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CH3-07-1 Roof
.; ~ N 3 -°~~' Guarantee Services Low Slope Southwest, Central, ~~ Western Regions Guarantee Services Teem Questions and Service: October 19, 2009 Fax: 973.628-ai6s Guarantee Serv~ee Supv. Michael Ruck EDS Builders, I11C. technical Questions Technical Department 404A Saint Croix Trail North Lakeland, MN 55043 RE: Columbia Heights Public Safety Center Dalco Job#4307-08 825 41st Avenue NE Columbia Heights, MN 55421 Quick R rence 1 800-766-3411 Option 2 973-628-4186 1 800-766-3411 Option 1 Enclosed is the manufacturer's twenty (20) year warranty's for the roofing project referenced above. Information from GAF about maintenance and warranty guidelines is also included, as well as a Roof Record Log to keep track of annual roof inspections and warranty stickers to be posted at roof access points. Thank you for your business and we look forward to the opportunity to continue to work with you. incerely, ~Z Shonda Hooks Office Manager Enclosures 15525 32nd Avenue North • Plymouth, Minnesota 55447.1-866-99 DALCO • (763-559-0222) • FAX (763) 559-3783 • vvww.dalcoroofing.com WHERE EXPERIENCE COUNTS - Slnce 1945 :, ry ~~ ,. ~ • ' ~ • • • ~ • ~ - ~ - • Tf1:ls Roofing system Maintained ~By: `~ ~~J Please Call Us Immediately If: Here's Why: 1) libu have a roof leak-reganiless of cause Prevent the potential for more severe damage, 2) llbu're doing rooftop wor'k1nC luding moving equipment or any installs- possible health risks (including toxic molds), lions (including vents and lights) that penetrate or could create surface and voiding the GAFMaterials Corporation . damage or exposure to wntaminants. As a service to the property roof system protection. Alternate call owner, we will take direct responsibility to contact GAFMaterials option:l~6u can call GAFGuarentee Corporation to assure that the guarantee remains in effect. Services at 1-800-ROOF-411 , Be Careful! . • Foot TEaffic? Be sure to use walkways to • avoid damaging the roofing membrane • Wet? Roof may be slippery ~ • Questions? Callus? Thanksl GAFMC se Il/~I1L' ~.~ ~:~ 1~ - ~___ zE .~ __ ~~;~ y~ ham'. ~~ /' ~iri ~1y~~1K! • "perform Annual Inspections & Maintenance On Your Roof - • And GAF Will Ea~tend Your Guarantee by 25%...FREE!" Extend Your Coverage 25°/° With The GAF Well Roof"'Advantage... Every reputable roofing, architectural, and construction organization agrees: 'fhe bust uvay to cxtcnd the life of your roof is to Ixrform regular inspection anti maintenance. GAF agrees! We're so certain that regular inspection and maintenance will cxtcnd the life of your roof, we're ol•fcring the Well Roof" Advantage-a 25% extension of your GAF Diamond Pledge NDL Guarantee-FREE-when you perform regular inspection's and maintenance, How Does The Well Roof""Advantage Work*? 1 • Install Yeur R001,.. Have your new roof installed by a GAP Mactcr Select or Master Roofing Contractor, and include a GAF Uirrmond Pledge" NDL Guarantee. (Note: Any GAF root installed within the last two years that included a Diamond Pledge' guarantee is also eligible.) Step 2 • Netlfy US... At any time during the f first two years of your guarantee, let us know that you would like to participate in the Well Roof"Advantage Program [an easy sign-up form is on the back of this brochure). Step 3 • We'll Remind You... Retort your annual maintenance inspections arc due, we'll send you a reminder letter with all o1'the information you'll need to schedule your inspection. Step 4 • Inspect... I-lave your Mactcr Select (or Mactcr) Conu<tctar perform annual inspections in accordance with GAF's published maintenance program. Sfep 5 • Repair... Have your Master Select' (or Master) Contractor carry out any necessary maintenance." Step 6 • Document,.. Annually, send a copy of the roof inspection form and maintenance documentation from your Mactcr Select (or Mactcr) Contractor, along with a minimum of six photos showing the condition of the roof and critical details to GAI~ starting on the second anniversary of the completion of the roofing system as noted on the Diamond Pledge Guarantee. '.yule: lie sort io ieriew your well Roor"' Advxmagt Ui;munid Pledge'' Addendum ^ forcnmpltludeiuilsaudreyuiremtnls ~ SELECT" W MASTER How You Benefit.. ijl, I:. , I, ~ ~ II~ I t 1 i i~~~j I ,i. r `~ 110 ~'/2 ~2 ~"; years more years year:: 12 3 1~1 years more years yi'~!~ 15 33/4 ~~ ~~~ yoars mare years yoars 20 5 2: years more years rrt~ars 25 6'/4 ~1~~'~~. years mare years years ~® TM ,~ e ~oRPOAa~AON A D V A N T A G E J • "Most ra~f guarantees staxe what the penalty can be, for not irzs~tituting a roc f maintenance program, We tell our customers when we iss~~e a GAF guarantee what the reward is." Richard Pieros Pieros Construction Co., Inc., Somerville, NJ "Regular inspections can prevent costly problems; the Well Roof ~~" Advantage program provides our customers the extra protection. they neeCl t0 pYeVent,~lftlfre problenlb' before tl2ey happen." Doug Miller Baker Roofing, Raleigh, NC Regular Roof Inspection And Maintenance Are Recommended By. -BOMA -The Roof Consultants Institute - Center ForThc Advancement Of Rasing Excellence -Single Ply Roofing Institute -Asphalt Rc'~ofing Manufacturers Assoc. -National Rooting Contractors Assoc. - Michvest Roofing Contractors Assoc. -Florida Roofing, Sheet Metal, & AIC Contr. Assoc. - Noithcust Rooting Contractors Assoc. ...and many, many others! GAF's Exclusive 40+ Point Inspection And Maintenance Program... / Helps Prevent Problems...Beforethcy happen / Helps Avoid Issues...With your guarantee coverage / Unipue Benefit...Only available through your GAF factory-certified contractor; inspection includes: Exterior Walls Interior Roof Deck Ceilings ~ Check for leaks, stain ing, missing mortar Roof Edges ~;~ ^` ~ -~ ~, ~ -~ 'I Check for signs of leaks or deterioration Imerior Walls "I Check for deterioration 7 Check for signs o1 leaks Expansion Joints "1 Check far signs of excessive movement, leaks, or deterioration Metal "1 Check attachment; paint any msted metal; re-caulk as necessary Field Of Roof Other 7 Redistribute ballast; note ~ Fill all pitch pans, damageldeficiencies; inspect pipe boots inspect coating Drainage Systems "1 Clear all gutters, down spouts, scuppers; clean out drains; check strain ers and clamping rings HVAC Units "I Check ductwork, hous- ings, lines, pipes, sheet metal cabinets, gaskets, and equipment baseltie•m "1 Check far signs o1 leaks FascialCoping "1 Check for leaks, staining, missing m^a~r Penetrations Base Flashings "] Check attachment, check counter flashings; inspect for signs of movement Issues "1 Check for oil deposits, ~ Does roof need cleaning? surface contamination, Are there tralfic patterns soft areas, vandalism, or are walkway pads ponding water needed? Please Sign Me Up-I Want A FREE 25% Extension Of My GAF Diamond Pledge'" Guarantee! rn~e~'s No Obligatlonl) phone: Call 1-800-766-3411, option 2, to sign up ~~ mail/fax: Fill out the form below and fax to 973-628-3356, OR email to guaranteeservices~gaf.com OR mail to: GAF Materials Corp./Guarantee Services, 1361 Alps Road, Bldg. 11/1, Wayne, NJ 07470, USA (please print all information below) Name Building Address Diamond Pledge"" Guarantee # Which GAF Master Select'TM (or Master) contractor will perform inspections? Owner's Signature Date (Remember, there's no risk: Even if you sign up for the Well Roof'" Advantage and fai/to send in your required inspection paperwork and photographs, your original Diamond Pledge"' guarantee coverage remains in effect!) •m mmmmm mmmmmmmmmmmmmmmmmmmm mmmmmmemmmmmmmme~mmmmmmmmmmmmmmmmmmmmmmm mmmmmmmmmm WELL ROOF ADVANTAGE "Your Best and Safest Choice!" Dlamond PledgeTM' Guarantee Number:. G006-00009831 DIAMOND PLEDGETM GUARANTEE • 25% TERM EXTENSION - NO CHARGE ADDENDUM WELL ROOF"" ADVANTAGE GAF Materials Corporation guarantees to you, the original or first subsequent owner of the building described in the above-referenced Diamond Pledge*"' Guarantee, that GAF will extend this Dlamond Pledger"" Guarantee for a term equal to 25% of the original guarantee length when you have your roof inspected and maintained as described below. REQUIREMENTS 1. Perbrm Annual Inspection and Maintenance... by a Master SelectT"" or Master Roofing Contractor In accordance with GAF's 40+ Point Inspection and Maintenance Program. Copies are available by contacting the Guarantee Service Department at guaranteeservices®gaf.com or by calling (800) 766-3411. 2. Submit DosumeMatlon Annually... copies of roof inspection/maintenance documents and accompanying photographs (a minimum of six photos showing the condition of the roof and critical details) within 60 days of the second anniversary date of the completion of the roofing system (found on the Diamond Pledger"' Guarantee). The first Well Roofr"" Inspection must be made between 18-24 months following completion. Send to: Guarantee Services Department by email to guaranteeservices~gaf.com or by U.S. mail to 1361 Alps Road, Building 11-1, Wayne, NJ 07470 Note: Your roofing contractor is not an agent of GAF and is not responsible for submitting documentation to GAF. If the first subsequent owner sells the building, orrf documentation is not submitted to GAF in a timely manner, the guarantee length automatically reverts back to the original term. All of the terms and conditions of your Diamond PledgeTM guarantee remain in full force and effect except as specifically modified by this Well Roofr"" Advantage Addendum. This Addendum becomes effective ony after it is signed by an authorized Guarantee Services Manager. Signature: ~~RPO N Quality You Can Trust Since 18816...from North America's Largest Roofing Manufacturer ®2008 GAF Materials Corporation 12/08 Building Name City, State/Province, Zip/P.C. Phone #_ COMGN7 e3 173275-1208 Date: We ADVANTAGE ~ ~. ~e GAFMAf13ilALs coRPORAnoN No. G2009.00000823 II~IAMOND PLEDGE~`ROOF GUARANTEE OWNER: CITY ~ COWMBIA HEIGHTS PERIOD OF COVERAGE: ~ YEARS NAME AND TYPE OF 6uILDING: COWMBIA HEKiHTS PUBLIC SAFETY CTR. AREAS AB:B ~~ OFBUILDINGc ti26 41ST AVENUE NORTHEAST, COLUMBUI HEIONiS, MN 56421 8PECIFICATIO~L• 1946 AREA OF ROOF: ~'~ SQUARES TYPE OF FLA$HNG: 2XMM LENGTH OF FLASHING: 1'~ LINEAL FEET APPLIED tdY: DALCO ROOFlNG 5 SHEET METAL, INC. / PLYMOUTH, MN ~~ ~ COAAPLETIDH: ~ EXPIRATION DATE THE GUARANTEE GAF MATERIALS CORPORATION ('GAFMC') uarentees myou the original owner of the building desaibed above, that GAFMC will repair leaks through the GAFMC roofing membrane, (quid applied TO~COA7' membrane or coatinngg base flashing, high wall wffierproofing fleshing, insulation, expansbn Int covers and preflashed accessories (the 'GAFMC Roofing Materlefs~ resulting from the causes listed below while this guarantee le in Soaps Of~~ Lealte Canoed b'ye 8. Splits not caused by structural (allure or movement of or cracks 1. Nffiurel deteriora~flon of the GAFMC Roofing Materials in substrate roof base or non-GAFMC insulation over which the 2. BIIffiers GAFMC Roofing Materials are applied 3. Bare Spots 7. Buckles and wrinkles 4. Fleh-mouths 8. Workmanship in appying the GAFMC Roofing Materials 5. Rklges ~ 9. Slippage of membrane or base flashing There is no dollar Ilmh on covered re airs. Leaks loused b~ any materials other than those listed above, such as the roof deck, non-GAFMC Insulation, or arty other materials used in the construction of the roof system, are not covered. GUARANTEE PERIOD This guarantee ends as of the date listed above. Note: Some systems require the use of specialized accessories in the roofing system. Where Lexsuw or uncoated Mcurb fleshings are used, they are covered by this guarartee oNy for the first ten years. EIJIISNA'i+OR' ADVANTAGE In addition >b the repair of leaks as detailed above, fl a StrateNent' Eliminator'" perforated venting base sheet ~ installed di ~Iy over Isocyanurate Insulatbn, GAFMC will also make repairs to eliminate blisters that oxur between the StrataveM' Eliminator" preerforated venting base sheet and the Isocyanurete Insulation even if these blistere do not result in leaks. OWNER'S RESPONS1911JTIES In the event of a leak throw h the GAFMC Roofingg Materials, you must notiN the GAFMC Guarantee SeMces, 1361 Alps Road, Bkig. 11-1 ne New Jersey 0747~in writing about the leak within 30 days after I'ts discarery or GAFMC will have rro sponsRNlity for-a~~ repalre. Nb~rOfE:ngthe roofing contraagctor is NOT an agent of GAFMC; noUoe to 11ta roollrg oorNraobor Is NOrT rerrolicst tp iflAFMC. w~itltin 30 d~ ofGrece~ean~rnrotce~tcroft.~ aMC~~ga6onaoost ofceS500. This Guarantee willca~ncelledrerf y u failtto epaiycethi sk~st You muffi perkrrm regular inspedlons and maintenance and keep records of th~ work. Arty equipment or material that Irnp~d~ any inspection must be removed at your expense so that GAFMC can perform inspectbns. Ybu must make repairs to the bulkling orroof com- ponents not covered under the guarentee that are identlfled by GAFMC dunngg an Inspection as necessary to presence the integrity of the GAFMC Roofingg Materials. This guarentee will be cancelled or suspended iFyou tail to do so In a timely manner. Ybu may make femporery repairs to minimize damage to the building or its kxlydeMS in an emergency, ffi your sole expense. These da age to the GAFMC R ofingl Ma~riantls a gce~ce ~ ~ ~ they are reasonable and kxistomery and do not resuR m permanent EXCLUSION8 FROIA OOVERAGE This Guarantee does NOT tx>ver leaks caused by the following or conditions other than leaks: 1. Lade of roof maintenance. 4. Traffic of arty naWro on the roof. 2. Unusual weather conditions or natural disasters Including but not limited to, windstorms, hall, floods, hurricanes, lightning, tornados, and earthqualres. 3. Damage to the roof constructed of the GAFMC Roofing Materials due to: (a) movement or creddng of the roof deck or building; (b) Improroppeer rnetallatbn or failure o7 arry non-GAFMC insulation or materials• (c) Infiflretlon or condensation of moisture through, or around the walls, copings, building structure or surroundinngg materials except where wall waterproofing coatings are inatsfled, leaks are covered (kJ) diemical attadk on the membrane, including but not limited to, ore to resse or oil; or (e) the failure of wood nailere to remain attactlerfto the strudure. 5. Changes in the use of the building unless approved in writing In advance by GAFMC. 8. Conditions that prevent positlve dreinage or resuR from pending wa~tyer. 7. AMrate~ aver tl~ie~oocef~iscecomp~letedunl~a aPPrwad by GA~FId~ in wrung pi advance. 8. Any condition (e.g., base flashing height or lack of counterflashing) that is not in accordance with GAFMC's Apples ~ a~n~Spe ~ g ns Manual unless specifically No representative, employee or agent of GAFMC has the authority to assume any additlonal liability or responsibility for GAFMC unle~ approved m wring by an authorized Contractor Services Manager. GAFMC shall not be responsible for or I for or amendment to Ble GAFMC roof apeciflcatbns in regani to the construction of the roof descried above unless the ch ~e and r amendment to the ctilceflons is m writlng by an authorised GAFMC Contractor Services Manager. NOTE: Any inspecborrs made ~nd~'itio~rreCof tltis g~rdaae surface lrispectlon ony, are for GAFMC's sde benefit, and do not constldne a waiver of arty of the terms and ASSIGNABILITY Ybu may assign this guarentee to a subsequent owner of this building for the remaining term ony if: 1) the request is in wrung within 60 after ownerehip transfer; 2) you make any repairs to the GAFMC Rooflng Materials or other roofing or building componerris fllat are Identlfled by GAFMC attar an inspection as necessary to preserve the integrity of the GAFMC Roofing Materials; and 3) you pay an asaignmenf fee of x500. This Guarantee is NOT othervnse assignable by contract or operation of law, either directly or indirectly or 1 ffi MC, whether arr~ryy claim aaggainffi it Is based upon neeggl'irgge~rice, breach of guarentee or arty other theory: In NO event shall GAFM be liable for any CONSEQUENTfAL OR INCIDENTAL DAMA~iE3 of arty kind, Including, but not limited to Interior or exterior damages and/or mold groMrtl~. The pparties agree that, as a condtilon precedent to iltigation. airy controversy or claim relffiInngg to this Guarentee shall be First submflted to medlatfon before a mutually acceptable mediator. In the event (fiat medietbn is unsuoceasfW, the parties ree that neither one will commence or roaecute any lawsuit or proceeding other than before the~late state or federal court in the~tate of New Jersey This Gtxxrsents mstheljuerisdidbm amend vanu ~o the above 'thidaritlfle~d tmu ~ to Principles of coMNcts of k+ws. Each party irtavocably NdTL: This Guarantee becomes effediva on when all bills for Inataflation and supplies have been paid th toll to the roofing contractor and ma rials suppliers and the Guarantee charge has been paid to GAF Mdtenals forporation. This uarentee is 3 pllcable ony in the U.S.A. and must have a relse~ seal affixed fo be valid. 00009 GAF Meterinla CorForatlon • 3AXi GAF MATItAAI.f COIMOtiA710N fast ALPS lULONO 71-0 wAYil, !Y ~,. ~ ~~ /`'e'~'~ 10/05/2009 w,onsa aPrw o.r COMTS5e7 Cs'IIQfYiAt88 .S'eTV%Ce8 "Quality You Can Trust Since 1886... 1361 Alps Road From North America's Largest Roofing Manufacturer" Building ll-2 ~+ Wayne, Nl 07470 (800) 766-3471, Option ~2 October 5, 2009 CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE NORTHEAST COLUMBIA HEIGHTS, MN 55421-3878 Re: COLUMBIA HEIGHTS PUBLIC SAFETY CTR. AREAS A&B 825 41ST AVENUE NORTHEAST COLUMBIA HEIGHTS, MN 55421 Guarantee #: G2009-00000823 Dear DOC SMITH: Thank you for choosing a GAF Materials Corporation GAFGLAS DIAMOND PLEDGE 20 Year Guarantee for your roofing system. We believe that you've made the best and safest choice to protect your property for years to come. We've enclosed the following items in this package: o Your Guarantee -please keep this In your files. You'll need It In the unlikely event that there Is a problem with your roof, or If you should sell the property. v Well RoofTM Advantage Information Sheet - we can help you extend your Diamond Pledge Guarantee wverage length for an additional 2596 at no charge! This sheet glues you a qulok explanation~of~the Well Roof program, requirements, and benefits. Contact us for more details! v Roofing Solutions Reference Manual -explains the Importance of regular roof maintenance, and can help you get started on setting up a roof maintenance program. Remember, regular inspections and maintenance are a requirement of any roofing system guarantee. After you've had a chance to read the manual, we suggest that you set up a time to discuss a maintenance program with Dalco Roofing & Sheet Metal, Inc., the GAF Master Select Commercial Roofing Contractor that Installed your new roofing system. v Scheduled Maintenance Checklists Booklet -provides you with suggested Inspection checklists that you and your wntractor can use for the Ilf'e of your guarentee -and beyond. v Stop Sign -attach this sign to the main point of entry to your roof system. It helps remind other trades that may need to access the roof about the Importance of being careful with your Investment. Your contractor can provide you with more If needed. Remember, if you ever have any questions or concerns regarding your roofing system, we're here to help you at (800) 766-3411, Option #2 - or contact us at the a-mail address below. And thanks for choosing GAF! Cordially, Guarantee Services E-mall: cguarantee~gaf.com cc: Project File 1`~iiir ar views oaeros~nos GAF Materlala Corporation 1361 Alps Road Wayne, NJ (800) 766-3411, Option 2 October 5, 2009 CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE NORTHEAST COLUMBIA HEIGHTS, MN 55421-3878 RE: COLUMBIA HEIGHTS PUBLIC SAFETY CTR. AREAS A&B 825 41ST AVENUE NORTHEAST COLUMBIA HEIGHTS, MN 55421 Guarantee #: G2009-00000823 SUBJECT: WE WOULD APPRECIATE YOUR FEEDBACK! Dear: CITY OF COLUMBIA HEIGHTS Congratulations... And thank you for choosing Dalco Roofing & Sheet Metal, Inc. to install one of GAF's Integrated Commercial Roofing Systems on your property. Your GAFGLAS DIAMOND PLEDGE 20 YEAR GUARANTEE provides you with comprehensive system protection, so that if your roof leaks from either installation or material defects, the costs of repair are covered (see GAFGLAS DIAMOND PLEDGE 20 YEAR GUARANTEE for details). You can be certain that youYe made the best and safest choice to protect your valuable property for years to come. Your Feedback Is Important .. . Dalco Roofing & Sheet Metal, Inc. is committed to providing the best and safest choice for their customers and they know to be successful they must continuously improve. Your participation in a brief online quality survey will provide Dalco Roofing & Sheet Metal, Inc. with a better understanding of their strengths and weaknesses, and as a result they will provide even better service for future customers. Simply go to www.GAF.com/survev and enter your personal survey code (all letters): kllcJccFnaal)pgk. When you complete the survey, you will automatically be entered in the GAF Market PulseT~" Survey monthly sweepstakes. See the details on the website and below. ~uestlons? Please feel free to call us if you have any questions about your new roof. And again, thanks for choosing GAF, your best and safest choice in roofing) Very truly yours, GAF Guarantee Services Team OAF A/afnWureeTM Swwy ~ -Balsa Summary- NO PURCHASE NECESSARY. Void where prohibited by law. SubJect to all federal, state, local Iawa, regulatlons and ordlnarroes. Open to recent purchasers of~elfl~er a GAF Dlerrwnd PledgeTM•Llmlted Guarantee or system PledgeTM Ltd: Guarantee from~a GAF Certifled'Contractor; who are legal residents of the 50 Unked States and the District of Columbia 18 years of age ar older as of the date of entry. Employees and Dlrectore of GAF Materials Corporetlon, or any of its parents, subsldades, affllletes, consuftaMS, contractors, legal, adverllsing, public reletlons, promotlonal, futfillmerrt/marketing agencies and web providers and their Immediate famlly/houaehold members are not ellplble to participate. Monthly contests begin 120 AM ET at the Hret of every month and ends 11 a9 PM ET at the last day of every monlh.To enter, go to www.gsf.comisurvey, enter the personal survey ~ you received with noflflcatlon of reglstraflon of eWrer your GAF Diamond PledgeTM Limited Guarantee or System PledgeTM Ltd. Guarantee, and then complete the on-line quallgr survey. MoMhy aweepstekes winners will each receive a $100 American E~rees ONt cheque. Odds of winning based on the number of eligible entries received. To enter and to see the wmplete rules and ellplbllfty requirements, visit www.gaf.corn/survey. Sponsored by GAF Matedals Corporatlon,1381 Alps Road, Wayne, NJ 07470 ~I ~J L C • NATIONAL I ~ 1 .' RASSOaATION c NsiRUCToN BUILDINGS •.~J t ! .• 1 • t GAF Materials Corporation is North America's largest roofing manufacturer, with more than $1.6 billion in sales. founded in 1886, i GAFs success is based on delivering on two simple promises: helping residential and commercial property owners get their best and safest choice in roofng; and helping distributors and contractors build their businesses while avoiding hassles. GAFs proud tradition GAf MATERIALS of innovation and excellence has made it one of the most respected roohng manufacturers in the world. CORPORATION Since 1945, more than 23,000 contractors have relied on RSI Magazine for timely news, technical and business management informa- tion. RSl is awinner ofthe Jesse H. Neal award for excellence inreporting-the business equivalent of the Pulitzer Prize. RSI's parent com- pany, AdvanstarCommunications, is aworldwide business information company with 92 top business publications, 79 tratleshows and n^"'"""~"" °" conferences, and a wide range of direct marketing, database and reference products and services, . NATIONAL Founded in 1886, the National Roofing Contractors Association (NRCA) has 5,000 members located throughout the United ROOFlNG States and in more than 50 countries worldwide. NRCA provides technical, safety and health information to its members; COfvTRAC-FORS advocates on their behalf in Washington, D.C.; publishes a variety of training and educational materials; and sponsors the l I ASSOgATION largest convention and Uatle show in the industry. More information about the association is available at www.nrca.net. ^~® McGraw-Hill Construction connects people, projects and products across the design and construction industry. From project product information to industry news, trends and forecasts, we provide industry players the tools and resources that help them McGraw HIII save Gme, money and energy. Backed by the power of Dodge, Sweets, Architectural Record, Engineering News Record, and CONSTRUCTION Regional Publications, McGraw-Hill Construction serves more than one million professionals within the $3.4 trillion global con- structioncommunity The Roof Consultants Institute (RCI) is an international collective of architects,engineers, and former contractors who as roof consult- antsspecialize inthe specification antl design of commercial roof systems. For 20 years, RCI members have offered unbiased roofing design, repair planning, quality observance, legal testimony, and general roof management services. For mare information about the Roof Consultants Institute, call 800-828-1902.You'll receive a free copy of the International Directory of Roofing Professionals-a handy reference guide that lists contact information far RCI members in your area, You can also visit RCI online at www.rci-online.org. CARE is the Center for the Advancement of Roofing Excellence, an educational organization sponsored by GAFMC, U.S. Intec, and BMCA. I CARE is dedicated to changingthe roofng industry through excellence in education and sponsors a wide variety of industry seminars far ~ contractors, distributors, architects, specifiers antl building owners. CARE runs three full-time training centers in Walpole, MA, Ontario, CA, antl Michigan City, IN. Part-time education centers are located in Baltimore, MD,Tampa, FL and North Branch, Nl. Buildings magazine is the information resource for major building owners and facilities management and development professionals involved with commercial, institutional, and governmentfacilities.lt offers a unique editorial mix of compa- BUILDI~N~~S ny profiesand projects; how-to and solutions-oriented articles on processes antl products; and monthly columns tledi- - - --- -- - Gated to covering issues that most directly impact commercial facilities professionals. C~I.~~M:~1 C~~ Michael Russo Editor A graduate of Syracuse University's Newhouse School of Journalism, Russo wrote for the New York Times before joining RSI as managing editor in 1980.Over the past 23 years, Russo has authored hundreds of articles on commercial and residential roofing technology far RSI and its sister publications, Rooi Design, Exteriors and The Roofing Specifier. Dick Fricklas conrabuhng Edaor Previously Technical Director of the Rooting Industry Educational Institute, Fricklas has written RSI's well- received On the Root column for the last 20 years. He is a recipient of the J.A. Piper Award-the roofing intlus- try'shighest honor-as well as awards from ASTM and other roofing industry organizations. Bob Lyons contributing Editor ~yons is principal of Lyons / Waldron Consulting Group, LLC, and has erved in the roofing industry for almost 30 years. He is the co-founder and 1st Two-Term President of the Roof Consultants Institute (RCI). Lyons received the distinguished first Fellow of the Institute award. He has been a faculty member of the Roofing Industry Educational Institute (RIEI) for more than 15 years. In 1997, he was elected to the board of directors of the Professional Retail Store Maintenance Association (PRSM). Charles Marvin contributing Editor Marvin founded Roof Solutions Inc., an independent consulting firm, in 1994. Marvin has designed roof systems for Manhattan public parks, 47 New York skyscrapers and developed plans for heavy industrial plants, hos- pitals, schools and shopping malls. He is the recipient of the Richard M. Horowitz Award for excellence in technical writing (1998). He also assisted in two reroofing projects on the perimeter of Ground Zero after the col- lapse of the World Trade Center in 2001. Steven A. Mandzik Contributing Editor Mandzik is a Registered Roof Consultant and holds a CDT certificate from the Construction Specifications Institute. He has 31 years of construction experi- ence on a variety of roofing systems and is a member of the Roof Consultants Institute (RCI) and the International Conference of Building ORicials (ICBO). Peter Kahng®r contributing Eairor Kalinger is technical director of the Canadian Roofing Contractors Association (CRCA) in Ottawa, Canada. Prior to joining the CRCA, he was the director of technical services for an Ottawa-based consulting and engineer- ingfirm, He is active on several roofing and standards committees, including CSA, ULC, CGSB antl ASTM, Luther Mock contributing Editor Mack is managing partner of EDI-EIS Building Exterior Solutions, Martin, Riley & Mock Inc., Ft. Wayne, IN. He is first vice president o(the Roof Consultants Institute, a registered roof consultant, and a member of the faculty of the Roofing Industry Educational Institute. SPECIAL THANKS T0: Polyisocyanuratelnsulation Manufacturers Associaion 1331 F St., Suite 975 I~MA Washington, D.C.20004 ~° 103~664~1136^vnnv.pima.org Western States Roofing Cordractors Associatan 1~1e p^ A 1400 Marsten 8d., Suite N Y' V fir Vf"l Burlingame, C1, 94010 2422 800725.0333 ^ vnwr.vlsrca.com Chicago Roofing Contractors Association 4415 W. Harrison St. Suite 242C Hillside, 1160162 1084493340 ^ mwv.crca.org ~swuu `04 a SPFA f ;',' , s Sri //~~ .~« .~.u .u« ,~ Spray Potyurethane Foam Alliance 1300Wilson Blvd., Suite 800 Rrlinglan,VA 22209 800523.6154 ^ mwrsprayloam.org Florida Roofing, Sheet Metal & Air Conditioning Corriractors Association 4111 Metric Dr. Winter Party, Ft 32192 407 6713772 ^ vnnv.floridarootcom SPRI 17 Rumslard Rve., Suite 3B Waltham, MN 02453 781 G47 7026 ^ vnvwspri,org Roof Coatings Manufacturers Association 1156 15th Slreel, NW Suite 900 Washington, DC 2005 2D2~207-0917 AsphaR Roofing Manufacturers Association 115615th Street, NW Suite 900 Washington, DC 2005 202 2070917 2 ROOFING SOLUTIONS ' ~ Visit CARE at www.roofexcellence,com Technical questions about roofing? Call 1.800•ROOF•411(1-800.766.3411) ROOFING SOLUTIONS 3 C~~C~C~ Why Roof Maintenance Paye How roof maintenance can work for you .....................................................5 Don't live a roofing nightmare ....................................................................6 Problem prevention is your best value ........................................................7 Making a case for roof maintenance ..........................................................8 Is maintenance a good investment? Try the math .......................................10 Proof that roof maintenance pays big dividends ......................................13 How to Set Up a Roof Maintenance Program How to establish a roof maintenance program .........................................16 Don't blame the roofer ............................................................................18 Proactive vs. deferred roof maintenance ..................................................19 Fixing the leak .........................................................................................22 New tools help owners track roofing assets ................................................24 The search fora "worry-free" roof ............................................................ 26 Protecting roofs from Bigfoot ...................................................................30 4 ROOFING SOLUTIONS ~ ~ Ysit CAGE at www:roofexcegence:com • Hover roof m~intenan~~ ~~~ w~ fog ~~~ . eecome ro RSI Magazine's Commercal Roofing Solu- donspocketguide onroofmaintenance-areference designed ro help you get more life out of your current roofing system. The goal of this guide is ro prove that roof maintetrance pays. An "out of sight, out of mind" attitude toward roofing systems is dangerous. It's also poor asset management Too many owners and managers have been burned by premature roof failure. When water starts entering the building, hard assets, corporate profits-~ttd reputations-start taking a beating. The pain may be real, but it still isnt easy wnvinang yourself, or others, that budget- ingfor roof maintenance makes sense. That's where our Commercial Roofing Solutions guide comes in. Through life• cycle cost analyses, case hisrories, testimo- vials, and expert opinions, we ve made a case for roof maintenance. And you dont ro be a roofing expert or CPA ro understand it all. the contractor Is key If you are a building owner or facilities manager, then yotive probably been given this guide as part of a bid proposal or sales package by one of RSI's 12,000 wmmer- cialroofing wntracrorreaders. RSI's circtdation represents the elite of the commercial roof contracting market. This is important in an industry where some contracrors are forced ro close their doors before the roof systems they install reach the end of their service lives. RSI's readers have been in business an average of 25 years-many far longer Most are sec- ond, third orfourthgeneration,family- ownedand operated businesses and members of the National Roofing Conttacrors Association (NRCA), or a state or regional ~d~il 6~' ~ ®~ ~ Qill'II~W~' ~ ~ ~ the Industry Is changing One area that has always been negkxxed by roofing contrac- tors, and the industry in gener- al, isroof maintenance. Aaord- ing ro RSI'ssurveys, only 28~ of installers offered owners a roof maintenance program in 1995. Today, almost 75~ offer these services. With botrom-line profitability so important, corporate execu- tiveswho are looking long-term can squeeze more money out of the roofs over their heads. Facility managers can look like heroes instead ofprofit-spenders. Roof maintenance pays. Read on, and let us prove is ro you. ~ ~~ -~bfu4e Rutro, Edimr Need a factorycertified rooting contractor? Ysit www.gaf.com group. RSI's arculadon qualifications are rigorous, so if you've been handed this guide byone of our readers, he or she is someone you can ~. Likewise, the editorial contributors ro this guide have spent nearly all of their professional lives writing, reporting and working in the wmmercial roofing industry. Our editorial staff has no agen- das oraxes rogrind; we tell it like it is. This entire project was bankrolled by GAF Materials Corpora- tion,Americas largest roofing manufacturer. GAF's corporate phi- losophy isunique inthe roofing industry, ro build trust through education. Their ultimate goal is ro become a "world-class" company in what has always been a commodity industry. This guide is their brainchild, but the information wnrained herein is as generic as possible. The CARE logo appears an the crnrer of this publication and on each editorial Page. CARE is an educational organ- ization fimded by GAEThe truth is we had ro twist the wmpany's proverbial arm ro give it any sort of credit for this undertaking. It's an attitude we Gke, and it's allowed us ro keep the technical information as objective as possible. ROOFINQ SOW'flONS S Don't live a roofing nightmare BYMIKE RUSSO • RSI EDITOR/ASSOC PUBLISHER rl is hard ro understand why some building owners remain in ~l denial as the roofs over their heads deteriorate. I have a friend in the roofing industry who's living his own roofing nightmare right now As I sit with him in his office, we catch ourselves leaking up at an exposed roof deck above a suspended fibric ceiling. After an unusually Ova yeaz in Northeast Ohio, we know the 2.5 inches of composite board insulation are saturated and the seams of this once proud PVC roof are opening. I've walked the roof with him and wondered what became of the striking, sloped single-ply mem- brane wean admired when this building first opened in 1982. This roof graced the cover of our inaugural issue of Roof Design in March 1983, and now it's in tatters. It leak--primari- lyover the computer room, a temperazure-controlled "nursery" that houses rows of sensitive mainframes. Employees in that sec- tion ofher building are moving their deskrops around, dodging the drips. The scene is reminiscent of all those roofing ads we've seen with the pails and umbrellas. Except this is happening ro them, and it isn't funny. ~:: Even more disturbing is the fact that the . ro managers responsible for this property are in ' •;.:~a'" no rush ro do atrytiurtg about it. •` ~" At the risk of getting flak from these same ~'~'p~' ~ ~ managers, who read RSI, we il review how Mlke Russo they rolled over and inro this wet spot in the . first place. Simply put, dtis Ohio company was spoiled by the superior per- formance oftheir reinforoedPVCroof If not for its strength and the roof's considerable slope, they would have been in this situation years sadist But the mof gave its owners a false sense of security. Despite waznings from the building manages, they paid fip service ro roof maintenance. The roofwascleaned-for aesthaic purposes anl~regularly during its life. The only real repairs ever made were on the flaslurrgs around the skylights. Unlike most roof mem- branes, skylights typically leak~atly and often. Needless ro say, if the comparry spent about $030 per square foot five years ago for a remedialrestoration-maybe seam repairs and scooting-it wouldn't befacing acompleteroof teaz-off today. There's an old saw heard often in the roofing industry; A roof accounts for only 1096 otth rotalcost ofconstructing abuild- irrg, but 9046 of its problems down the road. If this is true, then this company got away easy It spent nothing on roof mainre- `D~~a~~ ~~om~ ~~ ~'~~ ~~Ut76~0t7)l~ flfl'Dc~lOfliPy ~~~ ~~~~ ~~~I ~~~ ~PdO~ ~® ~ Wfl~)t7~i)~~Qi)~l~f)~' Hance for more than 20 years. But now it is faced with disposing of 60,000 square feet of soggy, mechanically attached insulation and PVC roofing. What went wrong? Managing a commercial faality is much like running a business. The key fundamental wncerrr is raslr flow Sucassfid business owners ensure that their companies flourish by using stria finan ' controls. In other words, they work ro keep expenses down whil~ maximizing rhecash-generating funaions. Inthisregard, the man- agers ofthis particular company were experts. Unfarmnately, major roof repairs were deferred for roo long. Even smart business owners and facility managers make costly misraltes when it comes to roof maintenance---or the Luk of it. The goal of this speaal supplement is ro prove ro you that maintenance does pay. ~ T~~~~®®Cl~~~o A t'> 9111~ti91$M~99~99CQ1! "990 t1N CO~$ 9" ~~ ~91199a~9' ~~9~aaa ®~ ~9~i1911 1119th, liafl ~~>~>~ ~~ "BS's $ ~i X9198 ®9919' CO9Df9' I'~9941G ~9'~ ~~ C~9'N ~ 99~" r1 Problem prev~on ~ ~~u~ ~~I~~ BY DICK FRICKLAS • RSI CONrRIBUfING EDITOR Business guru Peter Drucker recognized the true value of a roof system ome 10 years ago, business guru Peter E Drucker pub- lished an stride inhee Wall Strew Journal entitled, "We ' need ro Measure, not Count" The thrust of the article was that traditional cost accounting does not take inro amount the cost of nonproducing. He proposed activity-based accounting as a ba- rer alternative. To translate this inro a roofing context, tra- ditional aaountingmethodswouldconsider the capital cost of a new roof system, and might even wnsider the Operating andMain- tenancecosts ofkeepingdrat roof going. This tends ro seek the Irnvesst cost roof chat will do tits job, or perhaps a more sophisticated owner might even compare options on a fife•cycle Dlck Fr~klas ~~ Drums, su~ests we could do more. Consider the scenario where a reasonably priced roof is installed by a reputable contractor. The life expecranry is 20 years, and a life- cycle compazison has indicated the best value. The roof budget would be prepared as part of an Overall corporate plan, But in Drucker's context, lei s look az a potential case where aU does not go as planned A severe srorm moves through, with wind gluts reported ro 100 mph, and haihrones as large as 2" in diameter This severe hail causes many punctures in the roof system, and the presence of hailsrones causes temporary blocking of the roof drains. Even worse, the metal edging on the corns of the building facing the wind has failed, and 40 squares of roofing along that edge have peeled back. This results in considerable water entry, damaging aitical com- ponents, including invenrory, electrical systems and computers. The building is out of operation for two weeks, Orders are unfiil- filled,sending customers ro seek other sources. As Mt Dnrcker might ask, Where are these costs in the overall aaounting program? Had some "best guess"costs been applied, things might have been di$erart. Mr.Drucker's article is aimed az convening those businesses that use traditional accounting methods ro inwrporare these new meas- urements. Wharthecriticaltruevalue oftheroofsystem is reco ff nixed, we'll build better roo& and take better are of them, nsr what. "wears out" roofs? D Expaw.... Eider lor>~teFm exposure to the elements (sun, water, freeze-thaw) or shorter-term exposure to damagng air polutarits sad d~emicals D'bnrctu<al Mo~nant... Such as building setiJement orexpansion/contraction not accommodated by the roofing system ~ Blolo~pf 6rowui._ Such as vegetation in areas of standing water or algae D Noe Problaae ~raapel~.. These can add up to a much shorter roof life - e.g., if a small problem is not repaired, then a large amount of insulation can be damaged D About Itlelnteaance... This is pertiaps the single biggest cause of premature roof failure p Chen~e In ebe use of ibe BuYding... e.g., an increase.in the interior relative humidify of a building can cause severe condensationprabletns within the roofing system 6 ROOFING SOWTIONS VIsR CARE.at www.roofexcellence corn Bch ~ n questana about roofbig~ Call 1•s00.R0pF.411(1.800.766.3411) r~ooFrwci sow'riorrs 7 I ~~~ ~®®~ ~I1~a091rQ19119i199C41~ ~,~ ~ C ~~~ ~®®~ I~199U09~9i'DD~DOC~ ~~~ G~~Cso~ ~ c~~ f~~ Roof Maintenance BY ROBERT W LYONS, FRCI • LYONS / WALDRON CONSULTING GROUP, LLC -' n this period of rough economic pressure and uncertainty, it j .~ is imperative for building owners and arryone in the facilities .._I maintenance and management profession ro spend their monies wisely and manage their facility assets properly. The ulti- maregoalshould be toachieve maximum service life at the least possible cost. Forthis teason,life-rycle costing has never been more appropriate. Franldy, we live in a world looking for short-term, quick fix solutions. We often compromise the end-goal by taking the road of least resistance. When it comes to our commercial roof- ingportfolios, we frequently have the misconception that if our roofs are not leaking, we don't need ro bother with them. This out-of sight, out-of--mind perspective is one of the root causes for premature roofing failures. We need to adopt a proactive roof maintenance prorowl to ensure the maximum service life from our roofing system, and to reduce the wllateral damage caused by leaking roofs at our facilities. Starring fresh If a building owner starts out with a problematic roofing system, the situation typically goes downhill from there, creating a main- tenance nightmare. Sa let's assume we are starting out with a rea- sonablygood roofing installation as part of a new construction process or a complete tear-offand reroofmg. Our goal is to immediatel~finm year #1-take on a pre- ventive maintenance program ro ensure the maximum service life of this good roof. Additionally, with the new long-term warranties that most building owners desire (10 years +), you are conttactually respon- sible to perform annual (orsemi-annual) roof inspections and the associated repairs in order to malntaln the terms of your extend- ed warranry.These reports should be filed with records of the corrective work that has been performed. There are numerous roof management database programs available to help streamline this process (see "New rook help owners track roofing assets," later in this Guide). Progressive roofing manufacturers like GAF are also offering building owners incenrives for scheduled maintenance. The wm- pany's Well Roof Advantage program will extend a Diamond Pledge guarantee at no cost for a term equal ro 2596 of the origi- nalguarantee length when a GAF roof is inspected and maln- rained by a Master Select Roofing Contractor. As Ear as cost, roofing industry experts say that a building owner should budget a minimum of $0.05 per square foot per year for preventive maintenance (beginning in year #1) for their commercial roof; and that at periodic intervals during the life of the roof, they would be advised ro spend as much as $0.25 per square foot for a more extensive remedial resroraton. Economic models support that the payback for these types of expenditures can be significant in helping ro reduce the fiequen- cY of reroofmgandthe large capital expenditures they create. In the process, it is feasible ro extend the life of a 10 year+ roofing system to a 20-year roofing system, or longer. There have been marry innovative roofing systems developed for the commercial roofing market in the past decade, and th~ have been even more new products developed for the ongoing maintenance and restoration of these systems. GAF's TOPCOAT restoration system, for example, offers a 10-year warranty with 1009b coverage against material defects. With 85°Yo+ reflectivity, this can mean up to $70,000 in energy Naming Your compass roof L Use life-cycle costing to assure maximum raofservkce life. 2..Adapt apro=active roof maintenance protocd. . 3.Performsemi-annual roof inspections and repairs. 4. Budget a minimum of $ .05 persquane foot per y~r for prerrrentative maintenance (be~nning in year #1a. S.,Budget $0.25 per square footfor a more extensive remedial restoration. 6.Track.altcollateralbutlding damage and incdental ~s assotfated with leaking roofs. 7. Show management how past collateral damage costs exceed the cost of implementing a roof maintenance and. mana~ment program. What carp cause immediate problems? - ~~~-_.._.. ~Lightrting,. high winds, hail, drenching rains that overflow the flashing heights D Addltlara... Ir~properly.added equipment or other items improperly added on the roof (items added by tenants are a ~ry common source of roofing problems) D Erode .. Punctures,.'holes, etc. caused by trades other than your roofing contractor p urnbenaea Atiua... Vandalis ~ ~ or accidental damage...even a small hole can let in a large amount of water into the roofing system saving over a 15-year period on a 50,000 square foot roof. oreover, the system is proven, with more than 1 S million uare feet installed since 1979. The coatings industry has taken a leadership role in the development of many of these new restoration systems, and the prognosis looks favorable on their performance in the field. Built-up roofing systems, single-ply roofing systems, modified bitumen roofing systems, and metal roofing systems all now have coating and resroration systems that have been developed for the purpose oFextending their service lives. One oftheshort-sighted ruts that building owners have got- ten themselves inro is waiting too long to initiate any kind of a proactive roof maintenance and management program. This only cheats them out of realizing the Full potential service life of any of their roofing systems within their overall portfolio. To help get buy-in and suppott fmm your senior manage- mentream, we would recommend that you begin tracking all collateral building damage and incidental vests associated with having dysfunctional, leaky roofs. Often, the wllarera] damage costs greatly exceed the cost of implementing a roof maintenance and management program. To help provide a list of costs and expenses ro track, your company CFO can provide you with: o Costs of damage ro building interiors (firmishings St fixtures) o Costs of damage ro merchandise and invenrory o Costs of damage ro equipment (computers, electrical, I-NAC, etc.) ^ Costs from lost use of space Costs and exposure ro issues of as quality and work environment Costs of legal claims ("slip & Fall" accidents) ^ Costs ofwater damage clean-up ^ Costs of energy loss through wet and damp roof insulation in both the heating and cooling seasons ^ Costs of busitress intemrpdon ^ Costs associated with higher insurance premiums due ro more frequent claims arising from water damage o Costs of premature roof replacement We are firmly convinced that if more facility managers would track and report these collateral damage expenses, they would have less resistance ro getting the resources they need ro establish a model roof maintenance and management program. There is a false economic perspective that is pervasive in this area. It is not a question of will you spend the money; it is mare of question of when, where and how you will spend the money on your roofs. The goad news is that it costs less to be proactive than reactive. And it does help to reduce the stress. And who among us could not benefit from a little budget savings and stress reduction? ~ Bob Lyons is principal of Lyons / Waldron Consulting Group, LLC, and has served in the roofing industry for almost 30 years. He is the co- founder antl 1stTwo Term President of the Roof Consultants Institute (RCI). Lyons received the distinguished first Fellow of the Institute award, He has been a faculty member of the Roofing Industry Educational Institute (RIEI) for more than 15 years. In 1997, he was elected to the board of directors of the Professional Retail Store Maintenance Association (PRSM). Contact Lyons at 800-630.9578 or email him at tyonsroberhvriaol.com. 8 ROOFING S~LtJrr10NS Yait CARE at www.roofexcellaxe.cem Need a factory"cert~ied roofing contractor? Call 1"888~LEAK"SOS RoOrrrrac soumoNS 9 C ~a~~ ~~¢ 6~l~aull~~ua~laltc~ ~~ ~~~ ~®®~ f~il~~rtotx~au~all~~ ~a~~ O~ ~~~e~~~a ~ a ue~ Tr the math y ' oofing systems are assets, and have a finite life expectancy. ! ~ Life spans have ranged widely from as little as five years to documented cxsa of SO years or more. However, most _.. membrane roofing sys- 'FigNGe 1 terns will be replaced or can expect ro naive .d~lllp't10118 significant renovation !Roof'Slide:100,000squarefeet ~ in less than 20 years. Few ewoukl °Sta~i::Perlod: 20 years ~ peopl •t~ef'irltlal Roof 9yatenc $3E)OI000c : Pm'~ a new car and .. illui~Aate: $1096 • • ., not change the oil ro ~'.RoollCeplaeement Coat: $500x00@ ~' •` P their major ~!tatri:Repahs: $750 each txcumeace'~ ~. investment. Unfortu- ;ilE^Ior'Damega horn !,sofa: nately, once aninvest- $500 each occurrences -• ~" ment is made in a roof 6a-rQ. $1.08/ft/I~r ~ ~ ~~, ~ roof is out ' •~~ ofsight and is unlikely ,~linpecgon Progam: $1,000/year ::' ro much rho r gaz ~ I Surveyx $1,000/Year" until there is a problem. " Mddeie Surveys: $5,000 eaeh• '. By then, damage may -' beextensive. It tapes good financial controls and a corporate commitment ro ensure that the roof is maintained. The good news is that the pay- backcan be spectaculazoverthe long-term. (Please see Figure 2), Crunching the numbers The goal of this study is ro express, in financial temu, the value of Roof Maintenance Management. Still another goal is ro enable the roof ro perform its primary mission: ro protecx the interior of tits building. Another goal is ro wnserve energy by keepu-g the insulation dry. Since wet insulation loses effectiveness, a dollar value can be assigned ro this wasted fuel wst. The longterm presence of wet roofing materials can have odta consequences. In its most dramatic manifestation of neglect, roof decks have failed, endangering roofing~workers and/or oaupants beneath. Disintegrated components such as rotted nailersand cor- roded iturdation fastetters,havecontributed ro atastrophicwind blow~off. Beforewe begin our linandal analysis, let's address some of the fie- gtrardyasked questions pertaining ro Roof Maintenance Managernerrt Figure 2 -~ti,~. :}. .{ aaetln t11 lbdsrab ~I~1 aN,' 'vital'. ;$800,1100 3625,A00 ::3~A,9;660: e ,,, y.. ; ,'S:ealc~tte@a~s.. ~~'~~ :,,: 321;600: $9,008 .. ..;~ ;.~(~: '.JT4k61,S~uer~el~ 3¢;986. ' $2,5f6 ~ ~" :;Tatelfrettl~iiageiioedE;,~ S4ifl00 .. ' " ~i ~ ,......,. . 1r=~ :. ~<... ~rcuegte~epal $2,250 . . . ~.;: _~~te~~ep~~ r:~~srf$eq"ui4 ~ ~~ . is&;~iilanege!n~gOtab:; 3251984 $54858 ~ ' .'$$ 'riQQ. •~'~ ~ ' ~~ TotallrrrestmeatValue 3503,921 $394,756 $284,928 twr~~i~~ ''~fdnffarrfi ~~ifllf~ve>ryl . .540,438 331,616 • :$~~~: ~. ;~ How nnrdr should we be spen~ngon our I~of Matntamrrce Pro~anr'f Before we answer this question, let's see what we'll need: 1.Vbusl surveys-roofs should be visually examined twice a year. Damage surveys should be wnducred after periods of violent weather or after a roof has been subjected ro wnstrucdon traffic. 2. Molstlrro surveys-insulated roofs shook! also be surveyed by nandestrucdve means on a periodic basis. This might be on a 2-S yeaz interval, as well as just prior ro malting major decisions on tits fareofthe roofsystm. ` Step#i ' Roof maintenance propsm cents: $0.,10•$®.15 per square foot, per year. , Including the overhead ro manage a moisnrre survey program, 10 ro 15 cents per square foot, per yeaz, is not unreasonable. An owner who plans ro perform sizeable repairs on older too might expend 45-50 cents pa square foot for labor and materia~ For camparbon wlth roof management, here am acne estln^tes for roof roplacerrrent: Tear off and install anew roof........$2.50-$3.50/fta New construction ..........................$2.00-$3.OOlftr Recover ..........................................$2.25-$3.251ftz Wood deck replacement ..........................$1.SOlfr: Steel deck replacement ............................$3.501ft~ Startup taad5 for an effectlve Raof Management progmm would Include: ^ Acquisition of software ^ Acquisition of hardware ^ Operaror and inspector training ^ Acquisition of the initial detailed database ^ Establishment of an emergenry plan In the event ofacatastrophe, anEtnergertryPlanwouldinclude a 24-hour directory of key personnel, establishing an initial invento- ry of repair materials, having a cache of roofs, tarps, buckets, wet voce and other emergency geaz, and having a 2417 wntacxwith a kcal roofmg contractor: Costs shook! include training of personnel ~Is Maintenance Management worth the cost and effart~ That is the crux of this article. We will follow a "textbook" exam- plelforcorrect prorocol. SfeP~ ~ • Study kaammeters: Study Period - 20 years Roof Area -100,000/ftz Cost of Initial Roofing System - $300,000 ..hurdle Rate -1096 ~ . A LSe•Cycle Study Approach #i: A Pa~Ne Progam o No formal maintenance program o Repair roof only when it leaks o Take na precautions ro protect roof warranty o Replace roof at end of 10 yeazs • Assumptlan--Capital Coats o Instaflation cost ..............$3.OOlfr= _ $300,000 o Replace cost ...................$S.OOlftr = $500,000* *Assume royal removal dire ro wet insulation, as well as some wrroded decking and rotted Hailers. ~trmptbrFMalntenarrce Coats ~i Inspection program =none ^ Leak repair @ $750 each by roofing wntractor We will asswne no leaks or repairs for two years (wnttactor waz- ranryusuallylasts two years). From year 3-7, we will assume one leaklrepair P~' Y~'~ By yeaz 8, the roof condition is worsening, and the roofing con- tractor is called back twigthree times in year 9-and four times in yeaz 10. By now, we are sufficiently frustrated that we decide ro tear the entire roof system off and start the cycle again. Assumptlon-YVested Energy Compare the'R' value of wet insulation material to dry and calculate the "excess" fuel used during both the heating and cooling cycle. Asstrmptlons-Frdng leaks Since we have no maintenance program, we must bring in a roof- ing contracror at $750.00 for each callback, Repairs begin in yeaz 3 and accelerate in years 8-10. The cycle repeats Eor the sewnd roof A~trmptlons-Itrtetior flamege While we allowed for some deck, insulation and nailer replacement in the reroof during year 11, there is interior damage as well We have estimated the cost at $500.00, incurred in yeazs S, 8, 11 (after installing new roof),15 and 18. Step #3' Life Cycle CostAnalysls: The total irnestment (net present value) for the Passive Maintenance Pro~am is $503,921. Approach #2:Acthe Maintenance ProEam t] Moderate Maintenance Program o One visual survey per yeaz o Moisture survey only at year 1 S, prior ro recovering _ .. -..; o Damaged areas repaired, rather than just "patched" AssuttptlorrCaPitalGosts oInitral cost ..........$3.OOlftz = $300,000 (year 0) o Replace cost'"...$3.251frz = $325,000 (year 16) "Recover: Okl roof left in plea, wet areas removed Asaumptlen-Maintenance Costs t7Inspection program overhead ...............$O.OI/ft~ _ $1,0001year o Vrsual survey (once!year) ......................$O.Ollft~ _ $1,000lyeaz o Moisture Survey (yeaz 1 S ro detemtine extent of wet insulation) ........................................................$5,000each o Leak repairs by trained crew .......................................$250 each o One npair each year from 3 ro 15,17 ro 20 ©Interior damage .........................................................$500 each (Repairs in years 7 and 16 only) 1'0 ROOFINI~ SOLUTIONS YrsR CARE.at www:roofexcellerrce.com i 1lechnioal questions about rooPng? Call 1~80aR00F~411(1•B00.76fi•3411) ROOFING SOLUTrONS 11 ~i~~~ ~ I :~ L ~~®~.! Assumptlon-Wasted Fr^rg~.........~..5~-OB/ft2/lrear One new leak (about 5' x S' in area) in years 3, 5, 7, 9,11,13,15, 18 and 20 No moisture survey is conducted, except in Year 1 S (to p1ePare badger for re-crnrer in yeaz 16). Even though leakage is minimized, some wet areas occur and are undiscovered. Approach #3: Pro-ActNe prop~am (Recommended) e Visual surveys twice pa yeaz, plus after severe stoma az .Ol ¢Ifr= each ^ Moisture surveys on a 3-year cycle at.OS¢lfts each ^ Maintain data base, manage roofs and warranty service az .02¢Iftzlyear Areummptlon-CapRal Costs ^ Initial cost ..........................................$3.OOlfcr ^ Replacement in year 21 (not part of study period). By properly repairing the roof promptly and detecting wet materials, we ate able ro rewver in yeaz 21 with virtually no deck, Haile or insulation rpplcement. Step #4 Roof maintenance saves $218,993 in Year 21, which can be put toward the cost of a new roof. Asstartptlon-Malntertance Costs aVsual sruveys ..............$0.021ftr = $2,000lyeaz o Repairs az $280 each (In every year, starting in yea' 3 when contractor s warranty ends) ©Moisture survey..........$0.05¢Iftr = $5,000 each (In years 3, 6, 9,12,15,18) ANNWL COfirS DEPRECIATION For corporations thaz are not tax exempt, depreciation maybe an important factor As part of the tax reform bill of 1993, deprecia- tion ofstructures complered (or roofs capitalized) a&er May of 1993 must use straight-line depreciation over 39 years (previous- ly 31.5). SUMMARY OFIHIS IJFE CMCLE EIfAMPIE Assuming a new roof is installed in year 21 at a cost of $325,000, the $218,993 saved (Total Investment Value) compared ro a passive maintenance program will pay 6796 of the cost of the new roof. Example #3 with a conscientious RoofMaintenanceManage- mentprogramreducesthe annual roofing toss of this 1,000 square 12 ROOFING SOLU710NS !Jfti - Step #5 An aggressive roof maintenance program reduces annual roofing costs by $17,573. roof from $40,436 ro $22,863-~ savings of $17,573 (17.6¢Ifr2) each and every year over the 20-year study period. This example provides a credible method of finding the best value for a building system. We are wnfident that }roar analysis will also show that roof management is always a good investment, Rsr References ASTM E917: ASiM,100 Barr Harbor Drive, W. Conshohocken, PA 19428-2959, wwsrastm.org. Dick Fricklas is a contributing edi- torto RSI magaane. Wther Mock is managing partner of EDIFlS Building Exterior Solu- lions, a division of Martin, Riley & Mock, Inc., Ft Wayne, IN.The firm provides both architectural and entineedng professional services. He is FlrstVice Presidem of the R Consultamslnstitute, a regeteredroof consuhants (RRC), and a me bar of the faculty of the Roofing Industry Educational Imo. VIsR CARE at www.roofexcellerroe.com C ~lfb (R?®®~ jl~il~auu>~t~11fl~08~tB P~g~ t roof aintonan~~ Proof the i . adonds asb ay Or, how not to lose $0,15 per square foot per year on your roofs BY CNUCK MARVIN, RRC Case history: the PolB In July of 1996, the Polygram facility was approaching 20 years of age. Excluding air han- dlingequipment, there had never been more than a couple of minor roof leafs at arty given time. The vast majority of time, the facility was ~eak free during rain stormsdue ro an aggres- , live roof maintenance program. How much benefit was realized from the yam Facility Polygram Facility Roof Slre: 220,000 square feet Cost of aggressive roof maintenance program: $0.03 per year Roof and related costa wftlrout a malntenartce progrem: $0.15 per year Annual cost to owner of not having q roof maintenance progrem: $54 700 er year program was starred after the roofs exceeded 10 years of age. The eazlia years are typically much less costly and would pull this aver- agelower still. This $0.03 pa sq. ft. number is exactly the estimated cost Den- nis Ferman suggesredbased onhis experience with more than 600 million sq. ft of roofing with the U.S. Air Force. A review of five other clients conducting this type of aggressive maintenance pro- grarrrfor atleast five years also proved ro be around this $0.03 num- bs. It is accurare tosaythecost of unaggressive maintenance pro- gramwillfall between $0.03 and $0.04 per year, per sq. &. The costly alternative Firman suggess the choice not ro have maintenance program can cost an owns as much as $0.15 per sq. k., Pa year. Based on this estimate, the owns would be losing $33,000 per yeas If only a _ fraction of this amount is correct, the , P r---~ than fisathe aggressive maintenance program for this building? The answer is a great deal (see chazs). Why roof maintenance worked ~ The Polygram story begins with its original roof survey, including an infrared scan, that I located and defined six wet areas of insulation. Each subsequent yeaz, up ro three new wet areas were discovered until the last year when the number jumped ro six. Each year all wet insulation was replaced and new roofing installed. The cost of this restoration process is a valid factor in selecting a maintenance approach. Wa areas average out ro be about 30 sq. ft. The largest one identified was in 1988 at only 120 sq, ft This means they were repaired while still sma1L Based on the facility being approximately 0,000 sq. ft and the program being provided a seven-year period, the cost is only $0.03 pa sq. h. pa year. Remember also that this ~~ WIf~101It a ~ ~ cost savmgs more o ,* most a~ressive maintenance pro- ZIOar 1 ..............................................$135,p00 Tear-off of roof section #2; more than 2096 of Insulation wet in siz locations, ranging from 30 to 120 square feet in size. Thar 2 ...........................................................$0 Nothing is done. However, wet insulation increases in:roof sections #1 and #3 feat 3 ..............................................$135,000 Compete ter-off required for roof Becton #1. liar 4 ..............................................$180,000 Complete tear-0ff of roof section #3. 111sar 5 ................................................$20,000 Majer replacemerrt and repairs for misc. areas FIVEYFAR TOTAL: $470,000 -aeaed on a raumeneth~ estimate o! eepanaktt d t wet areas (30110 squats leap; assumes (unreerstlc) coat adretr tegsohnarnotreyapetxA~rolt!ar1. Need afactory-certified roofing contractor? Ylslt www.gaf.com grams. At this point we decided ro see what this facility would look like if only patching was done ro stop leaks with minimum mainrenance. Very conservative estimates were used ro paint abest-case scenario for the owner Included in the study were actual infrared photos of one wet area taken eight months apart. In drat time, the area of wa insulation increased 2096 or more. However; to be ultracon- servative, wecharted lineaz dimen- sions ofthewet areas ro expand at a rate of only 5~ pa year. Of course, this compazison is unrealistic in eval- uatingthe true cost ro the client. If rile wer insulation remains, the fol- lowingare sure ro happem A Freeze thaw cycles will cattse ROOFINGSOWTIONS 1S AfterYear 21, roof restoretlan is another option K the roof has been , well maintained. C ~~ 111~9S~OGt 9fi0tt 1Z'0 X001 ~ti8 f'Ot~ 9BB~96111~9i?~6f1tC~' ~1P~'B'~g08 ~`®.~ ~P' SQL. ~ ~8' f1~A:" -®IGO~B~ ~09'9BB~BBr ~~.' Q~.~.IQ~O' ~OA'Q:! splits and accelerate the leaks and satura- tion ofinsulation.Thistakes place because the moisture is left in the insula- tion. B. Wet insulation does not insulate and will cost substantially more through wasted energy dollars. Our diem heats and cools the facility. Ask yourselfi What effect would several hundred or dtousand square feet of uninsulared roof area have on your monthly bill? C. Strucntral concerns arise due ro water weight gain anticorrosion of struc- turalcomponents.This adds remedial cost and becomes a potenttal safety issue. ;~st Oaf aggressive IR~~ 'pl8illtellalll:e IIrOg~a111~ Year i ....................................$;~~!I( •~fear2 ...............................:...$4:5'K~ " dear 3 ......................................~~1~ . `'Year'~4 .................................... $~!K .. ~, Y:ear'5 :.....................................$'S' .~~ea>;•~6 ......................................~6ff :~Y.bard. .......................................$8R• ''~ .................................I~J6.~1( . Owner's bottom Ilne Now, let's compare a best case scenario for the low maintenance approach versus a worst case for aggressive maintenance: low main- tenance: $470,00 versus a~essive maintenance at $196, 500. The savings equal $273,500. There is also tens of dtousands in energy savings, return on capital and more. With a maintenance program spanning 13 years and square footage of about 220,000 square feet, the cost savings pa square foot, per year is dose ro $0.10.This isbased on ntakingthe aggres- siveprogram look as cost ineffective as possible. Firmari s conclu- sion of $0.1 S is probably more realistic. Assumptions play a huge role in dtis type of costing and are ahvays subject m challenge. To effectively manage your roofing assets, you must be proactive. To what degree and atwhat cost are the questions. ' ' Try your own numbers with your own assumptions. You veto likely find the aggressive approach wiU save you substan- tialtime and money, It is conservatively accurate for us ro tell building owners that their business decision not ro employ an aggressive maintenance program is vesting them between $0.10 and $0.15 per sq. &. per yeas Now, multiply this times the num- ber ofsquare ftetyouown ormanage and show this botrom line as an annual, loss. It's a powerful argument ro start a formal roof maintenance program roday. Update: A few years ago, my North Carolina client initiated recovers for all of his roofs. They were all past 20 years of age and never experienced more than a few minor leaks in any given year thanks ro an aggressive roof maintenance program, At the time of rewver, no wet insulation was found and the metal deck remained structurally sound. nsi h~ fa~c~~~~~t~ ~ i ~a;~~ ~r ~Ge~r ~I~~.a~r'ti~n .~ rY Vii.®~~~ ~~~~ •m~~#a.i~ ~h~~s ~roo~s ' f a,building e~vner•.spends $500;09U on one roofreplace- areny while several other restorable roofs fail, he is making "~ a. grave niiscake. If repairs can buy a few years jot the k~kss do sot present a safety ~hazard~, stauatnral' concern, or otherwise can 6e conunltod)~ then #re should spend the money ro prevent ~fad~ first, 'Trhe probl'cm is that if rite roof does not!leak ~inro the build- ing and an aggressive ntainrerranee plan is absenr,.dse.ownef wiH' not know a~ roof'is ir~t.trouble .until i~t is too late. liooGi~rtg• contractors and coris~'tants shouldbe convincing their dierara to make aggressive .maintenance a high priority: Dennis Firnran, Irl3, the U.S. Air Peters maintenance•chiei; said waybank ifl 1988 that an owner schoice not ro have a mahtenance progcarw coulti cost'hiim'$8..15 pet squire foot, ,per }rear. Whys it,. then, that so few owne~s'have aggressive ~nudntenance prog;a~ms. fur their roofing assets? Iwlore rscertt articles in RSI Magazine surest that a r» ~itii- mum nf$•01.07per sgtrarefoot islost per yew based on a for- l 9 mtr~la ~ind'uded yin the ASTM Tir9~17 standard (www astmorg~, ~0 come sp widi.an accurate number, I• asked a fes~r~f.iny i 1'gng esralallished'dietrts for help: Zlptan~ review of t#ie wri'ttex i responses, one diem sroad ouC,.a large mannfactruerin North Cato'lina tfiar,produas compact discs ands has cratical';pcodistf tion,areas•inside. Oetry Martin was in diarBe of oacmaing;and • mairttai~nittg.the roofs that were about 12 years'old ~badt in . i 1~988'.'S®rxe leakswere occurnng.wliicl~•needed repair; however, i his..facus was abvays,oa •maxTniizing slteir kang-terra sendce LTe.. 71s amesul j ~ ~IVlattip sa up an~,aggtessive,mait~-te~ande,pra-• i ,gram.~ard•choicesrveremad'e'in.response..to-sevaal•recom. :menda#ions•fro~d~il$'erent sources. Martip's rkho'ice to~employ .an:aggresswe~prag<arn~lias.easilysaved!~hi's.com several~hrin: Per' i :d"red ~thousatrd!.dollars,. and~tl~te~savings an welly documented; One existing ~roof'leak was identified as. or~naring born a smaller wet area located widr~ the;scan.. Negativeair pressure in air handling urrit8 was creating iealrs blamed on the roofs. Once prepedyidentified,. this was handled separatel}s Problems eaisted~, however VUalkvvays trapped water urrdee- neath, ratting mho membrane, and~,dtain valleys ponded water for several dayti after rains. The. roof:aLso had substantial traffic ro service ~tbe fot";nid'able amount of equipment on the roof. These~~cortditions,,aloag,with void's or otter installation short- com~ings, allowed for an ~casional leaktr-~levelop. Britfor its sin, this ~faCilitywas ;in relativFly good shape: iRattOnale~forprogram aelectlon Based orr.tlia,above findings, rep'ladrtg the wet areas:ofinsula• ~ ' `~OIItrBStfn ~ 8 aC119S~ ,~ ~ ' tion~ axd ar>afigg was speaf ed.,. j !~~ .p~ , ~~8~`I'~A''~ C~0'!~ ~ @ Ad~~~y reputs~ro•rhe ~: The'firstap}araach,•to~ttiof .. ~~~~ walktreads,.pitc~h;podrets, 'maintenance~~ts,todo~lttatlii~tg. , 8~~8f'`fti$ I~AII~`@A~n~'. Aash~ing..axd,or~er~itemawere 'Fha.'~.isa#rtails~cailingforrelaairs .d/~~~~~ ~.~i~~~a ~~ and'ndedl. , . only when the roof ~k~s. A '"~ -4'" ~ ~'o~rednix •slte,massive ' • ~ma•'d'erate mdlriter;aace, Mari ~~,~~~ Se~~~ • . ~i. P. ,~~,~^^ amounts~of,pottd~ingwaterin ~;. ~~~Y •HYdd ~'f~~~~~~ 1~1~~~ ~ .the~vall , the installatioA~~of tfrb ~ruo$`oircea . ' ~'' . ~. ~inspeEting~ year~or~soand~~peFhaps.scanniagtneat~the end~~tp.d'eterrNine~if • ;.' a recover~i's possible;, Ariaaggreaswe approsd~t would foe ~ta.~liave ~a~ fnrrnal'ar~upeca®rr.~vice•ayear~combined~viihaa,annual~~ois- titre suirvey. A~n in-deladi,.~computerized' management Program should.iie ittelr~ided.for:'large; more compliated facilities. ' ~ Depending~n the roof's ~construcEion, tfiffetext equipment ' wotdd be°used~for moisture sucvtys ro marrimize eE:fectiveness. ' For tl~ris clients example, inflated' was chosen: ' ~ Based upon :the documented results oiitained; there are few errceptions where.aa~ aggressive prograrn~ wish annual' moisture surveys woWd not ice my recormtendation today. „The kllaw- ing represents tbe~original~%trtauon, reasoning for. selecting; the aggressive ~mairttenancre plan, and the results: . ' The ~generalca~nsttuctlon of the Pbkygiarn facility roof con- sisted' of a~ metal ded~ 3"';per'lia (tsvo• 1.5" layers mopped togetlier3 and fourply asphalt built-rep orgaztic fielrs. with deed ~ coat and rock surfad~rtg. i 'Status.ln fate 1'988 I ~ few k~ existed carer d'earr~mom type environmearts. Agen- 'oral survey was oondrsct~ ro~ resomrnend sftort and long-term t~teeds. The inapecsion incl'uded.a moisture srrrvey~vith i~nlitared son, aril membrane tensile~strength evaluations. Approxiaaatdy six wet areas were defined'. The largest area ~~ was rongtily 120 sq. fr. while:the.snaallestwas doser:to 2''by d'. . ~ addtuonaldrainswas~xecom- mencded'.:Tlus~is viheretJings beartte.tiiore complieaterl. ~'he nsar•clean room envitnnntent inside rile building would mean the loss of ctitiral' production time. Also; if dust.and~d'ebris readud' t#re production equipment, a work stoppage would be :roguired for a thoroughinspection. The amount of inaney lost could pay far the replacement of an entice roof section. 17rair~rs were the right dioice firim a~ roofingatandpoi~nt. Unfortunately, rile clean,room~conditions.in tlte.plant elimi- nated tills as an option. Alat.iieing. able ~ro urclutie clrai~ns to ensure a sounds roofing system helped iA deciding rA iacotpotare cite aggressive mainte- nance program as acompromise. Two visual inspections com- bined~ with an infiared' moisratne survey annara8.y would identi- ~' anY pooentially critical probkans before they fully developed. As it turned out,. tfiis aggressive roof ~maintenana plan saved the.building owna'$47U;000 over a five-year period. >rtrtr ~AuthorChades Mar~ln foundedRoof Solutions Inc.,, an independent consultlngflrm, in 1~994..Matvin ~hasdeslgned reef systems fei Maaltatisn public parks, 4Z;NewYark skysaspers and' developed; plans .forheauy indtutdal pletds,.hespitals, st;hogls and.shopping~mells,,Ne is the recipierd~of.the Richard' M~..Horowik.Award for excelfence:in terh- nical' Welting (199.13),and assisted;in iwa rerooRng projects op the ,pedmeterof•Ground' Zero attertire collapse~of'theWerTd Trade~Center in 29Ai.,~Me•:~ a ~metriber tif.Ne!Reef~Censuflants,lnstilute and RationaU Roofing Contracmrs Association. 1~4 'ROOFING. SOI.U71ONS Visit CARE at wt!!trrroofexcellence:com i ilaohnlcel questions about roofing? Call 1~ROOF~411(1-800.766.3411) aooFINQ sownoNS 1S f ao~w i3~~~6~~ ~ Roof Mai~enance Program he most important reason fnr establishing a roof mainte- *~ Hance program is ro prates the capital investment of a ' • new roof. Proper roof maintenance will not only add years ro the life of a roof, it will also uncover problems before a roof leak wets insulation, creates mold and damages the interior of the building. Fortunately, the professional roofmg contractor and roofmg manufauurer are ready ro helP, ~~ P sP~~f' designed ro make it easier for building owners to keep sack of roof maintenance work. The fast step in seating a program is to establish roof infor- madonfiles. This data is essential for any roof inspection if a proper and ongoing evaluation of the roof conditions is ro be made. The file should contain the following sesions: ^ Project rewrds, roof drawings, specifications, etc. ^ Roof plans showing the location of all penetrations, rooftop equipment, drains, entry doors, etc. ^ Approved submittals of roofing supplier's product data used for the new roof. Inatallatlon ^ Field reports related ro the roof installation ^ All wrrespondence between the GC,roofing sub contractor, architea, engineer, etc., involving the roof installation m Warranties from the roof or system manufacturer with contact names. Inspection and fAaNrtenarrce m Periodic inspeaion reports filled out chronologically to Reports and digital photos of repairs ®Record of any wnstnrction changes or modifuadons ro the roof surface. Examples would be the installation of anew I-IVAC unit, exhaust vent or roof walkway system. ©Record of rooftop equipment services-who, when andwhere. The next step in seaang a roof maintenance program is usu- allyimplementing aperiodic inspection regimen. These should be made twice a yeaz, just before the roof passes through the ;~$~iikling owner's maintenance . • responsibilities ~~ ~~,Mfhimizerooftraific ~,~+: ~ICk~up and depose of rooftop debris-nails, fasteners, boitles;:eGi~,' ~leanior.unclag roof drains and gutters ~ ' 't~~'Usedt~lan saltonfrozenroofdrains;don'tcrackthe~iet:•-' '': ~.;` r g• ~lfti~;tieelimbsthatoverhangtheroaf ~ r~ • ~. ,., ~~°Ifjeep,moftop~equipment in good repair mostsevereweathercycles-typically late Fall and eazly Spring, Additional roof inspections should be made after storms or rooftop service calls. Before starting the inspection, a checklist should be devel- oped. It isbest to create a cusromized checklist for the generic rooftype-built-up, single ply, modified bitumen, spray polyurethane foam, shingles, etc. Problem areas should be marked on the roof plan and notes made on the checklist GAF includes detailed roof maintenance information and guidelines, as well as cheddists that are indudedwiththe compa- ny's waztanty. The first step is ro identify the roof problems, then the repairs necessary, and log it in the roof record file. This makes it easier for prior repairs ro be located and checked during inspesions. .. _..... The third step in the • .•a„grr ~~::.; . Program is scheduled ~ '~ %'~~._ '~ maintenance.Thistypi- •`' • tally occurs on an inune- ~ ~ , ~ ; ~ diate basis, in response ro I~ ~ ,~ storm damage; on a yearly basis, for re-caulking, etc.; ' j~ - and on amulti-yeaz basis for more elaborate base gashing repairs, coatings I, `~ and resrorarions. • - . - , ..~~ Costs are typically estimated on an in gg~\ ual repair basis. In this 0 .:~ ~,~ TESTIMONIAL.° ~`B$'Ja ~®$Q'ed' 17® JB~@686 $9ue 1fi~W QDfi9 ®9B JIBi1rDA9B$dQPB~J~Jrd: $~BaiBA $~e $~®OBJI6~JreQf7Jlf ~ ~~~ ~®f ~arf9c~ c®Jat," SalgfS ~11~& B~~A~B~ ®~ $hd: d~iteJr~n'J„ ®aa$tr~a:9u (~NC-$d!B' ~J~B ROC~6l8$GJr, W~. dbde !S$~ IBBJI>$'d!8 E:OJ'9$P~Gt~®Jr ~9metr ~. ®~~6J1;' 9fiB~~llD~l@J'BroJreGe ~DJ"'Of Jr~J'?11 P9~S ~~Ill6r7 $~Q: ~J~C~DrDAkjJ ~~®,®o® 9J'B Jr0®~BB~' way maintenance scheduling can be budgeted accurately, This method also allowsforcost wmpazisons of projesed mainte- nance byrooftype orage.Through maintenance scheduling, a wmpazison of projected maintenance costs versus roofreplace- mentcosts analso bemade at any time. Developing the program ~fhere are many ways ro develop a roof maintenance program. The first is for the owner or Facilities manager ro set up an in- houseprogram.This method requires that roof information, roof inspection files and maintenance scheduling and implementation are handled by the same people. This may require a capital investment for personnel and equipment. Another option is for the owner to contras with a roofing contrasor andlor roof consultant. The filings and inspections would be performed by the roofing professional, who would also handle maintenance scheduling, which would be performed by the professional roofmg contractor. Finally, the owner can work with the consultant or contractor on the fast two steps. The owner's staff would handle emergenry and yeazly maintenance, with a roofing contractor providing major repair and restoration services. Today, most roof contracting firms offer some type of mainte- nanceprogramfor exisdngroofs. GAF Master and Master Elite contrasors offer a roof maintenance contract when it's most important right after the roof has been wmpleted and the guarantee issued. A few roofing contrasors now feature computerized roof maintenance and repair services, with regtilazly updated phoros and data on the roofs wndidon available ro owner's through their Web sites. Some large owners may feel they cant live without the objec- nve, third-party advice of roof wnsultants. For others, roofing contrasors are finally offering anon-kry approach to roof main- tenance that can save considerable money down the road. psi Aft' 6 mondts, inspect the folowing... IJrhst 1b laepect MaMteaonee/f~k Required EkterlarYYslls for leaks, staining, missing mortar Inlerlar I~of Dedt for signs of leaks or deterioration tkling for signs of leaks IMerIarYYslla forsignsofleaks Roof ~ far deterioration Fasda/Coping fordetedoration Eapanden JaIMa for ~gns of ac~ve movement, leaks, deterioration HYAC • check dud work, housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets • inspect equipmem base/tie-in Penehatlons • fill all pitch pans, inspect pipe boots D^Inags System • clear all gutters, downspouts, scuppers • clean out drains • make sure drains are wodting properly • check strainers and clamping rings Fleld Of Roos • redisfibute any ballast across bare spots • note arty deficiencies or damage and comad GAF • inspect ceatlng'rf present and recoat as necessary Base IlaslrYr~ • check attachmem and repair as necessary • check counter fiashings • Inspect for signs of movement Motel • check altachmetrt and repair as necessary • pairtt arty rusted metal • re-caulk as necessary Dom, check for oil deposlts/surface contamination, soft areas, vandalism, ponding water, etc, GAF makes it easy for owners to keep track of roof maintenance with checklists that are included with each roofing warranty 46 ROOFING SOEU770NS ' ~ ` 111aR CICRE at www.lroofexcellence,com Need a factorry•certlfled roofing contractolr? Call 1~888•LEAK~SOS ROOFING SOI.IITIONS 17 ., ~ .~ ~ ~ v~ ~ ~P~O~ 6~~ABORIfOQ~ ~~ . Don't Blame the Roofer Many'roof leaks are caused by mechanical equipment BY STEVEN A MANDZIt4 RRC, CDT s the in-house roof consultant in charge of more than 12 Q~, million square feet of roofmg for a large property owner, I've had the advantage of managing the same roofs for many years. My associate and I have walked each of 440 roofs yearly ro review their condition, specify repairs, reroof when necessary and inspect the completed work. Naturally, I've become familiar with what works and what doesn't work, where leaks wme from, and most importantly, why they are many times never fixed. iFacking the leaks Thanks ro a sophisticated property management department that tracks leak calls firm more than 1,600 tenants, we have kept records on where roofers found leaks and what repairs where made. Most building owners would be surprised about what they are sending roofers out ro fix (see chart below). Amazingly, only 2196 of these leaks ame from the roof. Unfortunately, the roof is a working platform and drop spot for every constmcdon trade (mechanical, electrical, plumbing, etc.), and many times the equipment itself is not waretproo£ This often leads ro roof leaks; maybe not immediately, butsome- dmesyears later, when the warranty has run out. Tenants incorrectly assume that all wet ceiling rtes mean roof leaks, but in reality it is often rooftop equipment that is no longer waterproof--not the roof membrane. So a roofer is ~ ro look ar the roof, while mechanical, electrical and plumbing contractors remain blissfully unaware of the equipment prob- lems. This dilemma is compounded on poorly maintained roofs where tltere are always mof problems ro fix and nothing else is considered. Even on maintained roofs, roofers still look for roo, problems and make repairs ro anything in the vicinity, thinking the "roof leaf' is solved. Meanwhile, air-conditioning units ar skylights continue ro take in water. Roofer's have typically wncenaated on roofing only, not mechanical, electrical or plumbing. Consequently they are untrained in these areas. Many rimes they are told directly by their management not to inspect or repair rooftop equipment for fear of liabiGry, or simple lack of know-how When calling in the non-roofing trades ro fix the equipment problems, finger point- ing is often the result. The building manager or . ; ~ I on leak spots i#op squiprneat ~ Pooily designed filter access covers. on : H~A£ ductwork. Iraplro~erly sealed joints, seams and holes ion ~IVAG ducts. ~ Bent,.loose or missing filter access pane'Is ;~ on~'1~11AC units. ~`'Frol'es •and~ loose edges on HVAC fresh • r .air. ~rttake hoods. ,~,ii,lo'I:es and poor weather stripping in iiVAC •.~ ; • ;•.. air ir.~ake panels. .i~'~ind~bfown rain through skylight louvef;s:. i:~tCtincrete wall crack leaks above the .~• • ;' ••. • ~ • teiil~g 1~ine reported as roof leaks. owner is then left in an impossible situation. However, we are seeing a few knowledgeable, full-service roof contracting companies that are offering maintenance programs that take rooftop equipment problems into consid- eradon.Their aewsmay not be able to fix all the leaks, but they are adept at discovering and then documenting them fret the other trades. Right now there's an open market for any smart roofing entrepreneur who knows what building owners really need. A few are answering this call. tas~ . Author Steven A: Mantlak is a Registered Roof Consultant and holds a CDT certificete from the Construction Specifications ;~ Institute: He provides roof surveys, reroof specifications, man- '~ agement and consulting for the roof consulting department of a ..; large properly owner. Mandak was a senior consuham with a national roof consurt- ., ing firm for more than nine years and a roofing contractor prior ~; to consulting: He was also senior roofing manager for a nation- :': wide property management company for more than 12 years ..; and has 31 years of construction experience on a variety of roof `~ ing systems: Mandak is a member of the Roof Consuffants Institute (RCI) and the International Conference of Building Officials (ICBO). Proactive vs~ Deferrer G~ o o G~~ao~~Q~~a~~c~ Executives are looking `up'to find savings for their bottom lines BY ROBERT W. LYONS, FRCI n this day of troubled economies, corporate downsizing, and drive for bottom-line profitability, corporau executives are looking anywhere they can ro find synergies, efficiencies, and areas where they can reduce expenses. And that search now includes the roof, where money can be found through proactive roof maintenance programs. An often~overloolted opportunity to significantly save money ~ (or to contribute ro corporate profits) is in the area of wrporate ties maintenance and management. Taking proper care of the wmpany's assets is the business of skiued,and savvy middle management, often known as FM's or Facility Managers. They can also be known as Facility Engineers, Corporate Maintenance Managers, Construction & Maintenance Managers, Property Managers and a number of other specialty dries. Different as their titles maybe, they all share common problems. The perception of their superiors (who may not have first- handexperience wirhallthespecific areas of responsibifiryfor FM) is that they are always firefighting and asking for more money, more staff and more programs. Often, there is a division placed between these two groups of corporate managers 11B ROOFING SOLIFTIONS ~ ~ : i Illait CARE at~ wwx~roolexcellence.com 1lechnlcal questions about rooting?Call 1~ROOF"411(1.800.7EiEi-3411) ROOF9N0 SOLU710NS 19 The huge amount of equipment placed on this EPDM roof will require careful monitoring by maintenance personnel. (Executives and FM's), and the groups are categorized as, Money- Makers (Corporate Executives), and Profit-Spenders (FM's). Whaz these groups fail ro realize is that facility management and maintenance does not have ro fall into the Profit-Spender catego- ry as anecessary evil. The fact is that buildings do not get better with age. We have all leazned that in order ro get the maximum service Gfe and uti- lization out of our hard assets within our wmpanies, we need ro perform regular and routine maintenance on them We have learned these lessons well in our personal lives with our homes, cars, appliances, lawnmowers, etc. These items last longer and perform better with routine maintenance and care. We have also learned the economic benefits of spending money ro make money. Think of the comparison between the $19.95 oil changes in our cars versus the $1,995.00 upper engine block replacement because we did not do the routine oil changes. Just as the famed TQM expert Deming preached that "Quality is Free,"experienced and disciplined Facility Managers have learned that it is always cheaper ro repair and maintain almost anything in a building than it is ro rebuild or replace it. fie fifth wall On industrial, wauneraal, and institutional buildings the roof serves as the fifth wall of the building. These roofs on large pro- filebuildings are typically flat (low-sloped) roofing systems that are exposed ro the harshest elements. Extreme heat and wld, extreme W, heavy rains and winds, chemical spillages, and rooftop traffic are the most common attacks that a roof must withstand on a regular basis. These roofing systems must be 10096 effective in order keep water out of buildings. On a 100,000 square foot roof, 99.99946 perfection would still leave the potential for one square foot of total roof area to be defective. Let's imagine that one square foot of defective roofing is divided up in 144 square inches, and each of these square inches was spread out over the entire roof. The result is 144 leaks, with a one-inch square hole or split at each leak location. This scenario could create a catastrophic condition in most buildings, and in a heavy rain, could result insignificant damage ro the building interior and contents. This damage can result in many types of consequential damages, such as: ^ Hoof insulation and deck damage ^ Interior ceiGrrg tile, walls and floors ^ Interior fiunishings and fixtures ^ Interior office equipment ^ Interior production equipment • ^ Finished goods and inventory ^ Electrical systems ^Air quality $1,.400,000 $1;200,000 X1,080,000 5800,000 $600,000 $400;000 5200,000 g.. .8 .2 4 8 8 10 12 ~14 16 18 20 _ ll>lefen'ed Roef Maintenance Approach (Cumulative Cosa _ Proacilve Mof Malntermnce Plan (Cumulative Cast) ~: • Basedon 300,000squarehatroorarea on typMal cemmerdaldrude~g • aasedoninldalroMcostQs250/sf. • In o'eknedmair~enance scenario, rooftr replaced er lUyr. intertelS • ~P~~P~4 semeroorisputunderanAnnual Maintenance service plan fwar 2o-years. (Compllence d~ Ph~ertedu~en ultimate asroorages) t ZO ROOF1Nd: SOLUTIONS ITislt EIkIiE at wwvKroofexcellence.com fie Hldden Costs of a Raof Leak Interior roof leaking can also result in other expenses and legal exposures ro your company that can be at least as costly (if not more) than any of the areas previously mentioned. o Downtime of production areas-lost revenues o Lost use ofspace-lost revenues o Tenant complaints, lost use of income, lawsuits ©Slip and fall accidents and legal claims o Mold and mildew problems resulting in air quality issues and clean-up expenses ®Employee moral and productivity issues ©Regulaz and overtime labor expensesforclean-up and repair work resulting from roof leaks The problem in most wmpanies is that they do not track these wnsequential damage items as being roofing related expenses. However, close examination of the origin of these costs is likely ro reveal that they were incurred as a direct result of a faulty roofing system. In the typical roofing portfolio of most wmpanies, the costs of these consequential damages can represent a significantly larger dol. amount than the annualized budgeted roof maintenance work t was originally needed, but not performed. To sum it up, wm- paniesare reactive, not proacxive when it wines ro roofing needs. Deferred maintenance Most American businesses have adopted a strategy of deferred building maintenance rather than a proactive maintenance approach. While this approach can definitely reduce short-term maintenance budgets, it almost always translates into increased Ke~'~erms Llfe•cycle Cost Metltod, n- a technique of economic evalu- ationthat sums over a even period the costs of initial invest- ment (less resale value), replacements, operations (including energy use), and maintenance and repair of an investment decision expressed in annual or value terms. PresentValue, n- the value of a benefit or cost found by discounting future cash flows to the basic time. The Present Value Factor is used to convert future values (benef6s and costs) to present values.The Future Value is the benefit or cost at some point in the future, considering the time value of money Annualblue, n- a uniform annual amount equivalent to "A~~ the project costs or benefds, taking iota account the time value of money throughout the study period. maintenance and capital expense budgets for roofing failures due ro neglect. In essence, companies can "pay now or pay later" when it comes ro their roofs. The interesting comparison is that with deferred roof mainte- nance, wmparues wiflalways pay more than they would if they scheduled regulaz roof maintenance inro their facility mainte- nancelrtranagementbudgets. This represents a paradigm shift away from Band-Aid fixes rowazd long-term cue and mainte- nance ro maxirrrizethesustainable life of the roof. Consider Figure 1, which helps ro demonstrate and differenti- arethe two optional approaches ro be considered; Shoull we have a PROACTIVE roof maintenance and management approach? Or should we continue with our DEFERRED main- tenance approach? Clearly, without considering any of the costs associated with the wnsequential damages or legal liabilities issues presented eaz- lier, adopting a proactive roof maintenance and management program will allow most companies ro save significant bottom- Gne doflais on anannual basis. And executives used ro think that roofs couldn't make their companies any money nsi Bob Lyons is principal of Lyons / Waldron Cansuhing Group, LLC, and has served in the roofing indusVy for almost 30 years. He is the co- founderand istTwo-Term President of the Roof Consultants Institute (RCI). Bob h the recipient of the distinguished first Fellow of the Institute award. He has been a faculty member of the Roofing Industry Educational Institute (RIEI) for more than 15 years, Email him at lynnsrobertw@aol.com, IrnestnrerA Cost, n-first cost and later expenditures, which have a substantial and enduring value (generally more than one year) for upgrading, expanding or changing the function- aluse of abuilding orsub-system like a roof. Capital Asset, n-apiece of equipmer~ machinery (or roofl that must be depreciated and meets thefollowing require- ments: used in business or held to produce income; expect- ed to last more than one year, something that wears out Recovery Period, n-the number of years over which the basis (cost) of an item or property is retired. Class Life, n-the number of years that establishes that properly class and recovery period. Need a factory•certifled roofing contractor? Visit www.gaf.com ROOFING SOLUTIONS 21 Fixing the leak It's not as simple as it looks BY MICHAEL RUSSO, RSI ASSOCIATE PUBLISHER & EDITOR ven roofs that enjoy regular maintenance may leak at some point in their service lives. One oftheadvantages of a far- ` mal roof maintenance program is that it makes it easier ro predict, pinpoint and repair small roof problems before they become catastrophic. While building maintenance personnel may have the skills to make temporazy, emergenry repairs, it is ahvays betty ro rely on the roofing contractor ro handle this work. Sending untrained pa- sonnd ropatch aoff during a rainstorm can be dangerous, and their efforts may wind up voiding the manufacturer's warranty. Also, keep in mind that die .• • cause of a leak may not be r ' roof-related (see "Dotit blame the roofer,' on page 18). Either ~' °'. way, the first step ro take when .~ a roof leak is suspected is ro inspect the building's intaioL Look for signs of moisture infiltration and staining on the • walls, ceilings and roof deck, if I. ' 'Belone - Open seams and visible. Keep in mind that ' deiedorated satiate on.~modF... '' depending on the type of roof Aedmen membrane on ,system, it may also be difficult . 516ped~,wall ro determine the exact source ' ' ~ of water entry. Leaks ocasion- • ally result in damage far from ,: whore the water first entered the building. The roof system should be • ~ inspected by aqualifiedcon- tracror orroofconsultant before corrective work is undertaken. In the meantime, AlleF-Rehdorcedopen~ssams: your maintenance personnel • . by ushig~athree•course Aashhg~ : can check for clogged roof " ai>arat drains, scu ers, flats or .edasplialtemulsbncoatli~ PP 8u . leaders. Displaced ballast or • walkway pavers are another due that something may be amiss. Also, look for uneven, settled or depressed areas that prevent proper drainage and lead ropond- ing wares If the roof is under warranty, the manufacturer should be con- tacted, Once a general survey is completed, a more detailed inspeaion of roof details should be undertaken. The areas to concentrate on include wpings, cap, counter and base fleshings, gravel stops, roof edging and fascia. Check the condition of pitch pockets and pipe boots at roof penetrations. Onsingle-ply mem- branes, inspea rheseams roensurethere are no voids or open seams. Onbuilt-up and modified bitumen membranes, for blisters, wrinkles, worn spots, holy and deteriorated areas. Bullt•up rooflng membranes Spot repairs can often address deficient or degraded wndi- dons atisolated locations in the field of rheroof or atflash- ings.These problem spots are often punctured, cracked, blis- tered orwrinkled areas that are beginning tolose-or have already lost their waterproof integrity. Roof cements, coat- ingsand trowel-grade products can be quick fixes in these situ- ations. However, one must be cxrefitl not ro void an existing roof warranty. For example, if an inexperienced maintenance crew uses asphalt-based patch- ing materials on aPVC tha- moplasticmembrane, further mof damage is likely ro occur. It is best ro leave permanent repairs m the roofing cantrac- ror. Lathe professionals cut out and replace damaged sec- Belos~•-OpenjoirdM~modRied . `'~bVlumen Aashing on tiutltup 'roaf:system ' Ate-Bepa6ed openJoArt Nt AasMng6yusingthe~three- CWISe Aashing repel) metliod: ~Belore-TentlngofEPDAfinern: ti-ane at pedmeter wafl,due Go fags:ofattachmentofinein• '• krape•to base tle•m. ' bons of the roof, replace failed flashings and reseal open field seams. Spot repairs can be cost- effective for temporary repairs and add a few months or years to the life of a roof, depending on its con- dition. But if problems are widespread or a significant amount of water has already entered the roof system, it's unlikely these techniques will stem the leak. ~;~~~ ~ . ~,~ ~ Modlfled bitumen k~i ' ~s~~:°;.>~~' ~ Major modified bitumen •~' '~ _ - ''~~ ~ repairs involve priming the •w ~~''• membrane and then patching .~;; ~~ ~ ~ with a modified bitumen ' ;! ' ' material eight inches wider in :• `'~ .: ;,' . ~ , ~ all directions, with three-inch .~,'~Aer'dnstallatlonafnexr •'•: ;;~~ radius corners. ,~el"IorcedPed'neterFlasldrg;J` ~ ' ' Depending on the modified .,~Sldp.iw ~butyltapeattached,~~ ~7•nd'EP9Mflashing.New.l bitumen roof membrane '• liir~s are seamed to;the~ " •• type, the patch can be hot- , yndersideoftlieex'stingb'&19l*:.~' orcold-applied or torched " membrane. down. The majority of SBS ~ '~~ modified bitumens today are - still compatible with hot asphalt, while APPS can be patched with a hand torch or compatible cold adhesives. ;. • ~~~ Single-ply membranes Emergenry repairs of thermoses (EPDM) and thermoplastic (TPO, PVC) are often made with duct tape, roofing tape, peel and stick seam tapes, polyethylene sheets, or butyl or polyurethane sealants, depending on the size and severity of the damage. As mentioned above, don't use liquid or pourable asphalt repay products onsingle-ply membranes. Permanent repairs usually involve resealing or re-welding large areas of open seams andlor applying professionally-installed patches made of the same membrane type. This typically involves a thorough cleaning and pruning of the surface ro be patched. The Repair Manual forLow-Slope Membrane Roof Systems is an excellent reference on single-ply repair techniques. To order, call the National Roofmg Contractors Association (NRCA) at B00-323-9545 or visit them at wwwnrca.net. Another good technical resource is the "Manual for inspec- tionand maintenance ofbuilt-up and modified bitumen roof systems; A guide for building owners," which is also available through NRCA. xsi 22 ROOFING SOLVlIONS i ' ~ Vlait CAE at www.roofexceNence.com I llsohnical questions about tooling? Call 1.800~ROOF~11(1.800.766.3411) Hoo~NO soumows 23 +l>?apBiroEs`p)fE~membrane by using a three course 118shing riepafr. , ~.. inetAodreonslstlhg ofabase layer of plastlc cemen4 a hdyeroEa~belt coo'ted!'(aDr(c andatop layerofplastlc cement ~la~>~ ~~ ~~ ~ l~00>7''~~lu~fa~eu~e (~ffua inspection report, a photograph, or warranty data-in its own dec- tronic file on a darabase.This data can then be put inro a consistent format, and can be easily accessed andcross-referenced. Thanks ro technologial innovations,entering this infornatan inro these databases isbecomingeasierday-by-day. Roof inspectors can enter data while ontheroofusing cabletcomputers--wireless machines that allow them ro use a New tools help owners track roofing assets mop quiz: What is one of the most important rook building (!('owners can use ro protect their roofing investments? Answer:Information. Knowing the condition of the roof, when an inspection is due, when the warranty expires or when a roof was last repaired can help building owners be proactive in maintaining a roof; and therefore avoid expensive roof repairs or replacements. Jim Nugent;s national service manager at generalRoofmg, tite nation's largest roof contracting compatq: He says that studies have shown that beingreactive roroof- ingsituations istriplethe price of being proactive. Obtaining and managing this information used ro be a tedious and thee-intensive task, but roday there are new technologies and roofs available ro streamline this process.Theresult ismore valu- able, accurate infiormadon that can help building owners save time and money by extending the life of their roofs. much screen ormakehand-writ- tennoteswith astylus ordigital pen. New battery technology n gives some tablets a run time of~ eight m 16 hours, so inspectors dotit have ro worry about the computer "dying" while they are on the roof. And some software programs for tablets offer inspec- tion templaresforthe inspectors ro use, which ensures that all the nec- essaryinformation is collected in a utriform format. Digital amens also allow inspectors ro easily and quickly take photographs of problems areas on the roof. These photo- graphs, as well as information sroted on the tablet PC, an then sr ........,: .., .~ .. .. Collecting Information Traditionally the wmmissioning of ~~ Corporation, actors, ua.) anew building ro its owner is aceompanied by the tratrsfrr of a stack of paper documents, such as warranties, maintenance guide- linesand buikfingplans. This mountain of paper grows with the addition of items such ashand-written itrspection reports, rough sketches by roofing consultants, and maintenance updates. Many of these doartrratts are in different formats and atiteasily becross- referenced,andthey are often srored in file abinets where they are easily misplaced. As a result, this valuable information is often ignored. Now, however, there are roofing asset management software programs that an collect this itrformadon-whether it is an be downloaded directly inro a database when the inspectors return ro their offices, eliminating several steps in the collection process. Accessing Informatlon With roofing asset management software, building owners no longs need ro search for a paperfile folder for each roof and hope it still wntains important materials such as maintenance and repair reports. Not only is this information easy ro Emil on a roofmgdata- base,but it analso bemanipulated roperform funcdonssuch as generating comparison budgets on roof repair versus replacemer~ or identifying trends or similarities among other roofs in tfre sys- • Inspection Information • ~!!~ Mwa.xr Mwh,or. _ w,e,c~, ~.~ w asoo ,. o"w. _ . ~ai"aM, ... , n,~Prq ... . -• w"~~- r~as~,w. ~ -~ ' • w,, ui :p, n.gerq ww wr 4r.9w ~ We.xa~a+ : ~--~ . •o'F,s• o.~ywFR weravwr •,or.~dwkowr rim, ,r.nr r;Yw ~roMwoanw~l"ddY~p . r'uw~., r ~„~, 5a„arwrrs orwa+irr"d, .,~ . .r;FR,~,12Y ~r.,X'• Bea ~6d. __ws -.~ Rooflnspectors can enterdata wMie on the roofusing tabletcompulers, Diglfel cameras allowinspectors to eesrty and qulckty G3kephotagraphs ofproblems areas. these photographs, as weAas information stored on the tabletPC, can then be downbaded dhectiy irdo a database when the Mspectors return to their offices, eliminating sevaral steps in the collection process tern, giving building owners a bier picture of all roofing assets. Some roofing asset management programs an index roofing wn- ditions using a color-coded system, which enables users ro look at 25 roof's u a time and quickly discern by their colors which build- ingsneed immediareattention. As Ken FifrJsld, building envelope speaalist at Western Michi- gan University (WM[J), states, "We have about 500 roofu-g sec- tions srored in anasset management database system, so it is very easy ro do a search on something like age and use the results to quickly produce a repot on aging roofi." He adds, "There is no way we could do that widr paper files." A roof's hisrory an also be easily compiled for analysis. "We had one situation where the single•ply roof had problems, but the client didn't know what kind of roof it was or why the problem was so chronic,"Nugent says. "By accessing information we kept on our asset management database, we were able ro go through past inspection and repair reports and identify that the problem was a product failure and how ro best handle the situation. We were able rotrouble-shoot an entire roof system by looking at hisrory of one particular problem." Presenting Information In the past, if a building owner wanted ro produce a report using roofurg information, he or she would take die available informa- donand produce a Power Point report. Naw, however, there are special roofing proposal software programs that can create high quality reportsthat indudemarked-up CAD drawings, budget estimates, external repots, and phorographs.The resulaareeasy- ro-understand documents with valuable information that can be presented through email, as hard copy, or via a Web sire. Another advantage to these systems is that they allow the user ro customize repots for different audiences. For instance, a repot on roofing wnditions might use a pie chart ro convey this information ro building owners, whereas a roofing consultant or wntracror might receive a much more detailed listing of roofing problem areas and recommended repairs. Thanks ro roofs such as tablet PCs; digital cameras, proposal writing and asset management software programs, accessing and presenting roofing information is easier and fast than ever. Aaord- ing ro Fifelski,having acce% ro up-to-date, accuraredatahelps WMU do a better job maintaining their too&. "We can use this information ro focus on roofs that are in poor condition, have warranty issues, or are in a crucial, sensitive area," he explains. "By making more informed decisions we are able ro react faster ro potential problems and extend the lives of the roofs." roar Author Steven James is president of Digital Facili~es Corporation, which offers integrated software solutions,consulting, and online services to building owners and facility managers; service providers (contractors, consufarrrs and distributors); and produa manufacturers. For more information about Digital Faalities Corporation, call 905-844-3300 or www,digital-facilipes.net ~ R100FJNG fI~W7701fiS i Yisit CARE at wwwioofexcellence.com Need a factory~ertified roofing contractor? Call 1"888"LEAK~OS kooFrNa so~unor~rs Z5 Roofing asset managemerd softxare programs can collect Information M their awn electronic file on a database. TAfs data can then be put into a conslstentlnmun; and can be easlty accessed and crossaeferenced, (Photos courtesy ofDigital I ', ~~ $® l(I~U ~ ~~ I~bGf1~~BOstfiOll~ ~ ~~c~ ~~~r~~ ffor~ a Worry-Free Roof BY MICHAEL RUSSO, RSI ASSOCIATE PUBLISHER & EDITOR ooking for a maintenance-flee roof for your new building? Well, good luck, because you won't find one. Despite the greatest efforts of rodays roofing technologists, there is still no such thing as a 20-year, maintenance-free roof. Sure, there are some roofing systems that come dose, but there are alwaystrade-offs, usually in the form of initial castor installa- tionhassles. Plus, even the toughest roof systems need ro have their drains or gutters cleaned out every once in a while. That's why conducting life-rycle cost studies-and having a general knowledge of roofing systems-is so important before making a new or reroofing decision. In general, the property use will define the type of roofing system that's best for your building, along with the roofing contractor's andlor roof consultant's recommendations. While the choice of roofing system is important, r}-e selection of the roofing wntractar is critical ro the success of any new or reroofing project. Roofing wntraaor ski0s and experience vary widely. These days, most manufacntrers certify dtea wntracrors, but some even offer different levels of certifica- tion. For example, GAF offers itc Master Select roofing wnttactorpro- gram.These applicarors can offer owners services and benefits that are only available ro the rop tier of GAF's wntraaor base. In fact, these installers represent less than 396 of all roofing wntractors in the U.S. It's an exclusive group that requires high standards in workmanship and fman- cialstrength, and it offers greater security to building owners looking for quality installations. GAF Master and Master Select contractors offer benefits that 95 out of 100 contractors can't provide. These enhancements include: D Available guarantee extensions of up ro 10 years after the original warranty has expired. ® Steep/flat warranty coverages that include both labor and materials. ~ Problem prevention inspections by quality assurance representatives. ®Avalable 32-year labor and materials warranties. ~ Incentives for scheduled maintenance that extend the warranted life of the roof. ~ Exclusive coverage where leaks are most likely ro occur that are custom-fit ro your roof. You can find a GAF Master Selea wntraaor at wwwgafwm. 10 Restoration problems and solutions Solution Improper substrate preparation ~I'ashing~fiaf>r~.e~~not~ir~pbe~d~ed~ :, loose fasteners Lf:.aking~detail's._~ ~ . . Improper eoatingapplicatioa ..r_ .... Restotii'n~raof beyond~.repafr Coating over wet substrates ~lpl~rug,coati~,s over~irotswbstrates. Applying~.eoatl~gs to cold sabsttates~ Repairlag,EPD~rI seams~with~fabnc Clean thoroughly • ~Eut,,flatte'm,add~~abriE. ~. Tighten; replace stripped fasteners • . .... ~iPra,perly~reflash. ~l details ' Apply to specified thickness _ ~estore~onl~'"sobnd"roofs ~ ~ , Surface scan potentially wet areas .. ;Appty be~ee ~~1:~.a:d~grees,f ~ • Do not apply below 40 degrees ~F Repair with IrPDltl' flays' . .... . (All cliar~Gc arse courtesy of The Centerfor theAshwncement ofRaoRng Excelh:nee (CAR[f~ How roofing products perbrm Weve all seen or read about thecopper-clad steep roofs that have waterproofed historic landmarks in the U.S. and Europe for cen- turies. But few building owners would opt for such a material on an office, high-rise or manufacturing facility, unless used sparing- lyfor adome, tower or portico. Those capper roofs of old had other intrinsic advantages, such as steep slopes and no roof traffic. Institutional building owners of the time also didn't have ro worry about roofrop equipment. On paper, contemporary standing seam and metal panel sys- tems offer many of the same aesthetic and per- formancebenefits as hand-formed capper. Althoughrelatively expen- sivepersquare foot, metal roofing can fare well in life-cycle costing analyses. It can also be a great recover option that adds ope and drama to an ' ring flat roof. Installation tolerances are fight, however, and a quality westing is key for long-term wrrosion pro- tection. Recendy, a number of roof wnsultants have reported problems with ante was the use of durable lead or copper (lashings. Even the nails used on these roofs were brass or capper. The underlay- mentswere at least 30# and of greater quality than thoseavail- abletoday. But cost, weight and difficulty in finding qualified installers are challenges for slate. Stone-wated metal shingles and super- heavyweightasphalt products are also viable options for steep slope projects. me hat stuff Almost 20 years ago, a roofing manufacturer gave out pin-on 10 Asphalt Shingle problems and solu0ons Solution De~kiri ~spae~d~inipilJD~~IY•.,: .: ~.,,`.~.Eont~~u ~che:~ks~~tle~ic. w~~:;:~1 -r.:•• ~l Y ..~1^L .. ._.L. L' .1:. t... .. .ru'.{... ~... ~::..i~t.:r.ik.....3.:4 ri~r __ 4.. Installing over rotted plywood Repair/remove rotted plywood In~ta'Ili~g~o~ierliuckie~~urrdega~ri~er~~~~"' ~~ ~~epai~~rem~ove. ~ ad`e ~nwe~,~~ ' ;~~~ :k.; Underlayment not installed under drip edge Install underlayment, then drip edges _ ^r. r.r.. .,~~~• .e~ ~I~~al~bai~~ei~m~y~ll~._:;~'~'~~_:~;.,~' ,tx<~rl!s~Il,Ileak.ba~e~3forisji~ems~~'~-':~~'j Valley shingles not clipped and sealed Seal every shingle to metal or shine beneath I~p~roper~tep~flashlag;. ~....~:~:` ~,....`~~1~~11~~py)1'ashifl ~~fdk"e~er~s~hin e::...,. No sealant at starter strip; Cut starters to align sealant at the edge .~. ~~hs~ahrlndge~.afid~soffii've~t's~~~o,,;:._~om~', Nail in location recommended by supplier inferior materials being used in place of more expensive products otigi- nallyspecifiedfor metal roofutg projects. This has created havoc with roof detailing and premature failures. So be sate you are working with a knowl- edgeableroofing wntrac- ror orroof wttsultant before wnsidering metal roofing. Tuneless slate roofing has been the clear winner in any steep-slope Strong contest. The key ro te's long-term perform- 10 Torch•Applied problems and solutions Solution Trains,~sfe:Hers,..~se~~ztingt+'isFiers,~i~ared4;s~aas Perform inspections, ensure proper bleed-out Relax sheets, avoid phasing .... _~Purpe.r,IpetaTs.;,:ensecepro~er adh~si®~:... ~ _.... . Start at low poirtt of roof; install shingle fashion _~~I~efaz~s~eeti5,~nctease`~asteriersat~ot;nei~_~ ~ .~ Store materials properly;.protect roll ends ~^ , iFoll~.mannfa~r.~rs'+sper;s~~ .__.~, ....__..._.,,' . .. g) Use 2nd barrier, slope coping cap ~ ROOFING ~ ', ~ : i 1E:it CARE at www,rootexcellerrce.com Technical questbns about roofingY Call i~R00F~11(1.800.766.3411) Roo~reo sow'noNS 27 :7 Top i0 Hot Bituminous problems and solutions Problem Solutlon Temperature control of asphalt :.. 't~se_infrared_thermometers_ Mopping practices Follow specs; ensure equipment is okay Poar.'int~,tply~~inte~gt ~ ~ ;:Nafoattraffic;dorit.instalf'too,fiot: Improper flashing Ensure proper height, length of flashing Dry laps ~. .... , • ~ .. • .. , . Broom fells : . ~ ~. .. Inaccurate head laps Check ply lines; use chalk lines .~ Firesa ~~~.~ • ..~ . .. .... . ~' . . . :r , ..__. .. :heck ther~ameters on~;kettles . ..._..... .. . _ . ... Poor base sheet attachment Relaz sheets; conduct pull-out tests Gravel~einbedment ~ ~ ~~ ~ ~ ~.po~'~t~iver'heat as~4aalt, embed~:giavel quickly Lack of coping moisture barrier Ensure blocking and cap attached properly Top Single•Ply problems and solutions Problem Solutlon Aii`ol~, inc6itsistenf~aield~ ~ `~ ~ ^. '~obd'uct`tesfwelds; probe all se~ms~ ~ ' Seam voids Dan't start.and stop welding excessively Easteeer~placemer~ ~ - ,. adjust screw~,gun~clutc'h setting Fasteners too long, short Ensure fastener engages deck, in top flange . .U~adl!ereii:mem'brane '~ ~ . .: Il`se~eorreet_adhesives at.right rate and temp. Unadhered base flashing Use initial priming, 2nd adhesive application ,Contaminated:,roof substrate , iUse• brooe~ or blowerprior: to ,iRStallatiotl Flashing displacement Follow fastener placement guidelines Abuse afiinstalled.,roof ~ ~ ~ Protect rnembrane;,~use jab sequencing buttons ro the press that proclaimed: "Built-up roofing works." That statement is still true today, according ro RSI's wmmercial roofing contractor surveys. From 1978-when RSI first began collecting data-to the present, contractors report the fewest callbacks and failures with built-up roofing. "I have some built-up roofs that are approaching 20 years old," said Harry Bruton ofBruton-Gomez, Corpus-Christi, TX. "In my experience, I've never had a product failure, even under our severe heat and frequent high winds." "Built-up roofing holds up much better in high traffic industrial environments than other systems," adds Malcolm Nunn, Jr, of Roof Systems of Virginia, Richmond. Another powerful recommendation comes from Larry Scroggins of Hankins Roofing, Kansas Ciry, M0: "Four-ply, "As 6®tia~ ~ ftBoa3 ~k ~ fBli~~Iro1~90~B0CN fiA 9~~ f~u~ao ~.~~ ~ 1~~ ~fBf6 X17 ®~ 1l~j0N t~~NCt79 >~~ Coil' ®~ $~ f9f~~901~~~69A'Qf7 ~if~ ®BB ~C9 ~PBBB9A~0 ~~~- wsa~ ~e s~~ Irr~~f >~~ 0U~AB0$~~Bff3QG A'~~." Peter Kalinger, Technical Dins:tor, Canatllan Rooting can7actarsAssociatlon. gravel-surfaced, BUR offers our clients the best return on their • investment on a cost per-year-of- servicebasis. BUR is repairable in later years, and it gives plenty of warning to the building owner before it goes out. Owners have time to budget repair or reroofing costs and nurse the roof through until they've got the money." BUR continues to be one of the most repairable, maintainable roof- ingsystems around. But it has also lost market share to single-ply roof- ingsystems. The potential installa- tion hazards of hot roofing, along with visions of foul- smellingasphalt and coal tar pitch, have not helped BUR's image. Compaze that to installing a clean, cool single-ply membrane, and it's cleaz why some roofing crews prefer applying light-colored flexible membrane systems. Ambient-applied coal tar and modified bitumen products are helping this segment survive, but these new systems don't have the long track rewrd of traditional BUR In general, labor and materials costs for built-up and hot-applied modi- fiedbitumen tend to be higher, and fluctuating asphalt prices don't help. But BUR vests out well over the long-term, and many large industrial owners swear by the product. • Single-ply Innovaitons Today, efforts by SPRI and the American Society for Testing and Materials have brought the industry numerous material and performance standards and technical documents on sin- gle-ply roofing. A visit to www.spri.org is well worth the building owner's time, as some of the most valuable docu- ments are now downloadable in PDF Format. While not as sophisticated as roday's systems, the early 45-mil, unreinforced, ballasted EPDM membrane systems offered owners tremendous value, even if they lasted only 10.15 years. Today, manufacturers are offering rougher, 80 mil-plus fleece-backed membranes and a vari- ety of insrallationoptions designed ro reduce labor costs. Nevertheless, thermoplastic, heat-weldable membranes like PVC and TPO have eaten into EPDM's market share as of late. Single-ply systems are arguably less main- tainable than asphalt-based membranes, and the thinner sheets are more prone to damage. nance-free roof, or a roof that will work for every building. Be wary of suppliers pushing "single solutions" to all your roofing problems, but pay close attention to those offering "good-bet- ter-best" menu options for their roofing systems. A reroof or teaz-off can be a painful process, and it's tempt- ing to forget about the new roof once it's finally installed. But if your company plans on keeping the building, keep that pain fresh in your mind, because you Il be feeling it again if you ' don't maintain your new roof. nsr ply BURS and modifieds offer redundan- instleaks and puncture, while one open single-ply seam can cause havoc for the owner. Still, single-ply systems are among the most economical, energy efficient options around. And, if caught in time, they can be repaired, re- watedand restored, with five or 10 (warranted) years of life added to the system. The subject of maintaining roofs to keep them reflective is a newer issue that will need to be addressed. Will building owners actually spend the time and money to power wash their roofs every three years? From a practical perspective, we think not, lest the yearly ener- gy savings of a white roof aze eclipsed by maintenance costs. Perhaps the best solution is ro design more slope into the roof system in the first place to reduce dirt accumulation. Also, building owners today have a much greater investment in thermal insulation. Roofs that once had barely an inch of wood fiber are now sporting R-values 10 times as high. This makes the economic consequences of roof leaks that much greater. When one considers the liability issues associated with and mildew, the need for roof mainte- is stronger than ever before. o, there's no such thing as a mainte- 28 R00F1NG SOWTIONIS . ~ VbR CARE at www.roofexcellence.com Need a factory~ertifled roofing contnircto~? VieR vwirw.gaf.com noo~Nia s;a.iurioNS 2g While the choice of roofing system is important, the selection of the roofing contrac- for is critical. GAF Master and Master Select contractors offer benefits that 95 out of 100 contractors can't provide. ~~. ~~ ~ ~ .• ''rid, lT DTs ~~->~ ~~ ~~ ~ ~OO>~~i~a111~~~IC~ ~~ ~ti~~ gfoot BY MICHAEL RUSSO, RSI ASSOCUIE PUBLISHER & EDITOR ~. orror stories about the havoc wreaked by maintenance ,,~ personnel and other trades on roofmg membranes often seem obit faz-fetched. But don't you believe itabitfor-fetched. But don't you believe it. All the tales are true. _ Many of you may remember the old United McGill Corp. "Bigfoot" ad. It featured a Dennis Franz (NYPD Blue) look alike--except he was a lot big- gerand meaner-tromping over the company's metal walkway system. Besides his big feet, he '~ ; was ammed with a huge toolbox. Presumably, it ti ~ ' ` ``' ' ' was filled with lots of sharp metal instruments capable of piercing most roofmg membranes ~ „.. ,';; ' ~ ,'• when dropped from his considerable height. ,. ' = ` The ad was aimed at the azchirect and ~.~ f'~ building owner, and I'm sure many facili- ty managers smiled at the phoro, secure , ' that even if someone as big, mean and ~; , , :.; ~, . ugly as Bigfoot existed in the real world, he ' wouldn't be walking around on their roof. I would have thought the same thin until a few yeazs ago, when I walked the three-month-old ~ ~~ , roof of a new Kansas City, KS, casino. The tour wnvinced me that Bigfoot is alive and well and ~ ' still living somewhere in the Midwest. It was either Bigfoot-or the HVAC conaactor ' from Hell had his way with this poor roofing membrane. When I walked through the pent- ~ •~ ~ ; house door and stepped out onto the roof, I almost fell over. Someone had put Grow ofloose-laid, two-foot-wide, fiberboard "pavers" outside the door. They rocked back and forth as you walked on them, and someone arrying a heavy load (or less coordinated than I) would certainly have taken _ tumble. This rickety roof walkway simply ended about 10 • feet into the field of the roof, as if its creator ran out of material or wuldn't decide which direaion to take. The unfinished walkway looked like a diving board poised over a lazgepool-in this case, abrand-new, fully- • / adhered EPDM roof. That's when I spotted the first signs of Blgfoot. The trail-consisting of random flaps of rorn roof mem- brane-was easy to follow. It led to a meticulously flashed HVAC unit. Unfortunately, there were puncture holes all around the equipment. The trail of devastation led up a metal access ladder onto astone-ballasted section of ' roof ' I thought I'd lose the trail here for sure, but the rock was displaced and the damage to the 45 mil, • unreinforced membrane was easy to follow I hoped that it was just wind scouring that displaced the stone, and not Bigfoot, as he shuffled menacingly along on the roof's surface. The footprints led to a couple of exhaust pipes. The smell of grease from a kitchen below was heavy in the air, but the roof- ing cantractorwas careful enough to have laid down pads ro protect the surface of the EPDM membrane from the oily residue. ' But that didn't stop Bigfoot from somehow shifting them fi~.STIMON1ALa "A ~~ ~uu~6ao>~en~~Q;~ ~u'a>~a'a~ue ~9G® g~ac >~ ~~Iat~ ®ae~ ~~®oo~' jj~a>t~~~9~ ~~Orb9e~~ ~e~®tr~ $9>ae~- ®CCICPi~ B'S~®P$S ~fI®111! ~9BIi'A$®Bly ~®995 ~~BIAt~®9B ~®i~®R'S (~S f @9S1'~ . Sf ~/61S®llva6l~, ®9~. "~®~ao9DBlbi~ ~®®~Cll~ aan~ ~hee$ Po~~$~B efa®~~ ~ ~®~ ~®~ ~~' mS" ~~f lllae611$~ w~aace 0s ®be6®Ilsly ~e't9Ow91a9~ ®~ out of position and away from the offending pipes. I walked back down to a third roof seaion, which featured a echanically attached membrane. The stronger, 60 mil, rein- rcedsheetwas dished in plaas and scuffed up pretty good, although it looked watertight. But oh, the size of those inden- tations! I had seen enough. Besides, the wind was really picking up. It rippled the underside of the mechanically fastened mem- brane, making an eerie flapping noise. Maybe Bigfoot had wings. The maintenance man from hell I made my way back tothe penrhouse,careful roavoid stum- blingover the fiberboard walkway When I met with the building manager later on, I asked him about the roof "We've already had a number of leaks," he said, frowning. Yet, not a drop of water had passed through a faulty seam or flashing detail. Workmanship on the project seemed excellent. But the building owner was disappointed with his single•ply roof; he was also miffed at the contractor and the membrane supplier. It just didn't seem fair. Suddenly, a large, dark shadow loomed in the doorway. . "Here's Roy. He's our maintenance man," said the buflding manager. I really didn't want to stay and meet "Roy," but I just had ro get a look at the size of this guy's feet. RSI • 30 ROOFIN4 SOLUTIONS ~ Yiait CItRE at wwx~roofexcellence.COm Tiechnlcal queetiona about roofing4 Call 1"80aRO0F-411(1.600.766,9411) ROOFING SOLUTIONS S1 • ,. •; ~~ ~; ;'; "Improving an Industry through Excellence In Education" ounded in 1999, CARE is an educational organization dedicated to excellence in the roofing industry. CARE is funded by GAF Materials Corporation and U.S. Intec. Beginning in 2004, the Indy Racing League has also pledged its support. CARE has successfully provided education to more than 25,000 roofing industry professionals, including contractors, distributors, specifiers, purchasing professionals, and even property owners. Why CARE? The need for education within the roofing industry has never been greater: ~ More Technologies = A Why and How Crisis... the technological complexity brings with it a, "When do I use this technology versus that one"-and-if using a specific roof system, how do I estimate and apply it right, and avoid common mistakes! Consider how many systems options there are New and replacements roof systems, including asphaltic (modified and BUR), single ply (EPDM,TPO, PVC), metal, etc.; restoration; repair and maintenance; shingle systems (3-tab, architectural, designer), etc.-there are so many combinations-and so many things that can go wrong! Industry Growth =Talent Crisis... roofing attracts "a rare breed" that enjoys the unique stresses and challenges of this industry. Other than "on the job;' where can industry professionals (including installers, foremen, supervisors, estimators, distributors, specifiers, architects and even property owners) learn how to specify and properly install the myriad of roofing systems that are now available? CARE Principles CARE educational events are not biased toward any roofing technology. The core principle of CARE is that all roof systems have strengths and weaknesses. Likewise, every facility has its own unique combination of characteristics, such as weather exposure, environmental factors, owner's investment criteria, current/future use, etc. CARE's professional educators help students understand how these roof system differences can influence roofing selection. How Is CAREAvailable? CARE education is available in many formats. However, the majority of CARE initiatives are "hands-on"events (both in English and Spanish), at either CARE Training Centers (located strategically around the coun- try) or at the more than 100 "on-the-road" events that are customized regionally and locally through GAF Materials Corporation and its me supportive distributors. CARE also helps produce educational prograi ~ ~~ on DVD, CD, video, pamphlets, guides, and even on the Web. CARE Core Education Process Unlike most traditional educational approaches, CARE employs two advanced learning methods that have been proven to maximize student comprehension: 1. Right And WrongTechniques...Teacb not only "how to do things right" -but also how to "avoid common mistakes" 2. What And Why... Not just "what" to do-but also "why" it's important Interested In CARE? Please visit www.gaf.com or call 1-866-671-CARE (2273) CONTENTS: i We%me to the GAF Fami/y! What 7jrpes Of Things Can Cause Premature Roof Fai/ure? ~` ~. ~~~ ~~ ~ Protecting Your Roof investment ~ What's Not Covered By Roof Warranties Qua/ity Care- /nspection Maintenance Logs Maintenance Checklists Qualily You Can Trust Since T886 ...from North America's Largest Rooling rnr r,~nreRin~s Manu/acturer ~:orz~'~>i~ni ioN Welcome to the GAF Family! You've made a wise investment and you're not alone! More North American property owners have chosen GAF Materials Corporation than any other roofing system. Choosing the right roofing system not only helps to protect your property, but may also reduce the chances of construction-related litigation. Did you know that roofing represents just 4% of the construction cost of a building-but as much as 75% of the litigation cost! Much of this litigation might have been avoided with aproperly-selected and maintained roofing system installed by a professional roofing contractor. GAF's promise to property owners is to be your best and safest choice" in roofing. We deliver on that promise by providing you not only with - quality products - installed by certified roofing contractors, but with the information you need to help maintain your new roof (and guarantee your coverage) for many years to come. Please read through this booklet carefully. If you have any questions about how to best maintain your new roof, please contact us at: 1-800-R00~411 (1-800-766-3411) What Can Cause . Premature Rood Failure Before you can learn how to maintain a new roof, you should begin with a k review of the types of things that can shorten the life of your roofing • stment (and can spell trouble for xour faci/itv and its occupantsl. ii ®~99 ~M~ ca-~e • EXpO~SIII~.,. Either long-term exposure ° extreme Weather... ~ to the elements (sun, water, freeze-thaw) Lightning, high winds, hail, ~ or shorter-term exposure to damaging drenching rains that overflow air pollutants and chemicals the flashing heights • SYNCturAl II~ORner~nt... Such as building settlement or expansioNcontraction not accommodated by the roofing system ~ • Biol~iCal Broom... Such as vegetation in areas of standing water or algae ° l~quipment Additions... Improperly added equipment or other items improperly added on the roof (items added by tenants are a very common source of roofing problems) • Fixing ~bl~as tlpl... ° ~6'ade ®amage... ese can add up to a much shorter roof I'rfe - Punctures, holes, etc. caused e.g., 'rf a small problem is not repaired, then by trades other than your ~ a large amount of insulation can be damaged roofing contractor • Forgetping but ~aieotee~nee... This is perhaps the single biggest cause of premature roof failure • Cl~nge /n prie ~ Building... e.g., an increase in the interior relative humidity of a building can cause severe condensation problems within the roofing system unintended Abuse... Vandalism or acciderrtal damage...even a small hole can let a large amount of water into the roofing system What Can You Do To Protect Your i;oofing S!yn? An analogy... if a roo/were like a new car, in order to keep /t running smoofhty, you would have !f per!odicalty inspected! Keep the oil changed! Rotate the c! Here is a compreieeosi~e fist o~ steps ~` that should ~e aee~®ra~ne~l pereoai6~aloj~ to protect dour roo~ia~~ sue. b~ 1. Maintain Records 2.ConduCt Routine InspeCtioris 3.I~ns~peCt Severe Weather a/ Keep a file of all records relating~to this roof including... ° GAF guarantee ° inspection reports ° repair and maintenance bills ° original construction drawings, specifications and invoices d At least once per year (twice per year is optimal, typically in the spring and fall) d Inspection maint~ance cheddists an: provided In this Guide d Always inspect the roof for damage after severe weather such as hail- storms, heavy rains, high winds, etc. ~ These cal br; ~-helpful if y~ -med in have repairs nr~ or have a~l- tf~al e~ipment awl in U-e ref. ~ Atso helpful when ft's time in re~oof -since you Ihrow what~s up on ~ Hoof arml whist's been d • ~ simple realh-...in ~ s~firy~ y~ want to tdietdr tar any mainte- nance hams be moiled r~tliM system - amf In ~ fall, you're che~IrliM in matlre sae t~ Hoof Ls ready tD ~ ii ~ winter • VVhait [~~ Why 4 Repair d All roofing repairs must be per- • Remem~r, improper ~~~~ formed by a GAF Authorized, repairs are a common Master, or fNaster Select Roofing cause of roof problems... Contiractor, including repairs for and aro easy to avoldl ' non-guaranteed conditions d Wake repairs with GAF materials, following our current n:palr guidelines for the type and qualify of roof installed 5.1(eep Roof d Always remaNe debris from roof... Clan & Free such ~~ Of Debris ° Leaves, branches, dirt, rocks, bottles, ° DetNis and trash from other trades, etc. a/ Keep gutters, downspouts, drains, scuppers, and the surrounding roof arces clean to ensure proper drainage 6.~ d F~camine all metal fleshings, ~1 counter fleshings, expanskm Joints, In Good and pitch pockets for... Condit1011 ° Rust ° Detachment or damage ° Deteriorated sealant a/ Reattach loose metalwork, replace sealant as necessary; repair metal as necessary; and prepare and paint any rusted metal Trash and debris can cause not only harm (sud- as punch-res) b d-e ofodng system, but can also be a safety hazard; this can range from simple "trip" hazards to potentially over- loading the shuctwe with extensive ponding water from clogged drains • Metal components on a roof are a common point of water entry • n doesn't matter how good yourroodng system Is if the adjacent metal is letting water into die building wna~t 7. IY~ Iry Co 8. 9. NIa~~P Equipment AAaintain ROOF Present Examine masonry walls and copings for... Cracks and bad mortar jams Deteriorated sealant Loose masonry/coping stones Indicatlons of water absorption Repair all such conditions to prevent water infiltration Examine rooftop equipment for any problems chat may allow water infiltration - induding: Air conditioners, vents, and duct work Equipment stands or screens o ~i9~ Satellite dishes, antennas Eliminate arty spillage of coolant, als, grease, etc. and repair roof membrane if affected. Examine protective coatings and recoat any cracked, flalked, blistered or wom arces witl~ a compatible GAF roof coating 10. MlnimQe / Minimise rooftop traffic by limiting access to necessary T~f ICp personnel only Maintain a roof access log so titat you cen ascertain who has been on tire roof in the ewsrt of damage to the roof from other trades (COrrt'~ MFaier leadrs fina- any k oflorr incameady at6aib- akd to ~ roefli~ so Areepl-~ any wal .. ~~~•. afar goes a /orb way tv heepi~ the brrildir~ leadr-figs ~ ~hrst as the roof m~ I malrrtenmrce, se t1ro roof tbat~s oo the Be sane to follow t1~e mamr- f~dao~s -aaintenmice ' -w~arrr-~dationr; prorrded oral ahrays clroclr the roof alter' any service calk to I mrdlre sme dro roof hasn't been accld~irially 1 c ROOf COBtjAgg prI DteCt the from Ioag term e~grasrne to ~ .. ate, if neRectire, ahro p% pneet coolipg berrerrk for the baihlir~ Recoatfr~ of these materials s the oral al ~it to Ire ~ii~ its j~ ~ Roots are mint in keep water mrt...and, if p~rry- ~sil, cat- even actas arrotlror wnrAr a-oa. Brit most reofs are rrot ~sid , fro this oral r~epeaterd, Imp-term Uaffic cmr wear Oat 8 I~f ~ The easiest way to ~evmrf thkilrpeofdkk pule off ~ re0f wlro don't belor~ thane! What~s 1~ypically Nit Covered by Roof Guarantees? ce~~n fh/ f~ ao~n6~/~r fie flues by ire ~t lrae can'do to Pr~ct g~ froe- these caose~ B~ worm Ir~re tD Ihrew more about a c ksa~e, prat r,~ll uor Providing Quality Care For Your Roof ia^ We~ne taken the guesswork out of how to keep up-to-date on the inspection and maintenance -~rork for your roof.- The following pages provide a structured guide for maintain- ing }rour roof. But before you jump in, let's consider WHO should do this work-and WHY. GAF ~ that all lnopectla-s arwl mrfrrterrmuae be pmfiormed trairrod rooNrrg (sndr as the 6Af ~.. ft's-tfroyare properly tr~irod arwl Carr be a crftlr.~l prtrt of yorw taarn to pr~- tecf yorw /rrro~s6rrorrt lnoterad of lnaidror- e~rlence !row in perlorn- these rktles arwl may here a mach better roidlr~ of !row to "cause rro hams" to tiro rooBirg mania! After 6 moms, inspect the following... What To Inspects Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for , stdning, missing mortar Interior Roof Deck for signs of leaks or deterioration Ceiling for signs of leaks Interior Walls for sign of Icel~ Roof Edge for deterioation Fascia/Coping for deterioration Expansion Jards for signs of excessive movement, leeks, deterioration HVAC • dredt dud work, housings, condensate lines, pipes .. .. • inspect sheet metal cabinets and gaskets • inspect equipment baselGe-in Penetrations • fiY all ' pans, inspect ppe boots Drainage System • dearan•,-aownsparts, scuppers • dean out drains • ~ •malre sure drains are working property • dredt strainers and damping rings • ~ Field Of Roof • redistrbute any baYast acrces bare spots .i • rate any defiderrdes or darrra~ and o~rtad GAF • irrsped ooating 'rf prceerd and reooat as necessary Base Fleshings • dredc attachment and repair as necessary - -- - • check counter fleshings • inspect for sign of movement ' Metal • d~edr attachment and repair as necessary • paint any nrsted metal • re~aulk as necessary r Other dredc for oY deposYslsurface contamination, soft areas, ~ vandalism, porrang water, etc. Signature: Date: Name: Company: After 12 months, inspect the following... Maintenanee/Chedc Required Notes And Comments IExterior Walls for k~aks, staining, misting mortar Irderior Roof Deck for signs of leaks or deteroretion ~eiling for signs of ~ - Irrterior Walls for signs of kinks ~oof Edge for deteroretion Fascia/Coping for deterioretion ~xpansion Janis for signs of excessive movenrerd, leaks, deterioration IIHVAC • check dud work, housings, oonderrsate limes, pipes • inspect sheet metal cabinets and gaskets • inspect equipment baseltie-in Penetrations • fill aY pitch pans, inspect pipe boots Drainage System • dear all goiters, down outs, scuppers - • dean out drains --- • ~ •make sure drains are working Properly - - • --- - - - - •remove any debris ~ _ •• - - • • -~ - --- reld Of Roof • redistribute arty beYast across bare spots . • note arty defiderrdes a damage and oorrtHCt GAF • krsped cceiingrf present and reooet as necessary Base F~19ings • check attachment and repair as rrec~sary • check counter fleshings - - - ---- •inspectforsigns of movement etal • dreck atmr;hment and r~air as necessary • paint any noted metal • re~ceulk as nece~ary .Other check for oil depodlslsurface contamination, soft arces, varxlalism, pond'mg water, etc. SPECIAL CONS IDERATIONS: The roof has been through its first full year. Pay close attention to anything that s hould have been fastened but may have b een missed. Also check for any move- ment of ballast or surfacing that may be caused by wind so that you can reposition if necessary or consider ad ditional steps to prevent wind scour. Date: Name: Company: After 2 years, inspect the following... What To Inspect ~ Mai--tenanca/Chedc Required ~ Notes And Comments Exterior Walls fa leaks, staining, missing mortar - Irrterior Roof Deck for sign of k~ks or detedoration Ceiling br signs d leeks Interior Walls for signs of leaks Roof Edge fa detedoration Fasda/Coping fa detedoration Expansion Joirrts fa signs of excessive movement, leaks, detedoretlon HVAC • check duct worts housings, condensate lirire, pipes • inspect sheet metal abinets and gaskets • inspect equipment baseJGe-in Penetrations • fiG all pitch pans, ireped pipe boots Drainage System • firer all gutters, downspouts, scuppers • dean out drains • make sure drains are woddng property - -~ - - -~ -- - • -- - - ~- • check strainers and damping dogs Feld Of Roof • redistribute any ballast acxoss bare spots • note any defiryerides or damage and confect GAF • ireped coating 'rf present and recoat as necereary Base Fleshings • diedc eitadiment and repair as necessary • diedc counter Lashings • inspect for signs of movement Metal • diedc aftadiment and repair as necessary • paint any noted metal • re-caulk as necessary Other diedc for oil depositslsurface caitamination, soft areas, varxlalism, poridng water, etc. SPECIAL CON SIDERATIONS: If this is a white roof, i s it still white or does it need ciao ing? Do you n eed to clean on a regular basis to keep the benefits of a white roof? Signature: Date: Name: Company: After 3 years, inspect the following... Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for k+eks, stein(rtg, miss(rrg mortar Interior Roof Deck fa signs of k+eks a detedoration Ceiling fa signs d Irelrs Irrtertor Walls fa signs of k+eks Roof Edge for deterioration Faeda//Coping fa detefaretiori I Expansion Joints fa signs d exoereive movement, Imo, deteraretion HVAC • check duct wale, housings, oaxleraate Grire, pipre - • ki~er~ sheet metal cabinets and gaskets • inspect equipment tx+seltiein Penetrations • fll aL pik;h Pare, irreped pipe boots Drainage System • clear all guttere, downspouts, scuppers • clean art draire -- -- • make sure dreire are waking propedy • check strairers and damping dogs Field Of Roof • redistritute anY ~~ ~~ ~ • note any deficierides a dame and oadact GAF • ireped matingd present and recoat as necessary Bashings • check attachment and repair as necessary • check counter fleshings ' ---- - --.. - - ---- - • ireped fa signs of movement Metal • diedc ettachmerd and repair as necessary • paled arty nested metal • re~aulk as necessary Other diedc for dl depositslsurface coritamiriation, soft areas, vandaliari, porxfing water, etc. n- SPECIAL CONSIDERATIONS: Check pitch pans carefully; after three years or even before, they may need maintenance and filling. Signature: Date: Name: Company: wrier 4 years, inspect the Toiiow~ng... What To Inspect ~ Maintenance/Chedc Required ~ Nofes And Comments Exterior Wells fa k~aks, staidng, missing mortar Interior Roof Deck for ~9ce of kreks or deterioration Ceiling for signs of lacks Interior Walls for signs of leeks Roof Edge for deterioration Fascia/Coping for deterioration Expansion Joirrts br signs of ~essive movement, k~ks, deterioration HVAC • dredc duct work, housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets ~ - - -- ' inspect equipment basetie-in ~ ...- ~ --- - - Penetrations • fit all pitch pans, inspect pipe boots Drainage System • dear all gufters, downspouts, scuppere - - - - .. - ~ - • dean out drains - • • - - -- -- •makesure drains are woddng propery - .. _. _. _ • check streinere and damping rings Field Of Roof ' rer$sbsbute any ballast bare spots • note any defiderrrdes or damage and cartact GAF After 5 years, inspect the following... Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for leaks, staining, missang mortar Interor Roof Deck for signs of leaks or detedoration Ceiling for signs ~ leala Intertor Walls for signs of leaks Roof Edge for deterioration Fascia/Coping for deterioration Expansion Joints for signs of excessive nrrnremenX leaks, deterioratiors HVAC • check duct work, housings, condensate lines, pipes • irsspect sheet metal cabinets and gaskets • irrsped equipment baseltie-in - - -~ ~ - - - - •.- Penetrations • fill all pitch pans, inspect pipe boots Drainage System • dear all gutters, downspouts, scuppere -- - - --- - ~--- -- ---- -- • dean out drains ~ - - ~ - ' make sure drains are working properly - - - - .. -- - -- • dxtdc strainere and damping dogs - - • - - -- Field Of Roof • red~shibuhe any ballast aaces bare spots • note any defidendes or and ccetact GAF • 'inspect costing rf present and reooat as necessary ~ • inspect coaling 'rf present and reccet as necessary Base Fleshings • dsedc attachment and repair as necessary ~J Base hinge • dsedc attachment and repair as necessary •chedccounterflashings .--.-.----. ... - - ----- •inspectfor signs of movement Metal • check attadhment and repair as necessary • paint any nested metal • re~auNc as necessary Other dsedc for dl depositslsurface carrfamination, soft areas, vandalism, ponding water, etc. SPECIAL CONSIDERATIONS: If this is a white roof, is it still white or does it need clean- ing? Do you need to clean on a regular basis to keep the benefits of a white roof? Signature: Date: Name: Company: • dredc counter fleshings • • inspect for signs of movement Metal • dredc attadsrnent and repair as necessary • paint any noted metal • re~aulk as necessary Other dredc for dl depositslsurface contamination, soft areas, vandalism, pending water, etc. SPECIAL CONSIDERATIONS: Are there any signs of traffic patterns on the roof? Do you need walkways or other protection-wearing surfaces installed to protect the membrane? Date: Company: After 6 years, inspect the folloenngooo What To Inspect ~ Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for leaks, staining, nixing mortar Interior Roof Deck for signs of leaks or deterioration Ceiling br of k~ Interior Walls br signs of leaks Roof Edge for dsterbretiors Fascia/Coping for deterioretion Expansion Joirrts for signs of mxcessive movement, leaks, deterioration HVAC • check ductwork, housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets . • inspect equipment baselUe-in Penetrations • fdl all pihdr pans, inspect pipe boots Drainage System • dear all gutters, downspouts, sasppers • dean out drains • malts sure drains are workng property . . • check strreiners and damping rings . _._ _.... Feld Of Roof • redistrisrehe any ballast across bare spots • note any defiderrdes a damage and oontad GAF • inspect coating 'd present and recoet as rsecessary Base Fleshings • check attachment and repair as nece~ary -- - -- • dsedc counter feshings • inspedforsigns of movmnerd Metal • dreck altachmerd and repair as necessary • paint arty nested metal • re~auBc as nary Other dsedc for oil depositslsurface cordamirsation, soft areas, vandali~ri, poredng water, e~. After 7 years, onspect ~e ~ii~nngo 0 0 Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for leeks, staining, missing mortar Interior Roof Deck for signs of leaks or deterioration i I Ceiling for signs of leaks Interior Walls for signs of leaks I Roof Edge fa deterioration Fascia/Coping for deterioration Expansion Joints far signs of excessive moverrrerd, leaks, deterioration HVAC • d-edc duct work, housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets • inspect equipment baseflie•in - Penetrations • fill au pihds pens, inspect pipe boots Drainage System • dear all gathers, downspouts, scuppers --- - • - • dean outdrains • matte sure drains are working prapedy -- . -- •-- - • check strainers and damping rings Feld Of Roof • redistribute any ballast acxces bare spots • mote any deficiered~ a damage and carded GAF • coatingd present and retool as rreoessary hings • check attachment and repair as necessary SPECIAL CONSIDERATIONS: If you haven't replaced any caulks or sealants, be sure to check and make sure they are still providing a seal against the weather. • check counter fleshings • inspect far signs of movement ... - - --- --- Metal • check attachment and repair as necessary • paint any nested metal • re-caulk as necessary Other dreck for dl depositsllsurface contamination, soft areas, vandalism, pending war, e~. SPECIAL CONSIDERATIONS: If this is a smooth surtaced roof with a coating, consider re- coating with an EwERCVSTAR° rated coating both to protect the membrane and get the ben- efits of an energy efficient coating.. Signature: Date: Signature: Date: Name: Company: Name: Company: After 8 years, inspect the foiio~rin8o 0 0 lNhat To Inspect ~ Maintenanoa/Chedc Required ~ Notes And Comments After 9 years9 inspe~ $he f®Bie~in8o 0 0 Maintenance/Chedc Required ~ Notes And Comments 'Exterior Walls fa leaks, staining, missing mortar Exterior Walls fa kx~ks, staining, missing mortar - --- Interior Roof Deck for signs of leaks or deterioration Irrterior Roof Deck for signs of leaks or detedoretion I. Ceiling for signs of leaks Ceiling far signs of k~aks Interior Walls for signs of leaks Interior Walls for signs of leaks Roof Edge for deterioratiai S Roof Edge for deterioration Fascia/Coping lbr deterioration Fascia/Coping for deteroration Expansion Joints br signs of excessive movement, k3aks, deterioration I Expansion Joints for signs of excessive movement, kjaks, deterioration HVAC • dtedc duct work, housings, wndensate lines, pipes .. HVAC ....._ . _ • check ductwork, housings, oonderaate lines, pipes - - - ~ . - - - • inspect sheet metal cabinets and gaskets • inspect sheet metal cabinets and gaskets - - - -- ' inspect equipment txtseltie~n - - .. • inspect equipment baseltie-in• . l Penetrations • fit au pitch peas, pipe boots I Penetrations • fill aA pitch pans, inspect ppe boots Drainage System • dear all goiters, downspouts, scuppers Drainage System • ckx~r all gutters, downspouts, scuppers • dean out drains • ck~an out drains • make sure drains areworkingproperly - - -- - ~ • - - - .. _ - ... . _ - • make sure drains are woddng properly • check strainers and damping rings - - - --- • - -• --•--- - • check strainers and damping rings - - -...-- Field OF Roof • -edisUibute any ballast aaces bare spots Feld Of Roof 'redistribute any beNast across bare spots • mote arty defidendes a damage and corded GAF • note any deficierx~ ar damage and oontad GAF • insped ooafing 'rf present and recent as necessary • d d i h i. ' I • inspect coating 'rf present and reonat as necessary Base Fleshings ie c attac ment and repa r as necessary ~~~ Basehings • diedc attachment and re~ir as rrecessery • diedr counter fleshings • dredc courder fleshings - ~ - - . ~ - -- - - -- . • inspect for signs of movement ... - • -- - - -- --~~ -• -- -- a • inspect for signs ofmovement - - - -• - -• •- Metal • dreck edadment and repair as necessary Metal • deck attadxnent and repair as rxeessary • ~ ~ nested meal 'Paint any rutted metal ~ _ ~ - • re~aulk es rrarxawary • re~aulk as necessary Other check for oil depositsllsurface contamination, soft arces, Other check for oil depositslsurface oontaminaton, soft areas, vandalismm, pondmg water, etc. vandalism, pending water, etc. SPECIAL CONSIDERATIONS: Be sure to check for any deterioration of metal; better to NOTES: clean, prime and protect now than have to replace later. ~ Signature• Name: Company: Date: Company: After 10 years, inspect the follorwingo 0 0 What To Inspects Maintenanoe/Chedc Required ~ Notes And Comments Exterior Walls for leaks, staining, missing mortar Interior Roof Deck for signs of leslrs a deterioration Ceiling for signs of Iaslrs Interior Walls for signs of Ireks Roof Edge for deterioration Fascia/Coping for deterioration Expansion Joints for signs of excesdve movemeri, leaks, deterioration HVAC • check ductwork, housings, condensate lines, Pipes • inspect sheet metal cabinets and gaskets ~--- ~ - - .. .- • ---- -- ' inspect equiprnent baseAie-in --- ...- . - _ _ .-.. Penetrations • fll all pikrh pans, inspect pipe boots Drainage System • dear aN gutters, downspouts, scuppers • dean out drains ~ --•- -- - ..-~ - - - - - - • - -- -- --- •make sure drains are working properly .---- -. .. .. ... -- --- • check sbainersand damping rings ---- Field Of Roof • redrslrbute arty baNast aaoss bare spots • note any defiderrdes ar damage and coriact GAF • inspect coating 'rf present and reooat as necessary Base Fleshings • dxa;lc aitachment and repair as necessary • dredc counter fleshings - - - - - _ .. _ _ ....- -- •inspect iorsigns ofmovement - -- -- - Metal • dredr altachmerrt and repair as r~ssary • paint any nailed metal • re~aufk es rreoe~ary . Other dredc for dl depositslsurface contamination, soft areas, varxlalisrn, pending water, etc. SPECIAL CONSIDERATIONS:10 years is a long time; consider restoring your roof with an elastomeric coating to protect your Investment and extend the life of the roof. Signature: Date: Name: Company: After 11 years9 onspect ~e f~OilOwingo 0 0 Maintenance~Chedc Required ~ Notes And Comments Exterior Walls for.lealrs, staining, missing mortar Interior Roof Deck for signs of leaks or deterioration Ceiling for signs of leaks 1 Interior Walls I for signs of leaks A Roof Edge for deterioralon Fascia/Coping for deterioration Expansion Joints for signs of exce~ive movement, ktaks, deteriaation HVAC • check ductwork, housings, condensate lines, pips - - -- -- - - - • inspect sheet metal cabinets and gaskets - - - - - - - - ' inspectequipment baselGe-in .. - - Penetrations • fill all pitch pens, n~ect pipe toots Drainage System • der all gutters, downspouts, scuppers ----•- -• --- - • -- •deanoutdrains •make sure drains are working Properly _ . _ • dxtdc strainers and damping rings Feld Of Roof ' redisldbute any ballast aaass bare spots • note any defiderrdes or damage and cantac3 GAF • inspect coating 'i present and reooat as necessary Bashings • dredc aitachmeri and repair as necessary - - .... - •- • - - - • ----- --~- • check counter fleshings 1 • inspect for signs of movement !Metal • dredc altachmerd and repair as rreoessary • Paint any mated metal • re-caulk as necessary Other check fa oil depositslsurface contamination, soft areas, vandalism, pending water, etc. SPECIAL CON SIDERATIONS: If you haven't replaced any caulks or sealants, be sure to check and ma ke sure they are still providing a seal ag ainst the weather. " Date: Name: Company: After 12 years, inspect the ioli~ingo 0 0 What To Inspect ~ Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for leaks, staining, nrrssing mortar Interior Roof Deck fOr signs of leaks or detedoration Ceiling for signs d leaks Inrterior Walls for signs of leaks Roof Edge for deterioretion Fasaa/Coping for deterioration Expansion Joints for signs of excessive movement, leaks, deterioration HVAC • check ductwork, housings, condensate lines, pges • inspect sheet metal cebkrets and gaskets -. • inspect equipment tmsa-tle-in Penetrations • fit au etch pans, inspect pipe boots Drainage System ' dear ati !lam ~ ~pP~ _ • dean out drains • make sure drains are wodingproperly - - ~ -- • dledrstrainers and clamping rings Field Of Roof • redt$bihute any ballast aao~ bare spots • rate any defidendes a damage and oorltatt GAF • inspect ooating A present and recont as necessary Base Fleshings • dledc attachment and repair as necessary • check counter fleshings • inspect for signs of motement Metal • dleck aftadxnent and repair as necessary • paint any rusted metal • re~8ak aB rI8C88S8ry Other dredc for od depositslsurface contamination, soft areas, vandalism, pending water, etc. Of Roof IBaseings ~ Metal Other Maintenance/Chedc Required ~ Notes And Comments for leaks, staining, missing mortar for signs of leaks or deteroration for signs of leaks for signs of lealrs for detedoration for deteroation fa signs of excessive movement, lealrs, deteroration • dredc duct work, tausings, condensate tines, pipes • inspect street metal cabirats and gaskets -• -~---• • inspect equipment tx~se/tie-in ^ fill all pitch pans, inspect pipe boots • clear all gutters, downspouts, scuppers •deanoutdrains --.-_. _- .. ... • make sure drains are working propedy • check strainers and damping dogs - - • • redrsfibute any ballast aaoss bare spots • note arty defidalrties or damage and ~d GAF • irx;pect coating 'i present and reooat as necessary • check aitachment and repair as necessary • check counter fleshings . _ . - ... .. • inspect for signs of mmrement • check attachment and r~air as necessary • paint 8ny NSted metal • re~aulk as necessary check for dl depositslsurface contamination, soft areas, vandal'~sm, pending water, etc. SPECIAL CONSIDERATIONS: If this is a white roof, is it still white or does it need cleaning? Do you need to clean on a regular basis to keep the benefits of a white roof? NOTES: Signature: Date: Name: Company: After 13 years9 anspe~ tae ~®oo~ringo 0 0 (Exterior Walls Irderior Roof Deck Ceiling Interior Walls Roof Edge Fascia/Coping (Expansion Joints HVAC (Penetrations Drainage System Signature: Date: Name: Company: After 14 years, inspect the f~iB®rwin~o 0 0 What To Inspects Maintenanca/Chedc Required ~ Notes And Comments Exterior Walls for steimng, nrssing mortar Interior Roof Deck for signs of leaks or deterioration Ceiling for signs.af leeks Interior Walls for signs of leaks Roof Edge for deterloration Fascia/Coping for deterioration Expansion Joints for d9ce of excessive movenrerrl, lealrs, deterioration HVAC • dredr duct wok, housings, oondensate lines, pipes • irreped sheet metal cabinets and gaskets --- - -• • - •--- •--- - - ~ --•- ' inspect equipmerd baseltie-in -- -~ - - - ~- -.. ... - - - ---------- Penetrations • fiB all pitch pans, inspect pipe boots Drainage System • clear all gutters, downspouts, swppers • dean out drains - - - -- -- - ----- • malresure drains are worldng Properly --- --- - -- ~--- ~ - -----~ - • chedr shainersand damping rings Feld Of Roof • redsU'bule any bal~st aaoes bare spots • mote any defiderraes or dame and wntad GAF • rtmpact watjng 'rf present and newel es necessary Base Fleshings • check attachment and repair as neoessary • check counter flashargs - --- -- • - - - ... - - • ---- - • inspedfor signs afmov~ment - - Metal • dunk attadrmetit and rspair as necessary • paint any noted metal • fei~8ulk 8e neoeseary Other check for ofi depositslsurface wrrtamirration, soft arms, vandalismm, pondarg water, etc. SPECIAL CONSIDERATIONS: Are there any signs of traffic patterns on the roof? Do you need walkways or other protection-wearing surfaces installed to protect the membrane? After 15 yearly BnSpec~ wee 11~9~~Y~'~~ooo Maintenance/Chedc Required ~ Notes And Comments (Exterior Walls for leaks, staining, miming mortar Irderlor Roof Deck for signs of leaks or deterioration Ceiling fa signs of leaks Interior Walls for signs of leaks Roof Edge for deterioration Fascia/Coping for deterioration +Expansion Joints for signs of excessive movemed, leaks, deterioration HVAC • check dud work housings, condensate lines, pipes • inspect street metal cabinets and gaslurls _ .. -. - ' inbred equipment baseltie-in -- - --~ - - (Penetrations • fiN all pitch pans, inspect pipe boots Drainage System • dear all gutters, downspouts, scuppers - ---- - - _ ....- ~- --- •dcenoutdrains • • make sure drains are working properly ... -- • check slrsinersand damping rugs - - -•- ~ Feld Of Roof • red~ute any bafiast across bare spots • rate arty r~firierrdes or damage and oontad GAF • inspect waling 'd preserd and newel as necessary Baseings • dredc attachmerrl and repair as necessary - . • - • - - -- • check wurder fleshings • • inspect for signs of movement Metal • dredc altadmerd and repair as necessary • paint any noted metal • re~eautie as necessary Other dredc for dl deposilslsurface wrdamirration, soft areas, vandal'~n, pending water, etc. SPECIAL CON that may be se SIDERATIONS: Fifteen years of service! eing the most abuse -from other trade Be sure to pay attention to any area s, Mother Nature, etc. and check all fleshings and pipe boots to make sure they are perfor ming. Signature: Date: Signature: Date: Name: Company: Name: Company: After 16 years, inspect the ~Ilowing. o 0 What To Inspects Maintenance/Chedc Required ~ Notes And Comments Exterior Walls for ~ staining, missing mortar Interior Roof Deck for signs of I~Im a deterioration Ceiling for dgng ~ I~ Irrtedor Walls for signs of leaks Roof Edge is deterioration Fascia/Coping for detedoretion Expansion Joints for signs of erax~ssiue malemed, deterioration HVAC • check ductwork, housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets • inspect equipment basebe•in Penetrations • GI all pitch pars, iraped pipe boots Drainage System • dear a8 gutters, downspouts, scuppers • dean out drains • make sure drains are working properly ---.. . - -- . ~ - - • check strainers and damping rings -- Field Of Roof • redisbibute any balast aaoss bare spots • mate any deliderldes a damage and corded GAF • inspect ooetirg 'rf pr~erd and rennet as rlece~ary Base Fleshings • dledr attachment and repair as necessary - -~- - • dleck ccu-rter fleshings - • - - --. . • inspect for signs of mowxnerd Metal • dI¢ck attadunerlt and repair as rleoessary • paint arty noted metal • re~aulk as rleaessary Other dleck for a1 depositslsurface wntamirlatiw, soflareas, wuldalismm, pending water, etc. After 17 years9 811Spe~ ~e Ill{D~IYel~eegooo Maintenanca/Chedc Required ~ Notes And Comments 1 Exterior Walls for leaks, staining, missing mortar Interior Roof Deck for signs of leaks or detedoration (ceiling for signs of leaks Interior Walls for signs of leaks Roof Edge for detedoretion Fascia/Coping for detedoretion Expansion Joirrts for signs of excessive nwvemerd, leaks, deterioration HVAC • check dud work, housings, condensate lines, pipes ~- _ . - _... _ . __- • inspedstreet nlehalcabinets and gaskets - •inspect equipment basetiein ... _ Penetrations • fill all pitch pans, pipe boots Drainage System • dear all gotten;, downspouts, scuppers - -•-- ~ • dean out drains - - -- -----•- - •make sure drains are working Properly -- -- • chedr strainereanddamping dogs Field Of Roof ' redstdbute any arxoss bare spots • note arty defiderldes or and nomad GAF ~ • inspect coating 'rf present and recoat as necessary . Baseings • check attachment and repair as necessary SPECIAL CONSIDERATIONS: If you haven't replaced any caulks or sealants, be sure to check and make sure they are still providing a seal against the weather. • check woofer fleshings • inspect for signs ofmovement - - - - . - - Metal • check aitadlmerd and repair as necessary • paint any mated metal • re~aulk as nece~ary Other dredc for dl deposits/surface contamination, soft areas, vandalism, pending water, etc. SPECIAL CONSIDERATIONS: If this is a white roof, is it still white or does it need cleaning? Do you need to clean on a regular basis to keep the benefits of a white roof? Signatures Date: Signature: Date: Name: Company: Name: Company: Aft®r 18 years, inspect the fONowin~o 0 0 What To Inspect ~ Mainfenance/Chedr Required ~ Notes And Comments After 19 years9 anspect ~e ail®INSn~ooo F.xfedor Walla fcr kaki, ltaiatg, nikiklg morar I Exterior Walls tnteri0r Roof Deck for sipre of kteki a deBrbretlon Irderior Roof Deck wag ferlf~M Ot kaki ~ Ceiling inferior ~~ ~ ~ ~ kek6 Interior Walls ROOF Edge ~ ~ ~ Roof Edge ~P~g ~~ Fascia/Coping ~~ JOitrts ~ ~ ~ eri~llhrB ~ dderlorefbfl ~ Expansion Joints ~~ • Check ~__~ CorldefNe~ ~ PIPS HVAC • ktiped sheet metal cebirrets end gaskets •k~dbeseVtie~in - .- ~ - • --•- --- ~-~ - Pienebefiorre • flM of pNdl Petit, Mlpecx pipe boots Drainage System • deer aN gulkrs, downspouk, earppere • dean out dreins _ - . -- - ------ • meke~ure dreinsare workkg prapedy ---- ~- -~- - - - - • diedc straners end damping dope Field Of Roof • redNhbule any beNeet saosa bare spots • note ary defidendes a derrrege end oontad GAF . • kropect coSiltg fi present end recast es rrece~ery Base Fleshings • dredr atiechmertt and repelr as necessary • dredc counter flaefrkrgs • inspect br epos of movement Metal • chedr eifedrment and repair as necessary • paint ary nrekd metal • re~euNc as necessary Other dredc fa ofi depostis/surkce contamnation, soft areas, varrdslkm, pending water, etc. . -- •----- SPECIAL CONSIDERATIONS: Be sure to check for any deterioration of metal; better to clean, prime and protect now than have to replace later. Signature: Date: ~ Penetrations Drainage System ~ Field Of Roof a- r t B hangs Metal r Other Maintenance/Chedc Required fa leaks, staining, missing mortar for signs of leaks a deterioration for signs of lealrs for signs of leaks for deterioration for deterioration for signs of excessive movement, leaks, deterioration • check dud work, housings, condensate lines, pipes • inspect feet metal cabinets andgaskets -~ • inspect equipment baselfie-in • fill all pitch pens, inspect pipe boots • dear all gutters, downspouts, scuppers • clean out drains _ ... ... _ • make sure drains are woddng propedy • dreck strainers and damping dogs • redistribute any ballast aaoss here spots • note arty deficienaes a damage and contact GAF • inspect coating 'rf present and recoat as necessary • dredc aitadrment and repair as r~cessary • check counter fleshings • inspect for signs of movement • dredc attachment and repair as necessary • paint any rested mehdl • re~aulk as necessary check for oil depositslsurface contamination, soft areas, vandalism, pending water, etc. Notes And Comments NOTES: Signature: Date: Name: Company: Name: Company: After ZO years, inspect the followingooo What To Inspects Mainfenance/Check Required ~ Notes And Comments Exterior Walls for , staining, miming mortar 1 Exterior Walls fix leaks, staining, missing mortar - Irderior Roof Deck for Ong ~ leaks or detedoretion Interior Roof Deck for signs Of leaks or deterioration Ceiling for signs of ksrlcs I Ceiling for ~gns of kraks Interior Walls fa signs of leaks Interior Walls for signs of leaks Roof Edge for deterioration 'Roof Edge for deterioration Fascia/Coping for deterioration Fascia/Coping for deteroretion Expansion Joints for signs of eoc~sire morernent, ks3ks, deterioration ~ Expansion Joints for t~gns of excessive movement, leaks, deterioretion HVAC • dledc duct work, housings, condenwate rues, pipes - • - -- ... HVAC _ . _ .. ---- -- • check dud wody housings, condensate lines, pipes • inspect sheet metal cabinets and gaskets -- - • insped sheet metal cabinets and gaskets ir~pect equipment baseAie-in - - - -- ,inspect equipment base/6e-in - - -- - - -- - - - --•-- Penetrations • fill al pitdl pads, insped ppe boots ~ Penetrations • fill all ' i P~ Pte. Poe boats Drainage System • dear ao gutters, downspouts, scuppers Drainage System • dear all gutters, down outs, scuppers dean ~ d-abrs • dean out drains - -- • malcesure drains are working ProP~y • make sure drains are woddng prapedy • check sbainereand damping rings • check strainers and damping rings --- - -- Field Of Roof • resfishibute any baNast aaoss bare spots Field Of Roof • redislnbute any balast atxoss bare spots • oats any defrtierraes a damage and oontad GAF • ode any defiderraes a damage and oontad GAF irlspped ooating fl present and recoet as rrece~ary ~ • insped coating fl present and reooet as rleoesgary Base Fleshings • dredc attachment and repair as rnecesssery + Base ~ings • dredc attadrment and repair as necessary • check counter fleshings -- .. - .. - - _ .... .---- - ~ - - • dreck courrDer fleshings -- -- - -- •inspect br~p~s ofmovement - - -- -- - -- - - - - - •- - • --- ~ • inspect for signs of movement -.. -- Metal • dredc atterAlnlerlt and repair as rleo~sary Metal • check attachment and repair as necessary . Paint any hated m~el . p~ a„y Nsted metal • re~cauk as rlecessery • re~ceu9c as necessary - Other d-edc fa oil depositslalrface comamination, soft areas, 1 Other dredc for dl deposirtslsurface contamination, soft arms, vandalsm, porrdng water, etc. _ vandalism, pending water, etc. _ ~ SPECIAL CONSIDERATIONS: 20 years is a long time; consider restoring your roof with luo~s: an elastomeric coating to protect your investment and extend the life of the roof. Signature: Date: Name: Company; After 21 years9 inspect the followingm o 0 MaintenancelChedc Required ~ Nofes And Comments Signature: Date: Name: Company: After 22 years, inSpe~ ~e ~®~~®IIV111~ o 0 0 What To Inspects MainfenancelChedc Required ~ Notes And Comments Exterior Walls for , g~jryng, missing mortar Interior Roof Deck for signs d leaks or deterioration Ceiling for signs ~ leaks Interior Walls for signs of leaks Roof Edge fa deterioration Fascia/Coping for deterioration Expansion Joints for signs of a movement, leaks, deterioration HVAC • check dud work, housings, condensate lines, pips • inspect street metal cabinets and gaskets • inspect equipment baseltie-in Penetrations • fin aU pitch pans, inspect pipe bode Drainage System • dear all gutters, downspouts, sarppers --. • dean out drain . • make sure drains are working prapedy • check strainers and damping dogs --- - ~ - Field Of Roof • redistribute any ballast aaoss bare spots • note arty defxierid~ a damage and oadact GAF • inspect coating if present and recoat as necessary Base Fleshings • d-edc attachment and repair as necessary - • check counter fleshings • inspect for signs d movement Metal • check atiadimeM and repair as necessary • paint any nrsted metal • re~auNc as Other dxa;lc for dl depositslsurface contamination, soft areas, vandalism, ponding water, etc. • SPECIAL CONSIDERATIONS: Are there any signs of traffic patterns on the roof? Do yo need walkways or other protection-wearing surtaces installed to protect the membrane? Signature: Date: Name: Company: ~ Exterior Walls for tasks, staining, missing matar Interior Roof Deck for signs d leaks or deterioration Ceiling for signs of leaks Interior Walls for signs d leaks f Roof Edge for deterioration Fascia/Coping for deteriaation • Expansion Joints for signs d excessive movement, leaks, detedaretion HVAC • check dud work, houdngs, condensate Grres, pipes ~ -•-- ~- • inspect sheet metal cabinets and gaskets - -- - • inspect equipment baseltie-in Penetrations • fill all pik;h pans, kspect pipe boots Drainage System • dear all gutters, downspouts, scuppers • clean out drairrs ---~-~ -- ~--- •make sure drains are woddng propedy - - -- - - - - - ~- ~ - ~-- ----- - - ~ - - - -- • chedcstrainersand damping rings - Field Of Roof ' redistr~ute arty ballast across bare sptis • ode any defiderides or damage and ca!tad GAF { / ' irisped coating 'rf present and reax;t as necessary Baseings • dcedc attachment and repair as nea:ssary - -.. . - - - - - • • - --- ----- • check counter fleshings • inspect for signs d movement Metal • diedc attedxne-d and repair as necessary • print any nested metal • re•caulk as necessary Other check for a1 depositslsurface contamination, soft areas, vandalism, poridng water, etc. SPECIAL CON SIDERATIONS: If this is a white roof, is it still white or does it need cleaning? Do you need t o clean on a regular basis to keep the b u enefits of a white roof? After 23 years9 onSpect the fo~owinge e o Maintenance/Chedc Required ~ Notes And Comments Signature: Date: Name: Company: After 24 years, inspect ~e followingo 0 o After 25 years, inspect the following... What To Inspect MaintenanoElChedc Required Notes And Comments lNl~ 1 Maintenanoa/Chedc Required Notes And Comments Exterior Walls far Mrs, stakrig, mioving mortar Exterior Walls for , stairig, missing mortar Interior Roof Deck for signs of leaks or deterioration Interior Roof Deck for signs of leaks or deterioration Ceiling for signs of leaks ~ Ceiling for egos of kreks interior Walls for signs of lealrs Irnerior Walls far signs of leelrs Roof Edge for deterioration i . Roof Edge for deterioration Fasaa/Coping br deterioration Fascia/Coping for deterioration Expansion Jants br signs of excovsive morement,leaks, deterioratlon ~ • Expansion JoiMS fa signs of ex~sive movernenf, k~ks, deteriora~n HVAC • check ductwork, trousings, corrderrsate rimes, pipes HVAC _ -- - - - - - - • check ductwork, lausings, condensate lines, pipes • inspect sheet metal cabinets and gaskets -- ~ -••- - • irrsped sheet metal cabinets and gaskets •inspect equipment baseflie-in • irepect equipmmnt baseltle-in Penetrations • fill all pitch pans, irapect pipe boots ~ Penetrations • fit all P~ f~~ P~ boots _ Drainage System • der all gutters, downspouts, scuppers Draina S em 9e Y~ • der all alters, 9 ~ sa~ppere • d~rr oral drains -- -- ._ ...--- - --. - • -- - - --- - • ~ ------ -- -- • d~rr out drains • make sure drains are woddng property • make sure drains are working properly • check strainers and damping rings • dredr strainers and damping dogs Feld Of Roof ' red~Erfirute arty ballast aaass here spots Feld Of Roof • redistrbute any balast aao~ bare spots • note any defidendes or damage and oonfed GAF • note arty defid~des or damage and cantadGAF • irspec;t coating ti present and reooat as necessary ~ ; • inspect coating 'rf present end rerAet as necessary Base Fleshings • check attadrmerrt and repak as nece~ary ~ Base ashings • dredr attachment and repair as necovsary • dredr counter fleshings - -- - -- -- --- -~ - -- - •-- • dredr wunter fleshings • irrsped for signs of movement - - - - • - • ~--- ~ • insped for signs of movement Metal • dredr afladrnent and repair as rreoessary Metal • dredr atladunerd and repair as neca~ary . • • paird any rusted metal • paint any nrsted metal • re•caulk as rreoe~ery • receulk as necovsary Other dredc fa o~ depositslsurface cadamination, soft areas, ~ Other check for as depositslsurface contamination, soft areas, - ~ - - - vandalism, pending water, etc• vandalism, porrding water, etc. SPECIAL CONSIDERATIONS: If you haven't replaced any caulks or sealants, be sure to SPECIAL CONSIDERATIONS: Twenty-five years of service! Be sure to pay attention to any check and make sure they are still providing a seal against the weather. areas that may be seeing the most abuse -from other trades, mother nature, etc. and check all fleshings and pi a boots to make sure they are pertorming. If you would like additional maintenance checklists, please contact us! Signature: Date: Signature: Date: Name: Company: Name: Company: Some Specifics About This Roof-- Building Name: Location: Owner: Contact: Architect/Consultant: General Contractor: Roofing Contractor: Roof Area: sq. ft. . Date Installed: Construction: Type: ^New ^Tear-Off ^Re-Cover Insulation: Roof Deck: Drainage: Slope: Inches/foot GAF Spec No.: ~' Qua/ity_ You Can Tivst Since 9888... From oriii America s Largest Roofing Nlanufachirae~ ~,., X12003 GAF Materials Corporation 11/03 COMGN119