Don't Wait 'Till It's Too Late

Most maintenance and engineering managers face the quandary of too many problem roofs for the money available. The problem might well be a lack of money, but it could also be the lack of a coherent roof management plan.

Most managers in commercial and institutional facilities agree that regular inspections are an essential part of a roof asset management program. They also recognize and agree with the basic roof management tenet that regular inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies.

But, in practice, by the time many organizations think about starting a roof management plan, they need a roof-replacement program. The obligation to fund and implement roof replacements has supplanted the opportunities to maintain and repair. If organizations can extend the life of each built-up roof under management one year, they break even on the roof-management plan costs. If they can extend each roof by two or three years, the plan can reduce roof expenditures by a multiple of its costs.

So why don’t all organizations have a viable inspection and maintenance plan for their built-up roofs? Is it inertia or a fear of the unknown? The reasons are hard to fathom, but what is certain is that some plans never get started. Also certain is that even a minimal plan is better than no plan. The best advice for managers is to start now.

Preventing Mold From A Roof Leak

Pardon the pun, but we’re often flooded with calls to repair roof leaks stemming from pouring rains and heavy winds . As these roof leaks continue, building owners and managers have expressed concern about mold growth. There are a few simple steps you can take to prevent your recent roof leak from turning into a mold nightmare.

Immediate Actions When You Have a Leak:
1. Diagnose the source of leak. We can’t tell you how difficult this can be at times, as diagnosing water intrusion is a tricky art and science. My best advice to you is this: don’t bias yourself to one conclusion as to the source of leak. Rather, investigate all potential sources and even replicate the leak (if possible) to ensure you are attacking the correct problem.

2. Have the leak fixed first. There is no sense attempting to dry out the affected area if water is allowed to continue to enter the home.

3. Determine the extent of water damage. How much water damage is there before I need to call a professional water extraction company? A quick tip: If you can’t dry it yourself within 48 hours—it is time to call a pro. After that time period, your chances of developing a mold problem skyrocket.

4. Dry out the area completely. Fans, additional ventilation and dehumidifiers are particularly helpful. If drywall has been soaked to the point where it is sagging or mushy—cut it out and get it out of the house.

Next Steps to Prevent Mold:
1. Reduce indoor air humidity. Get a hydrometer and monitor the area—strive to achieve 35% humidity or less if possible. Turn off the winter humidifier if you have one. The inconvenience of being shocked from static electricity as you move about your home will be far less than the mess caused by a mold remediation project.

2. Improve ventilation. Air exchange in your home is critical to help remove moisture.

3. Prevent the leak’s recurrence. If any mold growth began, future leaks with subsequent water intrusion will only reactivate mold growth.

The Roofing Mold Connection

Most owners and managers have begun to fully comprehend the potential ramifications of mold for Indoor Air Quality (IAQ). These ramifications can manifest themselves as damaged building materials, degraded IAQ, sick building symptoms, and potential lawsuits.

Mold commonly occurs in most organic building materials. It is common to see lichens, or mold, growing on the top exterior surface of roofs, within wet organic roof insulation boards, and on wet wood nailers. The one thing that all these surfaces have in common is that they are above the roof deck and, therefore, have minimal impact on IAQ.

When mold growth develops on interior surfaces, IAQ can be affected and building occupants start asking questions. Most organic building materials can support mold growth if temperature and moisture conditions are within supportive limits. Typical materials include ceiling tiles, gypsum board, wallpaper, insulation, adhesives, wood trim and wood framing materials. These materials have been used for years in construction, many never experiencing mold growth.

Identifying the Culprit 
What is the catalyst for mold growth: temperature or moisture? Temperature seems to be unlikely, as many similar building types have similar interior environments, and some have mold, while others do not. It appears that moisture might be the single most probable catalyst to affect mold growth. This seems likely as most observed mold growth is associated with leaks and condensation problems in roofs, windows or walls. Studies have proven that leaks in a building can contribute to mold growth within as little as 48 hours.

Leak Response 
If we know that roof leaks may be a major contributor to mold development, then keeping water out of organic building materials is paramount to preventing mold growth. We must establish an aggressive leak response program. Technicians must investigate leaks, determine origin points and address deficiencies in a timely manner. Leaks must be stopped within 48 hours and the wet materials dried out, or mold growth is possible. Simple enough when you call RAMCON.

A Proactive Step 
Leak response, though important, is reactive, and materials often get wet before a problem can be identified. A better approach would be to develop and preserve an aggressive roof-maintenance program.

It appears that mold growth and roof leaks are directly related. As a result, annual roof maintenance might be the first line of defense against mold development. If leaks do occur, they must be investigated and repaired immediately. To stop mold development, you must take the position that roof leaks are not acceptable and that they must not be tolerated. A RAMCON preventive maintenance progr
am can help provide tangible results in mold prevention.

High Level Decisions for Facility Management

Rarely do you see the type of organization in which roofing funds are so readily available that they flow like water. Most maintenance and engineering managers face the quandary of too many roofing problems and not enough money available. Combine this with a lack of a coherent roof management plan, and many organizations find themselves overwhelmed with roofing issues.

Most managers in commercial and institutional facilities agree that regular inspections are an essential part of a roof asset management program. They would also agree with the basic roof management tenet- that regular inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies.

But, by the time many organizations think about starting a roof management plan, they actually end up needing a roof replacement program. The opportunities to maintain and repair the roof have been supplanted by the obligation to fund and implement roof replacements.

If an organization can extend the life of each roof under it’s roof management plan by one year, then they break even on the roof management plan costs. If they can extend each roof by two or three years, the plan can reduce roof expenditures by a multiple of its costs.

So why don’t all organizations have a viable roof inspection and maintenance plan? It’s hard to fathom. The truth is, even a minimal plan is better than no plan. The best advice for managers is to get started now.

Action Steps to Take
It’s time to call RAMCON today so that we can perform a condition assessment of your roofing system. No roof can be managed appropriately without first knowing the roof’s history and then understanding its current condition. Managers can best obtain the current conditions of there roofing systems by scheduling this roof assessment.

The information gathered during an inspection will do no good though if it sits on a shelf collecting dust. It is imperative for managers to be proactive with their roofing systems and this information. Managers need to study the information, as it will help identify opportunities to make repairs, conduct maintenance or anticipate re-roofing. Formulating a plan will also help managers communicate better with upper management and owners, and it can assist in creating an effective management plan.

Perhaps the most important goal of all is to avoid having a roof replaced before its design life is reached or having to perform emergency repairs at the least opportune time. To avoid letting a good roof sit neglected and doomed to early failure, managers can begin the effort with a well-devised roof inspection and maintenance plan by calling RAMCON at 877-726-2661. Get started today and be on the road towards proactive roof management.

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.

Steep-Slope Roof Cleaning
Those ugly black and green streaks or stains on your shingle, tile and metal roofing systems are caused by a hardy type of algae. This type of algae is called gloeocapsa magma. Florida is ground zero of the danger zone for facilities with this problem.

This type of algae feeds on the crushed limestone that is used in the building materials in and around the roof materials. Rain spreads the algae down the roof causing the black streaks. These streaks are not only unsightly but cause the roof to fail prematurely by loosening the protective granules on shingles, deteriorating the protective coating on the metal and by not allowing the roof to reflect heat properly, which increases cooling cost. Just as mold and mildew can grow on your vinyl siding, wind blown algae can land and grow on your roof. Replacing your roof because of this algae is like replacing your siding instead of having it cleaned. Those unattractive growths can be cleaned by our low-pressure roof cleaning process, restoring your roof to a consistent clean color.

Low-Slope Roof Cleaning
These days it is important to maintain effective long-term Solar Reflectance (‘reflectance’) performance of your low slope roofing surface. It is well known that light- colored roofs get dirty and lose reflectance. As light colored membranes accumulate dirt, the reflectance value will decrease. Therefore without regular cleaning, you will not fully benefit from the value of roof reflectance. As roofs become soiled they lose their energy savings potential.

In Florida, where reflective roofs can be most effective, the loss of reflectance due to aging or environmental effects substantially reduces the potential energy savings. But, the good news is the reflectance of the roofing be effectively restored periodically, at a maintenance cost that will be more than counterbalanced by the savings from reduced energy-use.

To find out more details on low pressure cleaning of both low and steep slope roofing systems, please visit http://www.ramconroofing.com/low-pressure-roof-cleaning.htm.

Join RAMCON at the 2014 Florida Building and Facility Maintenance Show

April 30th 2014
Booth #603

Stop by and see us at the 2014 Florida Building and Facility Maintenance show at the Florida State Fairgrounds this month. This is an excellent opportunity to meet members of the RAMCON team and put a face with a name. Doors open at 9:00 am and close at 2:00 pm.

There are also numerous free educational sessions focusing specifically around building maintenance and operation throughout the day. For more information, visit www.fb-fm.com.

Roofing Trends: Proactive Planning

For decades, “keep it off the roof” has been the mantra of knowledgeable building owners and managers. The first and perhaps most effective method for extending the life of a roof system has been to keep it free of mechanical equipment and superfluous items while also limiting unnecessary foot traffic. However, the growing popularity of alternative energy sources has given the roof a new role to play. Increasingly, roof systems are also being looked at as a platform for energy production through the installation of solar energy systems. We know, as a leading solar installer, that the roof surface has become too valuable a space to be left under used.

As a consequence, roofs are being called upon to be the base support for other functions independent of its traditional purpose. These other functions need to
be designed and integrated into the roof system. In order to meet these dueling demands in the most effective manner, it is necessary to understand how best to marry the two together to ensure a sustained level of high performance.

Coexisting With Solar Energy Systems
While much attention in recent years has been paid to vegetative roofs, we’re seeing, and anticipate, a larger shift towards a significant growth in installation of solar energy systems.
Once the roof has been chosen to support energy producing components, you should immediately start a matrix of those functions, their design, construction, and maintenance requirements. We can help and coordinate all factors under one program. For instance, solar systems must provide proper clearance above the roof membrane to enable maintenance or repairs below, and it should be spaced to allow for access between units.

Protecting The Roof
A roof that will serve as a platform needs to be designed for heavy foot traffic and for access to both the roof and the equipment it supports. The key is to understand installation sequencing. With platform roofs, the need is to prevent damage throughout the installation of equipment—solar arrays for example. The roof surface is impacted not only by foot traffic but also material packaging, tools, materials, as well as workman setup and construction. We’re one of very few contractors experienced in these procedures.

It’s important to understand the need for proactive and continuous maintenance, given the fact that the roof is performing multiple functions. This maintenance, as well as the first several years of climatic cycling, can affect the roof systems. Proactive and specified roof maintenance for the first year is always factored into our solar projects. This allows us to attend to minor items before they manifest into larger concerns—ones not covered under warranty.

Once completed, the system needs to be managed and documented. We offer leading preventative maintenance programs for all systems under our MyRAMCON Star Program.

Overview
Roof systems today are being asked to perform many more functions than their predecessors, and these should be designed in a way that reflects emerging needs. Taking a holistic approach to roof system design, construction, and management results in watertight performance while supporting other activities, such as solar production. For many facilities, the roof is, or will become, a valuable contributor to its aesthetic and energy performance. Making sure RAMCON is by your side will ensure your project is a success.

4 Common Types of Roof Insulation

Specifying insulation that extends a roof system’s performance life is essential, but it is only one factor building owners and managers must consider. When managers select roof insulation, they also must account for the building’s thermal needs, satisfy applicable energy codes, and deliver a roof assembly acceptable to your facility’s insurance carrier.

To perform successfully, insulation has to become an integral part of the roof assembly and must function in concert with the membrane and the structural deck. Wise insulation choices result in successful roof systems that perform over the long term, while poor choices can be detrimental to roof performance. We can help you select the best option for your needs. Below, we discuss the 4 typical types of roof insulation.

Insulation Types 
A variety of rigid insulation types are available to you, including wood fiber, perlite, polyisocyanurate, expanded or extruded polystyrene, cellular glass, and gypsum board.

Wood fiber is an organic insulation board composed of wood, cane, or vegetable fibers mixed with fillers and binders. The insulation can be asphalt impregnated or asphalt coated to enhance moisture resistance. You may want to consider uncoated insulation in applications where the selected roof covering is incompatible with asphalt-based coatings.

Perlite insulation board is composed of inorganic, expanded siliceous volcanic glass (perlite) combined with organic fibers and binders. The top surface of the insulation board features an asphalt coating or a proprietary coating formulated to limit adhesive — asphalt — absorption into the insulation during the roof-membrane application.

Polyisocyanurate is a closed-cell foam plastic insulating core sandwiched between organic or inorganic felt facers, glass-fiber mat facers, or glass-fiber-reinforced aluminum foil facers. A blowing agent expands the foam material, creating the closed-cell structure that gives the insulation its high thermal resistance. Polyisocyanurate’s insulating efficiency remains higher than other rigid insulation.

Gypsum Board is a non-structural, non-combustible, water-resistant, treated gypsum core panel. The board is available with a proprietary, non-asphaltic coating on one side to enhance roof-membrane adhesion. Gypsum board typically is used as a cover board over foam-plastic insulations, as a thermal barrier over a steel deck, or as a vapor-retarder substrate.

Overview
There are numerous ways of increasing thermal resistance with insulation, which offers you the opportunity to save thousands of dollars in operating costs. On your next project, we’ll work with you to find the solution that fits both your needs and budget. We’ll develop solutions to maximize rebates and R-Values while meeting necessary building codes.

What is the Urban Heat Island Effect?

An urban heat island (UHI) is a metropolitan area which is significantly warmer than its surrounding rural areas. The phenomenon was first investigated and described by Luke Howard in the 1810s. The temperature difference usually is larger at night than during the day, and is most apparent when winds are weak.

Seasonally, UHI is seen during both summer and winter. The main cause of the urban heat island is modification of the land surface by urban development which uses materials which effectively retain heat. Waste heat generated by energy usage is a secondary contributor. As population centers grow they tend to modify a greater and greater area of land and have a corresponding increase in average temperature.

Monthly rainfall is greater downwind of cities, partially due to the UHI. Increases in heat within urban centers increases the length of growing seasons, and decreases the occurrence of weak tornadoes. The UHI decreases air quality by increasing the production of pollutants such as ozone, and decreases water quality as warmer waters flow into area streams, which stresses their ecosystems.

Mitigation of the urban heat island effect can be accomplished through the use of green roofs and the use of lighter-colored surfaces in urban areas, which reflect more sunlight and absorb less heat.

Your Roof's Best Friend

Preventative Maintenance
There is no better friend to your roof than good, quality and proactive roof care. As much as we wish it wasn't so, your roof begins to deteriorate the day it’s installed. While yes, the membrane and perimeter metals are designed to last for many years, the sealants and flashings that complete the system simply do not. Most leaks do not develop overnight. They develop from a steady process of deterioration that can be identified early and fixed at a substantially lower expense. Florida’s top building owners and managers recognize this and implement an cost efficient program to eliminate these problems.

Pre and Post-Storm Inspections
In our hostile Florida environment, extreme weather is a consistent threat. Gale force winds and storm debris can be a serious threat to your roof. Equipment can become damaged, strong winds can dislodge components of the system and vegetative debris can clog drainage area, all leading to serious and potentially dangerous scenarios. It’s smart and effective to ensure your roof is ready for any storm and determine if any damage was sustained after the threat has passed.

Quality Workmanship
There are over 5,000 registered roofing contractors in Florida alone. There is not a single day where RAMCON is not asked to visit a facility and correct improper repairs completed by a sub-par contractor. Quality workmanship ensures that a repair is done the right way and endures as an integral component of the roofing system. Remember, all repairs must be completed within the manufacturer’s specifications to maintain complete warranty coverage.

Keeping That Roof Clean
It’s a fact, a clean roof lasts longer and remains more energy efficient that a dirty one. Add to this the advent of “rated” reflective roofing, cleaning your roofing system is clearly a necessary task. As light colored membranes accumulate dirt, the reflectance value will decrease. Therefore without regular cleaning, you will not fully benefit from the value of reflectivity as roofs become soiled and lose their energy savings  potential. Additionally, dirty membranes and debris will cause the material to prematurely deteriorate. and may actually damage the system.

How to Get the Most From Your Roofing Budget: Repair, Replace, or Recover?

During the Great Recession, if you’re like most facility managers and owners, you’ve been saving money anywhere you possible could. Because of this, you have been putting off reroofing and have been patching as best you can to make it just one more year. Finally, you have money in the budget to reroof. But should you? How do you know when it is really time to reroof? How do you proceed? Which way do you go — do you tear off the whole thing down to the deck and start fresh or do you re-cover what is already there or do you do something entirely different? Ultimately, the question is when it comes to getting the most from your roofing budget, do you repair, replace or re-cover?

The first question to ask yourself is whether you really need a new roof. Generally, if your roof needed replacing before the recession, it still needs replacing now, and probably even more so. However, if you have managed to stretch the roof’s life the past few years, there may be some left in the old roof. So the first step is evaluate it, and RAMCON can assist you at no-cost to you.

Look at your roof to evaluate the condition. Are there widespread leaks or leaks that just cannot be found? Start by walking around the interior and keeping an eye out for water stains. If you have not been constantly changing out ceiling tiles, the location and size of water stains will help analyze the frequency and pattern of the leakage. It may be that the stains are showing that your leaks are really at your windows, not your roof. If that is the case, you have just saved yourself the cost of reroofing.

Next, take a walk around the perimeter of your building. If you can see all the way to the top of the building (which may not be possible on a downtown high-rise) check to see if there is water staining on the walls. This may show that you have wall problems, not roofing issues.

Then tour the roof itself. Look at the membrane. Is it cracking or blistering? Can you see the fiberglass or polyester reinforcing? Is the surface breaking down? Are the seams loose or open? These are good clues that the roof has aged to the end of its life.

Walk the perimeter of the roof and around mechanical equipment and other penetrations. Are the flashings from the membrane up the vertical sides intact? Are they loose, cracked, absent, punctured, missing surfacing, or otherwise deteriorated? Now examine the metal accessories and penetration flashings. These are items like goose necks, vent pipes, equipment stands, duct stands, ventilator fans, metal edges, copings on parapets, etc. Look carefully at the way they were waterproofed. Is the sealant used intact (regardless of whether it is roofing cement, asphalt, pourable sealer or liquid applied materials) or has it shrunk, cracked or peeled from the, penetration? Are the metal accessories (such as gravel stops, curbs, hoods, ducts, counter flashings, copings, goosenecks, etc.) corroded, punctured, missing, or otherwise deteriorated?

Roof damage generally starts at these perimeter and penetration details. If you notice widespread problems with flashings then this is  also a good clue that the roof is in poor condition. RAMCON can assist, or perform this survey for you, at no-expense to you. If you find you do have these problems, they won’t get better on their own. Your best solution is to call RAMCON to determine the best solution to identify the source and take corrective action to solve it the right way.

Let’s Say Your Roof Is Deteriorated and Needs A Re-Roof
Once you have found that you really do need to reroof, you have another decision to make. There are two ways to proceed — re-covering the roof or tearing it off and replacing it. Be aware that code may mandate a tear-off and replacement. Florida Building Code requires that a roof be torn off if there are two roof systems already in place. Also, for safety reasons, decks that corrode, disintegrate, or rot require a tear off if there is any doubt about the deck condition. Sometimes it is also possible that your insurance carrier may require replacement.

Re-covering is installing a new roof system without removing the existing one. Re-covering has some definite advantages. For one thing, you save the cost and mess of tear-off. This is a special advantage for buildings with limited access for trash removal. What’s more, the building does not get exposed to the weather during reroofing. This is a large consideration for buildings that are absolutely critical to be dry at all times. Another benefit is that you contribute less debris to the landfill. Finally, you can add new insulation to the existing insulation and increase your roof’s R-value.

But there are also some disadvantages. With a re-cover, you won’t know the condition of the deck below the roof and whether or not it is in safe condition. You still need to tear out any wet roofing as wet materials will contribute to premature failure of the new roof.

Another issue to be aware of is that adding height to the roof elevation may interfere with overflow scupper drainage, or be higher than door thresholds or wall flashings, causing leakage that you didn’t have before. The new roof has to be very carefully designed to be sure that the drainage and flashing heights are not compromised by the new roof (although RAMCON will do this for you).

RAMCON performs a Thermal IR moisture survey before we install a re-cover system. Generally speaking, if your roof is more than about 25 percent wet or deteriorated substrate, you have reached the point of diminishing returns, where the cost of taking out the wet areas and patching in new dry materials wipes out the economic advantage of the re-cover.

As you move forward on your roofing projects, use your resources at RAMCON. We’ll assist you in fully documenting the conditions, providing code and performance reviews and design the right system or repair for both you needs and budget.

Roof Management: Timely Maintenance

Contrary to popular opinion, the maintenance-free roof system does not exist. All types of roofs require a certain level of attention. In fact, from the moment of installation, the roofing system undergoes continuous deterioration. Extreme temperature fluctuations as well as rain, hail and wind prevail upon the roofing surface. In short, the elements are the biggest deterrents to the roof system over its service life. Traffic on the roof and the installation of mechanical and other equipment can also cause physical damage that contributes significantly to roofing failures.

Roofs are exposed to the elements 24 hours a day, every day of the year. In summer, the roof surface temperature can exceed 200 degrees F. In winter, the roof surface can be exposed to extensive expansion and contraction due to Florida’s varying winter temperatures. And during many storms, the roof faces winds stronger than any other exterior building components are exposed to.

The most important reason to implement an annual roof maintenance program is to extend the service life of the existing roof system. Comprehensive repairs not only make the roof last longer, but also provide cost savings to the facility executive. A good maintenance program will detect or prevent leaks and other roofing problems. This way problems are addressed at their initial stage, which allows the facility executive  the ability to avoid additional expenditures for such items as deck damage repair and associated costs resulting from typical maintenance practices, which simply respond to leaks.

Development of maintenance guidelines is based on the profile of the roof systems in place. Roof maintenance is like mortgage insurance. A manageable yearly expense could provide the dividend of a roof system that meets or exceeds its anticipated service life. For instance, a 20-year roof system will protect the interior operations of the building for the full 20 years; any service life that extends beyond this time could be considered free money. Every year that the roof system is extended an additional year means the facility executive does not have to spend a substantial amount for remedial roof construction.

Saving Money With Roof Maintenance
Every facility should have an ongoing preventative maintenance program to ensure the full life of the roofing system is reached. What many managers don’t realize is that preventative maintenance will save them thousands of dollars over the life of the roof. If preventative maintenance can increase the life span of the roof just 1 additional year, you break even on the costs. For each additional year the roof is prolonged, the savings multiply. Discover how you can save at www.ramconroofing.com or give us a call today at 877-726-2661.

Membranes Are Not The Only Cool Roofs Available

When we think of “cool roofs” we often think of the TPO membrane roof because of it’s bright white color. However, the typical membrane roof is not the only game in town. Did you know that there are many colors of metal roofing that also qualify as “cool” roofing?

Florida Power and Light conducted a study on roofs and electric bills a couple of years ago. While the study confirmed long held beliefs that the whiter, and therefore, more reflective the roof, the lower the electric bill. The surprising fact that came out of the study was that, “white, galvanized metal roofing material saves the most energy as a result of its high reflectance and superior ability to cool quickly at night.”

But, there is even more good news, white is no longer the only approved “cool” color when it comes to metal roofing. In fact there are dozens of approved “cool” colors in metal roofing, so you do not have to give up the look you want to get the energy savings you need.

Want to find out more about cool metal roofing, simply call one of our Customer Service Representatives today at 877-726-2661.

How To Report A Roof Leak To Us

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 Client Portal by visiting www.ramconroofing.com/clientlogin.htm
Fax your request to 813-663-9665

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.

How To Report A Leak To The Manufacturer

There is no such thing as a good time for a roof leak. Big or small, a leaky roof is inconvenient and has the potential to drain your profit, if it isn’t fixed quickly and properly. Many of you have manufacturer warranties that cover a good deal of potential leaks, but how do you contact them quickly and efficiently to get your problem solved? What kind of information do you need to have your request processed?

To simplify your research, RAMCON has created a website to provide you all of the information that you need.

Simply visit www.ramconroofing.com/warrantyleak.htm

We provide you each manufacturer’s step by step directions to process your leak request and get it solved fast. If you have questions or need assistance please feel free to contact us by either calling us Toll-Free at (877) 726-2661 or by emailing us at RoofLeaks@RamconRoofing.com. We will be more than happy to help!

Cloud Based Roof Management

Discovery MyRAMCON, RAMCON’s Cloud-Based Online Customer Portal that gives you access to the information on your own terms. Whether you are in your office, at your home, or in the field, the information you need is always at your fingertips.

• Manage & budget for your roof(s) in real time.

• Dispatch & track our service crew with one click.
• Experience roof inspections like never before.

Cloud-Based Roof Management

Using MyRAMCON, you can get control of your roofing portfolio for all of your buildings. Whether you have one building or hundreds, you will be able to take control of your roof(s). Our roof ing technicians provide real time reporting on all roof repairs and projects. This empowers building owners and property managers to swiftly create accurate repair and replacement (capital improvement) budgets for their facilities. The end-result will allow you to master your roof asset by prolonging its lifespan and forecast when a roof replacement is needed.

In addition, you are able to upload warranty documents, CAD drawings, or other important documents and securely store them in cloud.

Make sure to contact a RAMCON Roofing Specialist for a personalized demo today!

 

Dispatch & Track Our Service Crews with One Click

MyRAMCON gives you the capability to send dispatch requests to our Team from any computer or internet-enabled device. With "packaging style" tracking, you can follow your dispatch requests in real time and inside the portal until the problem is resolved.

All service tickets, invoices, and repair documentation is stored for future review.

 

Experience Inspection Reports Like Never Before MyRAMCON creates visibility through generating quality inspection reports for your property. Roof inspections are uploaded to the customer portal seamlessly and can be viewed from any device with internet access.

Forget printed paper reports that collect dust on your shelf. MyRAMCON generates "living" inspection reports that are always being updated when service work is completed on your roof.

Video In Roof Inspections
Interact with an inspection report like never before. MyRAMCON roof inspections feature video observations from your roof when accessed through the online customer portal. Visit your roof without ever leaving your office chair.

RAMCON's Preventative Maintenance Programs- Now Covering Over 20 Million Square Feet of Roof!

In today’s economy, it’s important to stretch every dollar as far as it can go. Your roofing investment is no exception. It’s no secret your roofing system is one of a buildings most costly elements. So what if we can extend the life of your existing roof by 5 or 10 years? How about reducing un-budgeted roof expenses and emergencies or eliminating them entirely? Well, we can and we do it every day. We’ve developed the RAMCON Star Program with one goal in mind: Saving you thousands over the lifespan of your roofing system. Browse our customized plans below and discover how.

Bronze Star Plan

With our entry level preventative maintenance program, we include an annual assessment and preventative maintenance service that performs remedial repairs. For a minimum investment of only pennies per square foot, this program provides the basic preventative attention required by most roofing manufacturers. A Bronze Star Plan pays for itself quickly by identifying small problems and repairing them quickly before they become big and expensive. 

Silver Star Plan
 As our intermediate and more proactive program, our Silver Star Plan is our most chosen preventative maintenance program with over a million square feet covered. This program includes two annual condition assessments and preventative maintenance services that performs more intensive repairs. With this plan we also provide an online MyRAMCON account allowing you to monitor your portfolio online, anytime 24/7. In addition, this program includes one no-cost leak response per year and a committed response time of 12 hours.

Gold Star Plan

The ultimate proactive roof maintenance program, our Gold Star Plan includes four condition assessments and preventative maintenance services per year. Never worry about un-budgeted roof emergencies again with an included Unlimited Leak Response Program. You have a problem, you call and we fix it…end of story. Our Gold Star Plan includes a detailed roof history and database, 5 year replacement and renovation budgeting and a committed response time of 8 hours. No other preventative maintenance program even comes close.

Okay, so now you know RAMCON has a solution to fix your needs. So now what? Easy, give us a call or shoot us an e-mail. We’ll send a team out to do a no cost roof evaluation. We’ll let you know what the condition is, and do the calculations to determine how long your roof life can be extended and dollars saved. It’s simple, effective, efficient and smart.

10 Reasons Roofs Should Be Inspected

Roofs are often said to be like tires. We only think of them when a problem arises, and we only replace them when we absolutely must. But, when we do think of tires and maintain them regularly, we can extend their useful lives. Similarly, we need to ensure that the roof receives the proper maintenance to increase its useful life.

Extending roof life starts with regular inspections. The National Roofing Contractors Association recommends inspecting all roofs twice a year: once after the coldest weather, once after the hottest weather. (And it's always a good idea to inspect the roof following any major weather event.) But why should roofs be inspected, and what do we hope to discover by doing so?

All roofs should be inspected whether they are low slope roofs or steep roofs. A low slope roof is one with a slope of less than 3:12 whereas a roof with a slope greater than 3:12 is considered to be a steep roof. All low slope roofs should have at least 2 percent slope, which is approximately 1⁄4-inch per foot.

What follows are ten pieces of advices — or the ten most common reasons — to inspect roofs at least twice per year.

1. Weathering and Aging
The benchmark life for multi-ply bituminous low-slope roofs is 20 to 30 years and approximately 15 to 25 years for most single-ply roofs. All roofs undergo normal weathering and aging, and the effects of those factors are usually visible. As roofs weather and age normally, openings may occur, leading to water infiltration. Regular inspections call attention to weathered areas and enable an owner to schedule maintenance on these deficiencies to prevent further damage.

2. Routine Maintenance Damage
If your roof is not protected properly, damage can occur from tradespeople performing maintenance on air conditioners and other systems. This sometimes occurs because of trades failing to close mechanical access panels on roofs or leaving refrigerant containers. In addition, maintenance trades often fail to clean up their debris. Items left on roofs can become flying objects in high winds. A regular inspection program incorporates roof cleaning into the ongoing maintenance cycle.

3. Storm Damage
High winds, hail, and other weather events can create damage to roofs that may trigger repairs or insurance claims. Roofs should be inspected immediately following weather events to prevent further damage due to water infiltration. Damage from winds or hail can be slight and require little more than minor maintenance, or the problems can be major and require roof replacement. Insurance loss adjusters have reported that a significant amount of storm damage is actually caused by material, components, or debris blown from roofs in high winds. Tree limbs and branches can fall on roofs creating significant damage. Roof blow-offs start at the perimeter, and when roofs are not properly designed or installed to provide proper perimeter securement, severe damage can occur. Storm damage may require emergency repairs costing even more money.

Regular inspections are a great way to keep the roof in good shape. Among other things, an inspection can help find leaks, drainage problems, and damage from vegetation.

4. Leak Assessment
Leaks after heavy rain are the primary trigger for most inspections. But a leak is only symptomatic of a problem that may have been building for some time. In some cases, if you're looking for a silver lining, a leak is actually good news. That's because without evidence of a roof leak, a festering problem of undetected moisture infiltration may continue to create unseen deterioration, such as rotting wood, mold, wet insulation, or corrosion.

It takes an experienced professional to conduct a thorough leak investigation and diagnosis, because the entry point for moisture may be far away from the visual evidence or detection point. Leaks can be evidence of serious roof problems or minor local issues. Many roofs in excellent condition occasionally have leaks due to minor flashing problems.

As a general rule, low slope roofs rarely leak in the open field of the roof. Leaks tend to occur around discontinuities, such as changes in elevation, penetrations, expansion joints, and flashings. On the other hand, severely deteriorated roofs may not show visible evidence of leakage, particularly over concrete decks where water may migrate a great distance before reaching an entry point through the concrete. When such a condition occurs, damage due to moisture saturation of the roof insulation may be so significant that the roof must be replaced.

5. Proper Drainage
Few characteristics are as important to roof performance as roof slope and drainage. Water standing on a roof increases the likelihood of leaks and moisture infiltration many-fold. Ensuring good drainage is a very important reason for regular roof inspections. Leaves, trash, debris, and thrown objects often clog or obstruct roof drains, thus creating standing water conditions. Regular cleaning of roofs can help remove such obstructions and permit water to drain efficiently, thereby reducing the likelihood of leaks. Moreover, water is heavy — weighing approximately 5 pounds per square foot per inch deep. Poor drainage also accelerates deterioration of roofing materials, leading to a shorter life of the entire roof assembly. If a leak occurs from standing water, insulation can become saturated over a wide area, requiring complete roof replacement.

6. Vegetation Damage
Vegetation can grow on roofs when gutters and other low areas are not cleaned regularly. Birds land and nest on roofs. They also deposit seeds, which promote the growth of vegetation. Gutters are a particular source of vegetation growth because of the accumulation of dirt, seeds, and moisture. In addition, tree branches scraping on roofs during wind can cause significant damage. Gutters should be cleaned regularly, and trees near roofs should be trimmed to prevent contact with roof surfaces.

A further problem with vegetation growth is that roots can penetrate through the roof membrane and create leakage. Root damage to roofs from vegetation can be significant and pervasive. Regular inspection can help draw an owner's attention to a budding problem before further damage is done.

With the roof, out of sight often means out of mind. That's unfortunate, since regular roof inspections can help avoid long term costs. A better strategy is for facility managers to make roof inspections a priority.

7. Roof Cleaning
Regular roof inspections also draw attention to the need for regular roof cleaning. No task can provide a better payback than the low-cost practice of cleaning trash and debris from the roof. A clean roof is less likely to have wind damage. Loose trash and debris not only may cause wind damage in a storm, but trash tends to wash to the low points at drains or gutters. Trash obstructs proper roof drainage and creates leak problems that would otherwise not exist.

8. Security
Thieves often break into buildings through unlocked roof hatches or skylights. Regular inspections can disclose security breaches and enable owners to reduce the likelihood of vandalism or burglary. While a broken skylight is likely to be a source of water leakage, unsecured skylights can also present a security threat.

9. Warranty Repairs
Many owners pay for repairs that are covered under a contractor or manufacturer's roof warranty. Leaks can be caused by many factors, only some of which are covered under a roof warranty. However, when a leak is detected, an owner should have a qualified person perform an inspection to determine whether or not to file a warranty claim. When a roof warranty claim is filed, the contractor or manufacturer will visit the site and make a determination whether the leak or repair is covered. The key for the owner is maintaining possession and ready access to the warranty document, as well as timely filing of the claim.

10. Needed Improvements
Regular inspections highlight the need for continual building improvements, many of which affect the roof. For example, the increased presence of electronic equipment, computers, security systems, and video displays has encouraged many owners to install lightning protection on older buildings.

Roof access is an important provision for all buildings. It is well known in the industry that roofs that are accessible are maintained while roofs that are difficult to access are ignored. Regular inspections are facilitated with improved safe access to roofs. Installing permanent ladders and safety rails around roof hatches greatly facilitates safe access to roofs.

Establishing a schedule for routine roof inspections should be a priority for building owners. Inspections are inexpensive and can provide valuable information that can prevent expensive repairs later. In addition, regular roof inspections provide a checklist for routine maintenance work and enable owners to prepare budgets for future years. Roof inspections are the first step in a proactive roof management program that can help owners have planned and scheduled repairs instead of emergency leak repairs. Few other building maintenance procedures provide a better return on investment than regular roof inspections.

Budgeting for Roofing

A quality, accurate roof budget is an invaluable tool, especially with the severe weather that is common in Florida, but how do you go about doing it?

 

1. KNOW YOUR ROOF

In order to accurately plan for roofing expenses for the upcoming year, you must know the condition of your existing roof.

          How many?

          What kinds of roofing systems are installed?

          Are there areas of concern?

          Have there been previous leaks?

          What is the remaining usable life?

 

2. CALL RAMCON

We can thoroughly inspect each roof in your portfolio and put together detailed reports, including anticipated expenses for the upcoming year.

3. REVIEW/PLAN
Review the reports created by RAMCON and rest at peace knowing that you are ready to handle your roofing systems this year! As Florida’s leading full-service roofing contractor, RAMCON is happy to assist in the budgeting process. Contact us today at Info@RamconRoofing.com or 877-726-2661.

7 Common Roofing Problems

Obvious or unforeseen, roof problems are always a pain and undoubtedly a significant expense. Therefore, RAMCON investigated our 2013 records and examined which problems are most common and the conditions that can either cause or be the result of premature failure and reduced service life of your roofing systems. This is not a self-diagnostic guide, but rather an informative list of some of the problems most often battled by building owners and manage that we serve.

 1. Flashings and Seams

With any roof - no matter what type - if you’ve got roof leaks, then you’ve got a problem. Leaks can occur for a number of reasons. Built-up roofs (BUR) might experience leaks due to flashing details that weren’t fastened properly during installation. The problems an owner is typically going to have [with a BUR system] is that 95 percent of leaks occur at flashing details - anywhere the membrane itself is terminated or interrupted.

Our records also pinpoints improper installation of flashing as a source of leaks on torch-applied modified bitumen roofs. Inadequate head laps and backwater laps are another mod bit installation problem that can allow moisture infiltration. Water can get under the membrane if the field of roof is installed so that water flows against the lap. The consequences of backwater laps are leaks and blisters, which can also lead to roof failure. With cold-applied modified bitumen roofs, improper storage of materials can result in moisture infiltration built into the roofing system, and under-application of adhesive can result in poor lamination and roof leaks.

Leaks can result when single-ply membrane roofs are installed with poor seams. You’ve got to have good seams with single-ply, because if you don’t, you don’t have much. The membranes themselves will hold water. It’s vitally important on single-ply roofs to have the seams heat-welded properly.

2. Poor Installation and Unsatisfactory Workmanship
A faulty installation dramatically increases the likelihood of problems and reduces a roof system’s life expectancy. In fact, workmanship tends to be one of the most common problems or common reasons for problems that crop up at some point in the life of the roof. BUR system installation can be problematic if specific preparations are not taken. Torch-applied mod bit system performance can be compromised if crews do not relax the sheets prior to installation. Material preparation is also important to a quality installation. Sheets installed that have not relaxed or are installed when ambient conditions such as temperature are not right can result in wrinkles, leaks, fish mouths, contraction of sheets, or blisters.

 3. Lack of Maintenance

There are many reasons not to neglect the roof - including financial and business continuity reasons.
Being wise to problems can prevent their escalation. We find that a large problem in roofing is a lack of education on many levels. Specific levels of maintenance are required to prevent voiding the warranty. Perform routine inspections. Things like ponding water, vegetation growth, a piece of slipped base flashing, pitch pockets that haven’t been filled properly - these are obvious and routine issues that need to be proactively monitored. Addressing minor problems before they escalate maximizes roof life as well as minimizes headaches and expense. We corrected over 390 leaks that another roofer could not solve in 2013.

 

4. Ponding Water

Another common problem across all roof types is what we call ‘incidental ponding water.’ If water is moved off the roof, the roof has a really good chance of performing the way it should. During the design of a dead-level roof, slope should be added with tapered insulation or crickets. UV rays compounded by ponding water can have adverse effects on BUR and asphalt-based mod bit roofs. During installation of hot bituminous systems, be careful that improper mopping can produce voids in the membrane, block drains, and result in ponding water which deteriorates the roof.

But be cautioned, before roof repairs are hastily made, the source of the ponding water should be investigated. HVAC units without condensate drain lines could be the culprit. RAMCON always inspects thoroughly before making a repair to ensure we are solving the source, not reacting to just the symptoms.

 

5. Punctures and the Addition of Penetrations Post-Installation

For all owners, but especially those with single-ply systems, damage from foot traffic can be problematic. Punctures are something on high-traffic areas that can be a problem. One of the things we like to do at RAMCON is add walkway paths or extra sacrificial layers of membrane.

 

2013 records show that abuse of the finished roof as one of the nine most common problems plaguing single-ply systems, and heavy construction traffic can cause scrapes, cuts and punctures in the membrane. In addition to leaks, this can cause premature problems with the roof membrane and may void the warranty.

 

All roof systems’ performance is compromised when new equipment and penetrations are added to an existing roof, unless proper precautions are taken. When penetrations are added and deleted from a metal roof, the results can be disastrous…you are sometimes left with a compromise and a lot of caulking and sealants. Metal roofs move a lot. There is a lot of expansion and contraction, and if you are left to deal with caulking, you’re probably going to have problems.

 

6. Improper Repairs

Using materials that are not intended for application on specific roof types can result in permanent damage to the roof. One of the most common problems we saw with metal roofs in 2013 is improper repairs. Someone goes up with caulking and plastic roof cement and improper materials that are in no way intended for that purpose, and we were called afterwards to solve two problems. In fact, you can make a small problem worse through that improper repair. However, this problem isn’t exclusive to metal roofs. On a single-ply membrane, using asphalt materials (roofing cement) may actually damage the membrane itself and the wrong types of sealants on any roof are ineffective at best. RAMCON conducts all repairs in strict accordance with the manufacturer specifications.

 

7. Blistering

Blistering, ridging, splitting, and surface erosion are symptomatic with BUR, and can eventually lead to bigger problems. While blisters are not always worth fixing, one of significant size or in the seams of the system should be addressed. Inadequate attachment of hot bituminous roof systems due to asphalt heated to an improper temperature can cause blistering, along with the slipping of felts, and accelerated aging. Bad interply integrity and dry laps can also result in the appearance of blisters.

 Voids can be problematic in the application of torch-applied modified bitumen roofs. If the membrane is not torched properly, it will result in delamination, slippage, and blisters. Moisture and air trapped in modified bitumen roofs can vaporize, causing a blister.

 With cold-applied mod bit systems, the entire membrane should be installed in the same application. Our records show that consequences of improper sequencing of work as contamination and poor adhesion between the cap sheet and base ply: ultimately, blisters, delamination, leaks, and voids.

 

Ensuring a quality installation, providing the roof with consistent maintenance, and the early detection of problems through routine inspections can help maximize roof life. As the roof ages, the likelihood of problems increases. However, it is how these problems are addressed that will determine the fate and future of your roof system.