Roofing Trends: Protective 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.

Benchmark the Way to an Energy Efficient Facility

For many, the term “benchmarking” may conjure up images of nightmarish hours spent sifting through spreadsheets and data to fulfill another corporate fad. But in reality, benchmarking is critically important, offering the clearest road map for making energy efficiency improvements.

To be competitive in the commercial market, you need to know what the rest of the industry is doing. “If I have 70 buildings and I can’t benchmark the properties first and see where the opportunities are, it’s very difficult to know where to focus the capital and human resources,” says Padavano, whose company is responsible for 5 million square feet of space.

ENERGY STAR Portfolio Manager is a free web-based tool that allows facility executives to do just that. In fact, we have not found anything that comes close to the resources that EPA has built into the ENERGY STAR Program.

To use the tool, data such as facility size, energy use, occupancy and zip code are entered into the Portfolio Manager, which then produces a rating from 1 to 100. The rating shows how a building stacks up against similar buildings across the country, based on a national survey of buildings conducted by the Energy Information Administration. A score of 75 or better is required to earn the ENERGY STAR Label for Buildings. We tested this and found that if you have all of the needed information, the actual process can take less than 20 minutes. The challenge can be gathering the energy information, if you don’t have it readily available.

Using the Tool
There are several ways to ease data collection. Those who have large portfolios can use the “master account” feature to allow local staff to enter and update individual building information so facility executives can see results across the portfolio at a glance.

All of this makes it easier for facility executives to generate their ENERGY STAR ratings. But that number is really just the beginning. The focus shouldn’t just be on getting a label. Don’t be frustrated. A low rating may have the best opportunities for efficient building improvement and energy savings.

Savvy building owners and managers use the rating as a tool to make continuous improvement. If you get a 60, we can provide you with resources to set targets to find out how you can improve your energy performance.

How?
Operating strategies can have a big impact. We’ve seen buildings that have improved their score by 10 or 20 points by operating strategies alone, if not more. In a portfolio, ENERGY STAR offers value because it shows where the best performing buildings are. Once operational improvements are made (and verified by watching monthly or quarterly ENERGY STAR scores), it makes sense to work on low-cost upgrades first, followed by larger upgrades. For example, replacing the lighting with a more efficient system could reduce a building’s heat load.


The starting score provides an indication of how easy it will be to improve efficiency. Buildings with scores under 50 will respond well to just operational changes. Scores between 50 and 74 suggest buildings may require equipment upgrades as well as operational improvements. We’ve developed strategic partnerships to allow us to further assist you, providing energy saving solutions that allow you operate more efficiently and save thousands.

Lessons in Roof Maintenance

With today’s busy schedules, it is easy to forget some of the most important aspects of facility management. The roof is one of the building’s most valuable assets. Not only does it protect the building, but it also safeguards all of the vulnerable occupants and sensitive materials within the structure.

Roof maintenance is often abandoned or never planned in the first place. Since the roof is not something people notice every day, it can sometimes be neglected—until a leak occurs. And if a perforation in the roof is the cause of the leak, the repairs may end up being costly for the organization and inconvenient for building occupants.

In order to protect both interior and exterior assets, it is imperative for facility managers to set up a maintenance program that will keep the roof clean and at maximum performance. Maintenance programs can be a crucial factor in extending the life of the roof.

The Roof’s Condition
Many managers are responsible for multiple buildings; they cannot always visit every location. Not knowing what condition the roof is in can lead to problems in the future. But a good maintenance program will provide facility professionals with a clear picture of the condition of their roofs.

With a maintenance program in place, the facility manager can have a detailed report of the roof on at least a yearly basis. In some RAMCON programs, you’ll receive up to four roof reports per year. The type of facility, age and needs of the building dictate how many times per year the roof needs inspection.

The first thing the maintenance report should provide is a detailed description of the roof. This report should not only include specifics on the roof and rooftop equipment, but it will also have a computer aided drawing (CAD) of the rooftop and photos that highlight any areas of concern. Additionally, this update should include repairs that need immediate attention to keep the building watertight and recommendations for future work to extend the life of the roof. While it is being inspected, the roof should also be cleared of any debris, and the gutters should be swept to keep them working properly and routine maintenance tasks completed.

Having the roof inspected at least once a year gives the facility professional peace of mind that the assets protected by the roof will remain safeguarded. Upon receipt of the analysis report, you will have a clear picture of the status of your roofing system.

Implementing a roof maintenance plan also has benefits beyond keeping the roof in working order. If the roof is under warranty, there is likely a requirement for maintenance stated within the documentation.

Failure to service the roof could result in this coverage being voided. Implementing a roof maintenance program will ensure the roof remains covered under the manufacturer’s guarantee.

Choosing A MyRAMCON Star Plan
Facility professionals confer with RAMCON to discuss what type of plan is needed for the roofs they maintain. Your RAMCON representative will work with you to develop a customized solution for your specific system that meets both your needs and budget. The process is painless and simple - and, in the end, provides significant savings to the building owner. RAMCON’s Star Plan programs are proven to extend the life of your roofing system, reduce lifetime maintenance costs and save the owners thousands.

Stretching Roof Life

One of the most difficult problems facing facility executives is getting the most out of their facility’s roofs. Why all the trouble with roofs? Part of it is due to the environment in which roofs must function. They are exposed to wind, rain, snow, hail, sunshine and birds and other animals. They must withstand temperature swings from well below freezing to over 180 degrees. They serve as a platform for building mechanical systems that can vibrate, inducing stress failures in roofing components, and they must survive foot traffic from maintenance personnel and building occupants.

With the strain that roofs are routinely exposed to, combined with the expense of roof replacement, it is logical to think that roofs would be a focus of attention for facility executives. In some facilities they are, and those executives have found that by following a comprehensive program for managing roof assets, they can lower life-cycle costs for roofs while reducing the frequency of leaks and emergency repairs.

But not all roofs are managed. Less than half of building owners ever file a claim against their roof’s warranty even though most roofs experience some problems during the warranty period. And many of those who do file a claim have it voided because they have not been doing the tasks necessary to maintain the warranty.

The difference between these two groups is how they view the roof. The group of facility executives that are successful in lowering roof costs view the roof as an asset to be managed. The others view the roof as a maintenance expense, focusing on replacing rather than managing.

Roof asset management is a process that begins with a thorough understanding of the installed roofing system. This is best derived from a comprehensive roof inspection. Evaluation of the inspection report along with data from subsequent inspections is used to develop a schedule and budget for major roof repairs and replacements.

The Benefits
One of the most significant benefits of managing roofs as an asset is that doing so will extend the life of the roof. While it will take money to perform the tasks required, asset management programs will result in roofs that typically last 25% to 50% longer. In some cases, they can even double the service life of a roof. The cost of setting up and operating the roof asset management program is typically recovered if the roof life is extended by only one year. Extended service lives beyond that first year will greatly reduce the life-cycle cost of the facility’s roof inventory.

Roof asset management also reduces roof maintenance costs. One of the reasons why maintenance costs for roofs are so high is that they often are performed on an emergency basis. When a leak or other problem with the roof occurs, it typically happens when the weather is less than ideal. Roof maintenance personnel are called in, sometimes on an emergency basis, and temporary repairs are made. Later, when conditions allow, they return and make the permanent repairs. Not only have there been two service calls, but damage to the roof, and possibly the building’s interior, has taken place.

A roof asset management program will not eliminate all emergency repairs, but it will reduce their frequency. And by identifying problems and taking action to correct them before they develop into leaks, the program will reduce damage to the roof and the building.

Another benefit of the program is better allocation of funds for roof repair and replacement. Many roofs are replaced before it is necessary to do so. Recurring leaks, surface deterioration, storm and wind damage combine to make facility executives think that it is necessary to replace a roof when routine maintenance and repair will extend the life of the roof. By implementing an asset management program, facility executives will have the information to determine if relatively minor repairs will correct the problem or if the roof is approaching the end of its life and requires replacement.

Realistic Budgets
Roof asset management programs allow managers to budget for roof replacement on a basis of need, not crisis. Replacement funds are usually used on the roof that is believed to be in the worst condition at the moment, but by establishing the condition of all roofs in all facilities, executives can set priorities based on real — not perceived — needs.

A major complaint from facility executives is that roof warranties are complicated and sometimes misleading. While it is true that it is difficult to process warranty claims with some installers, many denials of warranty claims are a result of the owner failing to conduct inspections and perform routine maintenance tasks required by the warranty.

Staying on Top
Treating roofs as assets will provide financial and performance returns for those willing to make the investment. But roof asset management is not a collect-and-forget system. It is a process. To be effective, keep up with the collecting, assessing and updating of data. The time and effort are well worth it.

Assessing and Repairing Roof Leaks and Damage

In a time of economic uncertainty, replacing a roof is not always a viable option, regardless of the number of leaks, because often the money is just not there. Still, water intrusion must be stopped and the interior of the building must be protected. Repairing the roof becomes an attractive alternative to re-covering or replacing the existing system. But there are some things to think about before trying to repair the roof.

One approach that is often taken is to call RAMCON to come and fix the leaks. This is certainly effective. However, sometimes the problem is that repairs are just not enough or may be the wrong approach entirely.

The first step should be to find out what you’ve got. If you have a warranty, the warranty will tell you who the manufacturer is and what kind of roof system is installed. If you don’t have a warranty or you can’t find it and you do not already know what kind of roof you have, RAMCON will show you. We’ll determine the roof assembly, approximate age and condition of the roof.

If the roof can be repaired, we’ll provide a exact costs to fix the existing problem and get you taken care of. Like always, we warranty all the work we perform for one year. However, there are times that additional repairs are not justified, and often may cause more harm than good. If this is the case, we work with you to provide the accurate costs for recovery or replacement.

It is essential to ensure that leaks are really coming from the roof. Not all leaks come from the roof membrane. They can be a result of problems with parapet walls, windows, rooftop mechanical units, plumbing or other sources that disguise themselves as roof leaks. Once these have all been eliminated as the source of leaks, the rest of the roof is subject to leak investigation. In general, most leaks occur at penetration and base flashings rather than the field of the roof. Look for cracks, scrapes, blisters, punctures or cuts in the membrane. Check seams to be sure they are adhered and watertight. Check for erosion of the membrane, especially around drains and downspouts. Once the probable leak locations are identified, a certified RAMCON technician can make a permanent repair to protect the system.

Hurricane-Proof Your Roof

The way we protect our building from the weather depends on where it is located. Here is Florida, our eyes are focused on the ocean. With the 2010 Hurricane Season now in full swing, and the impact of Hurricanes Ivan, Andrew, Katrina and Rita are not easily forgotten.

Walt Rossiter, of the National Hurricane Center, describes a school building he investigated in southern Florida following hurricane Andrew. “The school was of masonry construction and built like a fortress,” he said. “It was built around an interior courtyard, and most of the building’s windows faced this courtyard — there were very few on the exterior walls. But the roof ended up in the parking lot. I believe that, if the roof had stayed on the building, the school would have passed the storm largely unscathed.” Rossiter’s story highlights a crucial fact about roofing performance during big storms: A roof system’s ability to withstand gale-force winds often determines how well the rest of the facility survives.

What Can Go Wrong?
Imagine a hurricane has hit and now the facility’s roof is in the parking lot. What caused it to fail? Typically, there is no quick answer. There are as many ways for roofs to fail as there are roofing systems. But when roofing systems fail, they usually do so at areas most susceptible to uplift: the perimeter, corners, along seams, and at rooftop accessories, such as vents, satellite dishes, or A/C units. Rossiter says that weak areas of attachment are the leading cause of roof damage. “Recently, a high wind event we investigated revealed damage and failure due to a gutter edge,” he says. “The gutter and components above it were blown back onto the roof along with four feet of roofing at the edge.” Even though the gutter was attached properly to the wood blocking, the blocking attached to the structure itself had failed. Further investigation revealed that the blocking had been attached at spacing greater than 12 inches using nails. “The blocking was most likely installed by another trade and not confirmed to be attached to meet the same uplift resistance as the roof, roof edge and gutter,” Rossiter says. The good news for the affected facility was that a perimeter attachment strip of the roofing system stopped the wind damage from migrating further than four feet from the gutter edge.

If A Hurricane Hits
The perfect storm is coming and you did not get a roof inspection or prepare. Now what? “You pray,” says Rossiter. All joking aside, a roof should be adequately secured well ahead of a hurricane’s arrival. Nevertheless, some last-minute checks should be made on the rooftop. Act before hurricane season, because vital resources often become scarce. Also before hurricane season, call RAMCON to get a roof inspection. They provide a detailed inspection and report that covers all the bases. Roof defects should be repaired, and all rooftop equipment should be reviewed to ensure there are no loose parts. Make sure that the equipment is functioning properly and well attached to the structure. In particular, you should physically check equipment screens, access doors, exhaust fans and roof drainage components. Make sure that removable panels are tightly secured to equipment. Clear paths and drainage so as not to impede water flow. Loose or compromised material should be taken off the roof. As much as possible, you should review the area surrounding the building. If you see a dead tree limb or a loose sign near your roof or on a neighboring building, remove those windblown hazards before the storm season approaches.

Taking corrective action now can reduce a facility’s susceptibility to storms — and protect the roofing system when a hurricane arrives.

Roof and Hurricane Preparedness

With hurricane season coming into full swing at the end of the month, most facility managers and building owners in Florida have one eye on the news hoping that another 2004 hurricane season is not upon us.

Rather than wait until a storm is on the radar and there is little to no time to prepare, now is the perfect time for managers to think about their roofs. A study from The Roofing Industry Committee on Weather Issues (RICOWI) and information released by the Asphalt Roofing Manufacturers Association (ARMA) examine the weaknesses in roofs during hurricane conditions and outline the necessary steps to prevent severe damage in the future.

The Causes Of Roof Failure
Installation practices are often the reason that roofs do not perform. The RICOWI study examined roofs after the 2004 season, which included the destructive hurricanes Charley and Ivan. Its findings revealed the defects in installation. “Failure of roofing systems resulted from vulnerability at the perimeter and punctures and tears from debris,” says David Roodvoets, wind event coordinator for Houston, TX-based RICOWI. “The attachment to the deck could not resist the loads created when the perimeter securement failed, which led to progressive loss of membrane coverage.”

The study found that roofs designed after 1992’s devastating Hurricane Andrew performed well unless there were installation problems. These include internal pressurization from openings (typically created by failed accessories); perimeter detachment; and corrosion issues. As Andre Desjarlais, member of the RICOWI team, clarifies, “If you can’t hold the edge down, no matter what kind of roof you have, the whole thing is going to come down. The issue of fastener corrosion was seen over and over again.” When high speed winds entered buildings through these spaces, roofs were compromised.

Preparation For 2010
Careful installation practices can make a significant difference in a roof’s hurricane preparedness. According to the RICOWI study, nearly 95% of roof failures were caused by poor workmanship and substituted materials. We’ve seen, on occasion, nails from local hardware stores were used in place of proper fasteners. The question you should ask yourself now is this: “Is my roofing system prepared for a hurricane?

The Good News
If you’re unsure or have doubts, you really should call RAMCON to come and perform a comprehensive inspection. We offer free inspections and reviews for all our clients and will provide you documentation about that status of your system. We’ll help you document a dry roofing system which will aid you with your insurance company should a roof become damaged during a storm.
Our technicians will review the roof assembly, assure that all the rooftop units are secured and there are no weak spots in the system. We’ll identify missing fasteners, voids and punctures and much more so you can know your system is ready.