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.

 

 

Your Roof's Best Friend

Preventative Maintenance

There is no better friend to your roof than good, quality and proactive roof care. 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 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 a cost efficient program to eliminate these problems.

 

Pre and Post-Storm Inspections

Extreme weather in Florida is a constant 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 areas. 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 manufacturers specifications to maintain complete warranty coverage.

 

 

Preparing To Move Forward On Your Roofing Budget

For most building owners and managers, the cost for roof replacement projects are accounted for as capital expenditures. Roof retrofit (recover) and major repair/restoration projects sometimes fall into this category as well. Costs for yearly preventive maintenance and minor repairs are typically expensed during the course of the business year.

Planning and large expenditure budgeting are critical elements of the long-term, successful management and operation of most large businesses. Accurately identifying required large expenditures in advance allows top management to factor them into the overall business plan during the planning period. Budgeting for the next business year is predominant.

It is also crucial that the expenditure amount be identified with a good level of accuracy. While slightly or moderately over-budgeting the cost of a project is generally accepted (even sometimes valued) by top management, a higher projected cost may compromise the project/budget approval. Alternatively, with the costs of roofing materials these days, under-budgeting a project’s cost can result in serious repercussions upon the project initiator, especially after the budget has been approved.

During our decades in the roofing industry, we have encountered numerous situations where the budget amounts for roof replacement projects were discovered to be inadequate. In literally every case, this was caused by not accurately understanding the existing conditions and/or inadequate design to meet the real project requirements.

 

Common Mistakes Made in Identifying Roof Replacement Costs

1. By far, the most common mistake made is not identifying the existing roof system/building components and the condition/function of each. This includes:

• What is the existing roof assembly make-up? How are the components attached to themselves and the deck?

• What is the condition of and thermal resistance (R-Value) of the insulation components?

• Can this roof really be effectively recovered with another roof system?

• What type of roof deck exists and what is its condition?

• Does the deck provide structural slope or is slope/drainage presently provided/enhanced by tapered insulation?

2. Another very common mistake is not identifying non related roof work that needs to be (or should be) accomplished before or during the roofing installation.

• Are there obsolete roof fixtures/equipment that would best be removed and deck openings closed?

• Is there roof equipment that need to be raised or remounted on new supports to allow effective flashing height and/or methods for Florida’s new code requirements?

• Are there older pieces of roof- mounted equipment that really should be replaced at this time?

• Are there deteriorated, associated adjacent surfaces allowing water infiltration and in need of repair prior to or in conjunction with the roof replacement work?

3. It’s been our opinion that many other roofing contractors pay little attention to following the various building codes when talking to building owners about their roofs. Building Codes are "the law of the land" and an owner risks incurring penalties if they are not followed during almost any type of construction or reconstruction project. Further, many buildings are insured by companies which have specific rigid requirements that must be followed by their insured’s to avoid cancellation or at minimum, higher premiums. Discovering code provisions or insurance mandated requirements that were not identified or factored in, after the project budget has been set, can become a real problem.

• RAMCON Project Managers always identify and investigate the applicable Building Code(s) which apply.

• RAMCON Project Managers pay special attention to all energy conservation codes that have been adopted. A project budget could be significantly impacted by the additional cost of increased insulation along with the associated costs of work required due to an increased roof assembly thickness.

When you get ready to move forward on your roofing projects per your budgeting, make sure you take into consideration all of the factors that could potential increase your costs significantly. If you have any doubts, RAMCON team members can assist you in ensuring you’re roofing budgets are right, that you are on track to meet the required Florida Building Codes and that there are no ‘unforeseen conditions’ lurking before you. Never forget, proper planning prevents poor performance and your team at RAMCON is here to assist you.

 

The Importance of Roof Maintenance

The number one cause of premature roof failure is neglect of routine maintenance. Water entering the building damages not only the roof, but what’s inside. Even a small hole can let a large amount of water into a roofing system, damaging interiors, merchandise, equipment, not to mention the work environment and business productivity.

Roof replacements are traditionally one of the most costly investments that a building owner can make. At RAMCON, we focus on the continued maintenance of roofing assets and not just roof replacements. Our philosophy is to assist building owners in the maintenance and upkeep of their existing roofing assets with the intention of extending the service life of the roof assembly as long as it is a fiscally sound decision to do so.

We work with building owners and managers through various services to help you control costs. These managed services include roof maintenance

plans, annual infrared scans of the roof assembly, coating applications when necessary and other services that allow a building owner to manage their roofs and the costs associated with maintaining them. We know that if a roof is properly maintained, it can yield a far more valuable life than if its unmanaged and left to deteriorate.

Roof Maintenance Pays Off

Roofing industry experts say that a building owner who budgets only 5 cents per square foot per year, can avoid losing three times that much per square foot each year. Add it up for a typical owner/manager, that’s easily tens of thousands of dollars each year in cost savings.

"The decision not to employ an aggressive roof maintenance program is costing owners between $.010 and $0.15 per sq. ft., per year." - Dennis Firman, after managing 600 million sq. ft. of roof as maintenance chief for the U.S. Air Force.

Our comprehensive, cost efficient maintenance programs, such as our Star Program, are designed to help you get the most out of your investment. Call us today at (813) 663-9667 and discuss your needs today.

Here at RAMCON, we’ve created three levels of comprehensive, cost efficient maintenance programs. Tailored to your specific facility, your investment in preventative maintenance is designed to award a fast payback, extend the service life of your roofing system and drastically reduce/eliminate roof expenses.

Preventative Maintenance conducted by RAMCON is so effective that some manufacturers will extend your warranty 25% completely free (example: a 20 year warranty becomes 25 years). Give us a call and we’ll perform a free preventative maintenance inspection, create projected service life extensions and savings analysis and a put together a customized plan that works for your needs and budget.

Making Your Roofs Last Longer

One of the most difficult problems facing building owners and managers 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, animals, and a variety of other factors ranging from foot traffic to drastic temperature changes.

With the strain that roofs are routinely exposed to it is logical to think that roofs would be a focus of attention for facility executives. In some facilities they are 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 from RAMCON. 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. We’ll do this for you at no cost.

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.

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. You call a roofer to solve your problem, and sometimes temporary repairs are made. Later 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 may 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. By implementing an asset management program, you 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. It’s all about having the facts to
make correct decisions.

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 building managers is that roof warranties are complicated and misleading. While it is true that it can be difficult to process warranty claims with some installers, you won't have this problem with RAMCON. We have very close relationships with practically every manufacturer in the industry. Whether RAMCON installed your roof or not, we can maintain it through your existing warranty at no additional cost to you.

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 a process. To be effective, keep up with collecting, assessing and updating of data. The time and effort are well worth it and RAMCON is here to assist along the entire process

RAMCON Collects Toys For Tots

Tis the season for giving! While the hustle and bustle of the holiday season is rapidly approaching, it is important that we remember those who are less fortunate then us. Once again this year, RAMCON management and staff are happy to give back. RAMCON will take part in the annual Toys for Tots Program by collecting new and unwrapped toys and books.

On Christmas morning, millions of children will wake up across the nation excited to see what Santa has brought for them. But the saddening truth is that many children will wake up on Christmas morning and their wishes will not be met. Help us change Christmas morning back into the whimsical haze of happiness and joy we remember. Together, through Toys for Tots, we can put a smile on a child’s face.

“Toys for Tots began back in 1947 when Major Bill Hendricks and a group of Marine Reservists in Los Angels collected and distributes in excess of 5,000 toys to struggling children. In fact, 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 a local organization to donate at Christmas. To Bill’s surprise, no such agency existed, so Bill and Diane created one. In 1948 the program expanded it into a nationwide campaign. Now, some 65 years later, the initial objective and mission of the program remains.”

Join RAMCON in collecting new and unwrapped toys by dropping them off at our main facility in Tampa – 5902 Breckenridge Pkwy. Tampa, FL 33610 – or give us a call and we’ll pick them up.
For each toy donated, you’ll be entered for a chance to win a complimentary one year Bronze Star Preventative Maintenance package. For more information on Toys For Tots, please visit www.ToysForTots.org.