storms. There was one exception: Roofs that had no mechanical units or other penetrations were almost always free of puncture damage.

Overall, fully adhered single-ply membranes were more hurricane-resistant than mechanically attached systems. The mechanically attached systems weathered the storms well as long as they remained intact. Once the membrane was cut, the incidence of blown-off membranes increased. Wind is able to get into the cuts, so the roof was subject not only to negative pressure above the membrane — which pulled the membrane up — but also to positive pressure from underneath, which pushed the membrane up.

Because roofs are mostly designed for uplift pressures only, the wind was able to loosen poorly fastened screws. This causes a ripple effect: one screw pulls out, putting extra stress on those around it, which in turn causes them to pull out. This cycle repeats itself until the membrane comes all the way off.

Move Up The List

In the case of a disaster like a hurricane, it is not going to be just one building or business that is going to be affected. The damage is going to be widespread and you’ll need a fast response time and a plan.

So, how do you ensure that you and your facility will receive the quickest response possible? With RAMCON, it’s easy. Simply call us at (877) 726-1661 and we’ll make sure that the information for your facilities is automatically in our dispatch system. We’ll exchange emergency contact information and make sure that you also have the information you need from us, such as a W9, Certificates of Insurance, etc. At RAMCON, we know that you can’t put a price or value on being able to be back up and running and serving your customers with minimal down time or interrupted service.

When a storm strikes, RAMCON service teams are up and running within hours, running several shifts per day 24/7. We can respond to leaks and emergency damage immediately. With over 50,000 square feet of material and equipment in inventory (more than a lot of distributors), we have in stock what it takes to solve almost any problem.

Make sure you call RAMCON this week at (877) 726-2661, speak with one of our customer service representatives and ensure that all is ready if and when you need us.

Inheriting A Neglected Roof

If you are a building owner or manager who takes the reins of a facility where no Preventative Maintenance (PM) plan has been initiated, there are important steps to take. In trying to transition from a reactive to a proactive system of roof maintenance—where there has been no budget for PM and there are too many problems to resolve using corrective action—it is even more important to set priorities and follow a plan to move forward toward PM.

Active leaks should be the first priority, since those will likely cause additional damage to a roof system and related areas. Because these priority repairs impact roof conditions and performance, these actions will help protect the current roof from further deterioration and eliminate the majority of active leaks.

Next up is removal of problematic or failing roof areas. You should spend capital dollars where the funds will have the greatest impact, not solely based on the age of a component or other single factor. Removal of failing areas will prevent further spending on repairs that offer a low, or even negative, return on investment.

The third step is tackling the lower priority (non-leaking) roof deficiencies and performing regularly scheduled PM activities. These actions preserve the current condition of the roof, bringing it into a more predictable and maintainable condition. This step also begins the process of pro-actively limiting future leaks into the building.

The fourth step is to replace aged roof assets, thus reducing or eliminating the reactive and costly spending that often takes place late in the roof life cycle. Timely and systematic replacement of older and weathered assets helps to preserve future capital budgets.

The fifth and final step is to begin repairs, renovations, and upgrades to current roof membranes and components. These actions extend roof service life and reduce future capital spending in the short-term by pushing out the costs of currently projected replacements in the next three to five years. This also reduces future long-term spending, since the average cycle of roof replacement is extended.

Regardless of what stage of roof maintenance planning you are in, it will always be true that a PM is a smarter and more cost-effective measure to take than reactive spending. The sooner you can transition from reactive to proactive spending for the roofing system, the better off your facilities will be.

RAMCON Project Featured on Firestone Building Products Website

RAMCON is proud to have been a part of the building of the Glazer Children's Museum in downtown Tampa, installing the roof, which is now featured in the Firestone Building Products website in their Project Portfolio. Check out the links below.

http://www.firestonebpco.com/portfolio/metal/Glazer/
http://www.firestonebpco.com/portfolio/asphalt/Glazer/

Proactive Roof Management

 A leak doesn’t need to be the first sign of roof trouble
There is a great deal of information supporting the fact that planned/preventive maintenance (PM) is key to performance and longevity for any building component. Every building owner and manager knows that an effective PM program helps balance available resources against degrees of potential risk and improves financial results by reducing total cost of ownership (TCO). This basic tenet is especially true in the case of PM as a cost-effective tool to manage roof performance.

When it comes to roofs, “out of sight, out of mind” thinking often prevails, since this facility component is not always viewed as having the same risk level as others. PM programs for roofing are often sacrificed in favor of other maintenance budget initiatives; yet, in the long run, the payback for the facility is every bit as beneficial. When a roof failure occurs, it can affect critical space and operations, and the results can be costly.

Leak Repair Is Often Too Little, Too Late
Leaks are caused by a myriad of issues that are usually only discovered when RAMCON performs a thorough investigation. Maintenance delays can increase damage and repairs, reducing roof life.

Leaks that are discovered for the first time when water enters a facility are among the most common problems related to roof performance. By the time that happens, repair needs are often significant, with the added possibility of business interruption and internal damage.

The potential threats and/or costs from a roof leak are numerous. These include emergency repairs, damage to interior finishes, structural problems, harm to inventory or equipment, damage to roof system itself, mold remediation, loss of R-value and business interruption. Emergency leak repairs (which are reactive measures) are not a replacement for proactive roof PM programs. PM targets likely areas on a roof where defects will be corrected with a minor, less expensive repair. Roof systems require regular maintenance, and manufacturers mandate this in order to keep warranties in effect.

The Economics of a Roof Leak

Every building owner or manager at one time or another faces this dilemma: When is roof replacement a better option than continued roof maintenance? Of course, the ideal answer to this question is never. But it is rare that a roof’s service life equals the service life of the rest of the building.

The more obvious answer to the question is that when the roof is no longer watertight — its primary function — roof replacement may be the better option. In other words, when leaks become intolerable, it is time to replace the roof.

But when do leaks become intolerable? Is leak tolerance the best or most cost-effective reason to make a huge capital investment? A central element in the roof-replacement decision for managers is determining when leaks become bad enough to mandate replacement.

The Economics of Leaks
In some cases, a financial model can help managers determine when roof maintenance has reached the point of diminishing returns, in which case you are simply throwing away good money to repair leaks on a roof that will have to be replaced within a matter of time anyway. As much as we preach preventive maintenance (PM) for roof systems, at some point PM becomes useless.

It is difficult to justify the capital expense of replacing a roof, especially when that money could go toward buying new equipment and systems that would benefit the organization’s bottom line. But roof leaks also can hurt the bottom line. Consider these real-world examples:

Interior damage. Roof leaks that damage ceiling tiles, carpet, furniture, and computers are common, but the damage can be much more severe. For example, one school lost its gymnasium floor due to damage from roof leaks. The school had to cancel or move athletic events and replace the floor, at a cost of $500,000.
Operations downtime. A roof leak for one building owner shut down operations for a day, costing the company an estimated $700,000 in revenue.

Damaged products. A retail store recently lost more than $40,000 worth of products due to one roof leak.
Lost business. Roof leaks forced one hotel to close its top floor — its priciest rooms — for three weeks, causing significant lost revenue.

Upset Tenants. In today’s market, it’s tough enough to find tenants, yet alone keep them. Leaks encourage tenants to seek rent reductions and seek ways out of their leases.

We must incorporate all of these factors into any life-cycle cost analysis in trying to justify a roof replacement. Granted, for any of you who have not gone through the cost-justification process, projected costs are only predictions. But to neglect figuring in these costs is misleading and provides a false sense of security. A smart course of action is to have RAMCON perform a free roof analysis that will tell you if your roof can be economically maintained or if you are flushing money down the drain.

Evaluating The Roofing System After A Storm

You can’t do much to repair or maintain a roof while the storm is underway; a roof isn’t a safe place to be in bad weather. First and foremost, if you sense problems during a storm like ceiling tiles falling or sprinklers popping, indications that the roof may be caving in, you’ll want to evacuate the building immediately.

Once you’ve taken all the steps you can to ensure the roof will weather the storm (best achieved with an inspection from RAMCON), what happens when it’s over? It’s wise to perform a post storm roof inspection.

Evaluate the Damage
As soon as it’s safe to examine the roof, it’s important that we do so. RAMCON has teams that specialize in post-storm inspections and can quickly and effectively inspect the roof for any substantial damage.

As we review the system, taking action may be warranted. Anything that’s causing leaks is top priority and needs attention as soon as possible. Damage to the membrane, such as cuts, punctures and voids, needs to be addressed. It’s also vital to check the roof drains and gutters to see if they became clogged, which is common in a strong storm with debris flying around.

Similarly, we’ll need to see whether any metal flashings have come loose, creating a risk of water getting behind the flashing and into the facility. If the roof has multiple levels, we will pay particular attention to the intersections of the walls and roof levels to make sure nothing has been dislodged.

Also on the checklist: listening for a crunching sound as we walk the roof. That may indicate that the roof actually was lifted by the storm and is settling back into place as you walk over it, if that happens, we need to check it further. We may see that the fasteners have backed up and penetrated the roof membrane, so that they may cause leaks when the next storm hits.  Several areas warrant checking that might not be apparent at first glance. For instance, we confirm that all penetrations and penetration flashings remain firmly attached to the roof. The same goes for any equipment screens, which should be “storm-worthy for the next event”.

While roof maintenance often takes a back seat to other priorities on your “To-Do” list, it is an important part of managing and looking after the asset. An ongoing maintenance program can prevent more serious and costly problems down the road.

How to Report a Roof Leak

Your roofing problems don’t wait for normal business hours and neither do we. We have emergency crews on standby 24/7 for your convenience. Just follow these simple steps, and you’ll shortly have a uniformed, certified roofing technician on site to solve your problem.

1.  CONTACT RAMCON
There are several ways to report your leak, in order to make it easy for you.
Call Toll-Free (877) 726-2661
Email: RoofLeaks@RamconRoofing.com
Utilize Our Web Based Report Features at: www.RamconRoofing.com

2. REPORT THE PROBLEM.
Provide the RAMCON representative a detailed explanation of the situation, so that they can immediately begin working on getting the right crews and equipment to your location as soon as possible.

3. REST ASSURED.
We respond immediately to roofing emergencies. Very shortly, a uniformed RAMCON crew will be at your facility to solve your problem. You’ll get a full report of what was found and how it was repaired with before and after photographs to assure you that you’re asset is being well cared for by the very best.

Preparation is Key!

As of June 1st, hurricane season is officially here. Is your roof prepared?

• Are all of your flashings properly sealed?
• Are your drains and gutters free of debris? Do they quickly remove water from the roofing system?
• Are there any voids, open seams or penetrations that will allow water under the membrane?
• Is every piece of rooftop equipment properly secured to the roof?
• Are the perimeters of your roof properly fastened for wind uplift?

They may seem like unimportant questions, but hurricane (or even tropical storm) force winds, can cause major damage if your roofing system is not properly prepared. If you are unsure about the answers to any of these questions, give us a call at 877-726-2661, or email info@RamconRoofing.com, and we will perform a comprehensive roof inspection, and provide you with a complete roofing system analysis report! The more you know, the better you can prepare.

Roofing Trends: Shelter From The Storm

Long before mankind could imagine such inventions as air conditioning, high tech security or cubicles; it discovered the benefits of a secure, watertight structure to protect against the elements. From the natural shelter of cave dwellings man emerged to construct roofs from various native materials, including animal skins, dirt and twigs, and tree bark. These early roofs needed to be completely portable and likely required constant repair. In some ways, very little has changed. The essential purpose of a roof—to shield building occupants from the ravages of weather—is the same. And we share one basic tenet—roofs should not leak.

These days, the demands placed on roofs have changed significantly. They are expected to last 20 years or more and, with proper preventive maintenance and inspections, should not fail, particularly during inclement weather.

Weathering The Storm
Building owners and managers must keep in mind many things when renovating, replacing, or designing a maintenance plan for roofs.  This includes increased wind loads and more frequently occurring 100 year rainfalls, hurricanes, and hail storms. Facility managers and building owners must be aware of the need for roofing systems that do more than just keep water out of their facilities. Throughout Florida, increased durability and high performance roofing systems are important protection against hurricane force winds and golf ball sized hail. The impact of the sun’s rays on a roof can also be particularly harmful. Roofing materials can decay over time due to the sun’s heat and ultraviolet rays.

How To Keep Up
Proper maintenance and informed decisions can help ensure a long life for your facility’s roof. To explain it simply, past and current, the most pressing issue and greatest challenge in roofing is to provide a reliable, watertight, and leak free waterproofing system for a 20 year service life. So how can you extend the roof service life and mitigate storm risks?

Simple really, it is proven that you can prolong the life of a roof, diminish the impact of regular wear and tear, and ensure the roof remains in good condition during a storm through adequate maintenance practices. However, it is easy to install a roof and forget about it until something goes wrong. This is a mistake that could lead to leaks or potentially damaging roof failure.

Sadly, roofs are not maintenance free. Some roofing types require less maintenance than others, but they all require some degree of upkeep. The better this asset is maintained and cared for, the longer service life facility managers will get in return.

Inspections are necessary to prevent costly damage. Some problems may not be evident from a superficial perspective. A leak is an obvious problem. Less obvious, however, is wet insulation, which can cause an organization to lose thousands of dollars in thermal investment. The investment in a regular maintenance, inspection, and repair program is imperative to manage the roof properly.

We strongly encourage all of our clients, to extend the service life of your roof and lower lifetime maintenance costs. Ensure your roofs are regularly maintained by a quality preventative maintenance program. We offer our clients a full range of solutions, including an unlimited, no-cost leak response. You have a leak, we fix it free. End of story. Call us at (877) 726-2661 to learn more.

Another Busy One? Initial 2011 Hurricane Season Prediction Is Out

It’s time to start looking ahead to the 2011 season, which starts tomorrow! The famed storm prognosticators at the National Hurricane Center issued their crystal-ball look at the upcoming Atlantic hurricane season, and they’re again calling for an above-active one.

That forecast comes in the wake of their 2010 estimates, which correctly projected – although ultimately underestimated – a busy hurricane season.

Researchers are predicting that we’ll have 17 named storms next year, nine of which will strengthen into hurricanes. The 50-year average is 9.6 named storms and six hurricanes. The National Hurricane Center is also projecting that there will be a 73 percent chance of a major hurricane making landfall along the Gulf Coast. The annual average is 52 percent.

The basis for the above-average projection is extended-range statistical predictions that utilize nearly six decades of past data. While El Nino conditions are unlikely next year, the researchers said sea-surface temperatures in the far North Atlantic remain at record warm levels. La Nina conditions in the equatorial Pacific are generally conducive of an active hurricane season, according to the National Oceanic and Atmospheric Administration.

During the 2010 hurricane season there were a total of 19 named storms, tying 1887 and 1995 for third highest on record.

The Hurricane Center team projected there to be 15 named storms before the season began in June 2010. Of those 19 storms, 12 strengthened into hurricanes. That ties 1969 for the second highest on record. Five of those became major hurricanes, reaching Category 3 or higher. But the Hurricane Center said two major factors kept most of the storms from threatening the U.S. mainland. First, the jet stream that roasted and dried out much of the eastern U.S. acted as a natural barrier to keep many storms out at sea. Then because so many of the storms formed in the eastern Atlantic close to Africa, they began curving northward before they even reached the Caribbean. Simply put, here in Florida, we were lucky.

Regardless of the predictions, let’s not forget Hurricane Andrew, which caused devastating damage in South Florida. Andrew was actually part of a rather mild Hurricane Season, but proves that just one storm can make it seem active for us. Take the proper precautions and get RAMCON out to your facilities for a pre-storm inspection. As a RAMCON client, it’s free and will help identify problem areas and keep you safe from Mother Nature’s wrath.

Time for Some Spring Cleaning

...and that spring cleaning should include your roof. A simple low pressure cleaning and removal of any debris that has accumulated over the winter months can help prolong the life of the roofing system by removing anything that could cause premature deterioration of the membrane.

At RAMCON, our professional technicians utilize low-pressure cleaning methods on your roof. Don’t let high pressure (3,500 psi) washing damage your roofing system. Our low pressure (300 psi) cleaning process removes dirt, mold and algae via cleaning agents developed exclusively for RAMCON. We rely on the process, not the pressure to clean make your roof look like new.

In addition to protecting and extending the life of your roofing system, a clean roof looks better to your customers and tenants and improves the overall image of your facility. For more details on low pressure cleaning of both low and steep slope roofing systems, visit http://www.ramconroofing.com/low-pressure-roof-cleaning.htm.

Roof Recovery Has Big $$$ Advantages

It is important to understand how roofs fail in service and identify those factors that contribute to their failure. Roofs begin deteriorating shortly after they are applied and continue deteriorating until they are replaced. The rate, severity and extent of deterioration are affected by a wide variety of factors, such as their exposure to the environment, quality of installation, level of maintenance and simple age.

Deterioration and damage are not always the result of environmental exposure. Quite often, roofs have to fulfill several functions they were not intentionally designed for. They are often replete with mechanical equipment that requires periodic servicing, exposing the roof to damage from roof top traffic.

Inevitably roof failure will occur, whatever the cause.  You are then stuck with the difficult task of selecting the appropriate course of action. At one time, the current materials and designs limited available options. If the roof failed, the alternatives were to attempt repairs or tearing-off and replace all, or part of, the roof. Increasingly, another option is becoming a viable alternative to complete tear-off and replacement.

Gaining popularity, an alternative to complete re-roofing is to re-cover to existing system. FM Global, a world-wide commercial and industrial property insurance and risk management organization, defines recovery systems as a roof where, “the existing roof system is left in place and new components are installed over it.”

Recovering has a number of economic and practical advantages, including lower overall costs, the potential for reusing the existing roof insulation, provided it is dry and in sound condition, avoiding financial and environmental costs associated with roof tear-off, minimizing disruptions to building operations. In addition, it offers a higher degree of security and protection from the elements while the work is being carried out.

Unfortunately, not all building can be recovered for numerous reasons, including the number of roofs currently on the facility, etc. If your roof is a trouble maker and you are looking for a low cost solution with the same warranty as a new roof, be sure to talk to RAMCON about a recovery system.

Single-Ply Roofing: The Ultimate Guide

The story of single-ply roofing systems dates back to the 1970’s oil crisis and the search for a roofing system less reliant on asphalt material led to lightweight, flexible roof membranes. Today, these systems have evolved into a variety of single ply systems, including TPO, PVC and EPDM.

Single-ply membranes are usually broken down into two subgroups — thermoplastics and thermosets. Thermoplastics have a common characteristic not found in synthetic rubbers — they can be heated and reshaped or melted multiple times. Because of this, the most common method of seaming a thermoplastic is by heat-welding the membrane. Properly melting the edges together fuses the membrane into a strongly bonded seam. The two major thermoplastic membranes in the market are polyvinyl chloride (PVC) and thermoplastic polyolefin (TPO).

Thermoplastics
TPO membranes have become widely used as roof membranes in the past ten years. A TPO roofing membrane is typically made from polypropylene and ethylene-propylene (EP) rubber polymerized together using state-of-the-art polymer manufacturing technology. Unlike some other popular thermoplastic roofing membranes, the TPO polymer does not contain chlorine and no chlorine-containing ingredients are added during sheet production. Because TPO membranes are inherently flexible, unlike PVC membranes, additional plasticizers are not required in the formulation so there is little danger of plasticizer migration.

Thermosets
Virtually all thermoset roof membranes are EPDM. Once EPDM has cured, it cannot be melted and reshaped. Consequently, the rubber membrane is seamed by an adhesive — generally either a field-applied contact cement or an adhesive tape that is applied in the field or factory and activated by removing a release paper. A major benefit of EPDM is that it can stretch and relax, so it can easily accommodate thermal expansion and contraction on large expanses of roof.

Reflectivity
The majority of thermoplastics come in white. These white membranes give an initial high reflectance value that can help keep the temperature of the roof and consequently the inside of the building cooler. As the roof becomes older and collects dirt, however, this initial value will decrease unless the roof is periodically cleaned (see a case study at our website http://bit.ly/hby3NJ). Thermosets are available with a white surface, but most likely comes as a dark grey, almost black color.

For more information regarding single-ply roofing systems, give RAMCON a call at (877) 726-2661 or visit our Single Ply Roofing section at the RAMCON website.

4 Factors of Long Term Roof Performance

Maintaining institutional and commercial facilities is crucial for today’s building owners and managers. One of the most important steps in achieving this goal, yet the most overlooked in many organizations, is the roofing system. Why do so many organizations overlook the roof system, which is by far the most problematic building component? In general, roofs present a host of major challenges, from specification and installation to maintenance and replacement.

The Right System
Choosing the right roofing system for your facility is likely the most important decision you will make. Unfortunately, there is not a ‘best roof’ out there. Each type of system has its own unique strengths and weaknesses. We’ve installed practically every type of roofing system available and can help you to choose the right system for your project.

Top Installation
The installation crews installing your roof is a crucial factor, and in some cases, the greatest influence on roof performance. If the contractor does not install the roof properly, the roof will not perform up to expectations, no matter the quality of the roof design or materials. Your primary consideration when choosing a contractor is ensuring it can provide a highly experienced, skilled, and conscientious roofing crews and supervisors. At RAMCON, this is what we do best and are known for industry wide.

Materials Management
New and improved waterproofing products continually enter the market. Unfortunately, new and improved often means less expensive. The cost of the membrane, not its proven performance, too often is the overriding factor in choosing a roof system. But you must keep in mind the difference in cost between a high-quality, time-tested roofing membrane and a low-cost commodity brand is usually less than 10 percent of the system’s total cost. RAMCON has case studies to show you the proven track record of most major roofing systems.

Maintenance Matters
It’s vital that you implement a proactive inspection and maintenance program immediately after the roof is installed. Too many times, owners and managers believe that because a warranty covers the new roof, they can ignore maintenance as it’s be covered by the warranty…WRONG. Historically, over 65% of all roof leaks fall outside the coverage of the manufacturer’s warranty. The sad part is, most are completely avoidable. Practically every manufacturer mandates you perform and document routine maintenance as a condition of the warranty. With RAMCON, this is a piece of cake. We’ve got the best service teams available, ready for you 24/7.

Florida Building and Facility Maintenance Show - Day 1

Day one has just come to a close for the Florida Building and Facility Maintenance Show. We had a great time talking to many people about their roofing needs. Check out some of the great pictures below. We also had fun with our "Puttin' On The Roof" feature where you can try to sink a put on an actual piece of Firestone modified bitumen cap sheets made with UltraWhite roofing granules. Sound interesting? The show still has one more day. Come by and check it out for yourself...and say hello to the RAMCON team!

Come See Us!!!

We are going to be displaying at and talking with attendees at the 2011 Florida Building and Facility Maintenance Show at the Florida State Fairgrounds Expo Hall. So, come out and visit us, and see how you could possibly win a $50 gift card to any Darden restaurant, or $50 off your next roofing service!

We will be at booth #424, so stop on by, and see how we can help extend the life of your roof!

For more information on the show, feel free to call or email us at 877-726-2661, info@ramconroofing.com.

Talking About Counter-Flashing

All roofs have to end somewhere. Either they terminate at a wall, parapet, expansion joint, metal edge or a tie-in with another roof. In all cases, where the roof ends, there is a weak link. Walls and parapets require vertical flashings. The flashings are generally attached at the top to keep them from sliding down the wall. The flashing attachment is usually screws, concrete fasteners, nails, or some other fastener fastened through a termination bar — a flat strip of metal with pre-punched holes. Termination bars are supposed to provide attachment along its entire length because it will continuously press against the wall.

Most roof manufacturers understand that this is a weak point in the roof and require a counter-flashing. A counter-flashing is a material, usually metal, that covers the upper edge of the flashing to divert water away from it. If the counter-flashing is not properly installed, water can get behind it and the membrane flashings. The counter-flashing then requires a sealant to be applied at the top.

This problem is just a sample of the considerations that need to be addressed in designing, installing and maintaining a roof. A good understanding of how a roof actually works and knowledge of the strengths and limitations of the different types of roofing systems is essential for the long-term performance of any roof system. The roof system should be designed with the particular building in mind, not just which is cheapest.

Protect the Roof from Stress

Where the roof changes plane or terminates at a wall, metal edge, curb or other obstruction, it has the potential to be stressed. The vertical portion of the flashings is especially prone to damage by people on the roof. Ropes hung over the side of the roof for boson chairs or window washer fall protection can abrade the flashing, causing tears and punctures. Unprotected roofing between access doors and ladders and mechanical equipment is subject to premature wear from foot traffic. Dropped tools and debris left behind can cause punctures and tears in the membrane. Simply put, you roof can go through a lot of abuse.

The simplest and best way to protect a roof from this abuse is to limit the traffic on it. If roof access can’t be limited, such as the need to change AC filters, the next best solution is to provide protection at those areas that are the most vulnerable — around the HVAC equipment and the pathways to them. Adding walk pads around each unit will help to minimize the damage to the membrane from excessive wear. When swing stages or boson chairs are used, the contractor should be required to provide protection for the parapet walls. Plywood can be used to protect the field of the roof by spreading out the load on the membrane and by providing a physical barrier to flashing damage.

In asphalt-based roofing systems where the deck is not supported by the walls and the two are allowed to move freely, the flashings can be subject to stresses caused by differential movement between the deck and the parapet walls. The result will be diagonal wrinkles in the flashings that will eventually crack due to material fatigue. This is less a problem with single-ply membranes because their greater flexibility allows them to stretch and relax better with the building movement.

Unfortunately, once the roof is installed, there is no way to protect it from diagonal wrinkling. The only way to minimize damage from the building movement is by proper design of the flashings or by understanding the demands of the construction and to choose a different type of system.

What can you do to stay ahead of roof stress? Make sure all HVAC units and pathways have protective walkway pads. Limit access to the roof as much as possible and utilize your resources at RAMCON to ensure proper design that meets the buildings requirements.