Commercial Roof Management

Size: px
Start display at page:

Download "Commercial Roof Management"

Transcription

1 Disclaimer: This material is designed and intended for general informational purposes only, and is not intended, nor shall it be construed or relied upon, as specific legal advice. Roof damage is a leading cause of commercial property losses. In addition to damage to the roof itself, roof problems are a common cause of interior water damage and mold. While not all roof damage is preventable, a well-designed roof management program can significantly extend the life of a roof and reduce costs associated with repairing or replacing roofs. With regular inspection, repair and maintenance, the life of a roof can often be extended by five to ten years. Neglecting serviceable roofs will ultimately result in early failure and added expense. DEVELOP A PROGRAM The basic goals of a roof management program are to reduce long-term costs, reduce leak frequency and severity, and extend roof life. Starting a program requires three essential steps develop a roof history, assess the roof s condition and formulate a plan. Develop a Roof History Document the history for each roof area, including: Dates of installations Installing contractors System manufacturers Warranties Type of membranes, insulation and roof decks Leak history Repair history including dates, types and repair cost Assess the Roof s Condition Inspect the roof to determine its current condition. Contract with a consultant if your staff lacks the necessary technical expertise. The inspection should include: Examining all roof components Evaluating conditions that may impact the long-term performance of the roof system Page 1 Rev

2 Documenting deficiencies requiring corrective actions such as maintenance, repair or replacement Formulate a Plan Once the roof s condition has been assessed, you can formulate a plan. The plan should include a prioritized list of necessary corrective actions. Compile the estimated costs and timing of the corrective actions and determine where funding will come from. A key component of the plan is to create both short- and long-term budgets for repairs, maintenance and anticipated reroofing. EMPLOYEE SAFETY Be sure that you have policies, procedures and the necessary equipment and training in place before allowing employees on your roof. The most obvious hazard is falling from the roof edge, but skylights and open hatches also present a fall hazard. Ensure your employees follow your written fall protection program whenever accessing the roof and use a buddy system. If permanent access such as fixed ladders or stairs is not available, make sure portable extension ladders are of sufficient length to access the roof safely. Also consider exposure to rooftop equipment and electrical hazards as part of your organization s safety program. INSPECTIONS Inspect all roof areas regularly, regardless of roof age. Natural causes of roof problems include extreme weather, pollutants, animals, vegetation, fungus and algae. Man-made culprits include poor workmanship, manufacturing defects, improperly installed additions, roofing penetrations, membrane contamination and vandalism. At a minimum, inspect all roof areas every spring and fall and after any severe weather events. Damage may be more easily mitigated if identified and repaired quickly. Use roof inspection checklists to document your roof s condition. Checklists help ensure inspections are done consistently while providing a tool to compare the roof s current condition to previous inspections. Inspections may be completed by qualified staff members, a roofing consultant or roofing contractor. Be sure the inspection includes the following: Roof Edges The sheet metal and flashing at the edge of your roof should be securely attached and appear uniform. Problems with the metal edge will worsen with high winds, resulting in poor drainage or roof failure. If the edges fail, wind and water can get under the membrane, potentially leading to total failure. Roof Surfaces and Membrane The membrane s primary function is to protect the insulation and keep the building interior dry. It should provide a uniform, flat surface free of debris and ponding (standing water). Page 2 Rev

3 Defects from shrinkage, blisters, cracks and tears can allow moisture to penetrate the roof, often long before it is noticed in the building s interior. Drainage Clean debris from drains, scuppers and gutters regularly. During inspection, look for standing water on the roof surface. A continually wet roof surface will significantly shorten the life of the membrane and can be a source of leaks. Also look for soft or spongy surface areas, which are usually a sign of trapped moisture possibly indicating damaged or wet insulation. Wet insulation provides less insulating value and can cause membrane delamination and deterioration of the roof deck structure. Moisture problems may require a new or lowered roof drain. An engineered, tapered insulation system may be a possible retrofit solution to improve drainage and may be less expensive than installing supplemental drains. Adjacent Components In addition to the actual roof, look for defects in adjacent areas, such as: Adjacent walls with cracks, loose mortar or open penetrations Broken, cracked or leaking skylights, hatches or windows Pitch pans and areas around roof penetrations Mechanical units or piping not securely fastened MAINTENANCE As with most other building systems, routine maintenance is vital to getting the full design life from the roof. These preventative maintenance tasks can typically be performed by in-house maintenance personnel or roofing contractors. Ensure Drainage Plugged drains can cause standing water, leading to premature failure of the roof surface. Inspect roof drainage system components, including drains, scuppers, gutters, down spouts and valleys. Remove potential obstructions, such as dirt, sticks or leaves. Monitor drainage during cold weather when buildup of snow and ice can cause blockage. Remove Debris Regularly remove anything from the roof that doesn t belong there. Common items include trash, tree limbs or vegetation. If vegetation is actually growing out of the roof membrane, contact a roofing contractor immediately. Page 3 Rev

4 Redistribute Ballast If you have a rock ballasted roof, high winds may occasionally displace the rock especially in corners. If this occurs, simply redistribute the ballast to provide uniform cover. The ballast holds the roof membrane down, so parts of the roof that are not fully covered are more susceptible to wind damage. If displaced ballast is a frequent problem, consult a roofing contractor. These wind erosion areas might be better ballasted with concrete pavers (paving stones). Protect High Traffic Areas Always avoid unnecessary foot traffic on your roof. If some roof areas, such as roof access points and areas near mechanical units, are showing traffic patterns, consider installing roof traffic pads to prevent premature failure. Prepare for Winter Weather Heavy snow loads have the potential to collapse roofs. It s critical to develop a snow removal plan before winter begins. Many consultants recommend initiating snow removal activities when the snow load reaches one-half of the maximum safe weight (as determined by an architect or engineer). Fresh snow typically weighs 10 to 15 pounds per cubic foot, depending on its wetness. Partially thawed snow may approach the weight of water, which is 62.4 pounds per cubic foot. If accumulation of snow or ice is a problem or if drains freeze up, consider installing heat tape to prevent damaging buildup. If removing snow or ice manually, do not use sharp objects that could puncture roofing materials. Stress employee safety with winter roof work, including falls, slick surfaces, safely getting equipment on the roof and cold weather protection; or consider hiring outside contractors for winter roof work. EMERGENCY REPAIRS Even with effective preventative maintenance, unexpected roof problems may develop. Any emergency repairs performed by maintenance personnel should be considered temporary until a qualified roofing contractor can make permanent repairs. If the roof warranty is still in effect, contact the manufacturer as soon as possible. Follow these steps if an emergency repair is needed. Protect building contents Move susceptible contents from the leak area. Use plastic sheeting to cover items that can t be moved and control water spread by collecting in buckets. Remove any standing water from the roof Check drainage systems for obstructions and be mindful of suction created by draining water. Locate the leak(s) The source of a roof leak can be difficult to locate. First, check the area directly above where water is coming through the ceiling. Next, check all membrane terminations (flashing, seams, penetrations, pitch pans, skylights, adjacent walls, etc.). Page 4 Rev

5 For a ballasted roof, you may have to move the ballast in order to inspect the roof surface. Make emergency repairs After locating the leak, make emergency repairs using materials that are compatible with your particular roof system. Consult your roofing contractor or manufacturer if unsure what materials are best for your particular roof. Apply the minimum amount of material necessary to seal leaks. Permanent repairs As soon as possible, contact your roofing contractor to make permanent repairs. If your roof is under warranty, be sure to use a contractor approved by the manufacturer. Inspection After permanent repairs have been completed, inspect the roof area to verify all tools and construction debris have been removed. If you have a ballasted roof, check for displaced ballast and redistribute as necessary. If the roof is under warranty, the manufacturer may need to inspect the repairs. REPLACEMENT Roofs do not last forever and at some point roof replacement becomes more economical than continual repairs. While many organizations go directly to a roofing contractor for new roof consultation, keep in mind that contractors often specialize in just one or two roof types or may represent just one or two manufacturers and may not be able to provide the best options for your particular situation. A roof consultant or architect/engineering firm with roofing expertise can design a roof that best fits your building s specific needs. These firms can usually provide detailed specifications, contractor qualifications, installation details and even construction inspections. Once the design is set, it s important to ensure proper installation. A well-designed roof will likely fail prematurely if not correctly installed. Common installation problems include: Insufficient number of fasteners, especially at the perimeter Membrane installation over wet or dirty substrate Use of improper material or installation techniques Periodic construction inspections by an independent roof consultant can catch these issues before the project is complete. WARRANTIES Most roofing systems come with a manufacturer s warranty covering defective material typically between 10 and 30 years. Labor and materials may be covered under certain conditions. Most contractors offer a one or two year warranty covering defective workmanship. While they are issued at the completion of a project, owners often don t realize they have a warranty or they may simply fail to use the warranty benefits in the event of a needed repair. Make sure you understand any warranties provided by your roof manufacturer and contractor. Warranties can provide covered roof repairs for little or no out-of-pocket expense. Page 5 Rev

6 When making a claim under your warranty, review the details of the agreement to make sure you comply. Warranties may require written notification within 30 days of an observed leak, but sometimes only a phone call is required. Failure to notify the manufacturer in time may remove their obligation to perform repairs. Be aware that warranties do not cover repairs caused by abuse or mistreatment of the roof. There are some standard items that most warranties do not cover, but it s important to check your agreement to verify. Many warranties do not cover the repair of defects that don t actually leak, regardless of how severe the defect appears to be. On the other hand, warranties often do cover the cost of repair when a deficiency in labor or material causes leaks in manufacturersupplied materials. Manufacturer-supplied materials may include the roof membrane and flashing, but generally not insulation or sheet metal. Here are some other exclusions that are common in most comprehensive roof warranties: Natural disasters (hail, lightning, tornadoes, earthquakes) Winds in excess of warranty limit Abuse or neglect Fire Damage caused by ponding water (minimal ponding may be acceptable if specified in the contract) Repair, alterations or additions to the roof without prior approval of the manufacturer or when performed by a non-approved contractor Failure to perform reasonable maintenance Failure to notify manufacturer of leaks in a timely manner Failure of owner to make repairs to leaks not covered by the warranty Before your roof s warranty expires, be sure to thoroughly inspect your roof to document any covered problems. Once the warranty expires, you assume the financial obligation of repairs. Page 6 Rev

7 FOR ADDITIONAL INFORMATION EMC Insurance Companies: Tech Sheets o Roof Maintenance for Commercial Buildings o Roof Management o School Roof Management Loss Control Insights Newsletter Archive o The Importance of a Roof Management Program (Volume 26) o How Healthy is Your Roofing System (Volume 17) o Roof Edge Securement (Volume 43) o Is Your Roof Ready for Action? (Volume 35) o The Roof Mold Connection (Volume 39) o It s Time to Prepare Your Roof for Winter (Volume 37) o Roof Warranties: You Paid for Them, Use Them (Volume 36) o Spring Roof Checklist (Volume 39) o Roof Repairs? Start by Choosing the Right Roofing Contractor o The Cost of Cheap (Volume 52) o Protect the Roof That Protects Your Operation Copyright Employers Mutual Casualty Company All rights reserved. Image courtesy Benchmark, Inc. EMC Insurance Companies partnered with Benchmark, Inc., a nationally-recognized roofing consulting firm, to create this guide. Page 7 Rev

8 APPENDIX A SAMPLE FORMS Roof History Roof Section Date Installed Contractor Manufacturer Warranty Type of Membrane Insulation Deck Leaks Repair Date Description Cost

9 Roof Assessment Roof Section Edges Membrane Surface Drainage Moisture Adjacent Components Maintain Repair Replace Description

10 Roof Budget *It s recommended that organizations plan their roof budget out to 10 years in advance. Roof Section Year 1 Year 2 Year 3 Inspect Maintain Repair Replace Inspect Maintain Repair Replace Inspect Maintain Repair Replace

11 Roof Inspection Date: Roof Section Edges Membrane Surface Drainage/Moisture Adjacent Components Description

SELF-INSPECTION CHECKLIST Maintain Your Roof and Identify Potential Issues With Bloom s Comprehensive Self-Inspection Guide

SELF-INSPECTION CHECKLIST Maintain Your Roof and Identify Potential Issues With Bloom s Comprehensive Self-Inspection Guide SELF-INSPECTION CHECKLIST Maintain Your Roof and Identify Potential Issues With Bloom s Comprehensive Self-Inspection Guide Inspection Questions? Call Bloom At 800-483-9932 www.bloomroofing.com DISCLAIMER

More information

Division of Capital Asset Management & Maintenance Preventative Maintenance Guidelines for Roofs

Division of Capital Asset Management & Maintenance Preventative Maintenance Guidelines for Roofs Division of Capital Asset Management & Maintenance Preventative Maintenance Guidelines for Roofs Effective Roof Asset Management While it is not difficult to maintain roofs properly, it does require commitment

More information

NEOGARD. Preventive Maintenance Manual

NEOGARD. Preventive Maintenance Manual NEOGARD Preventive Maintenance Manual Fluid-Applied Roof Coating Systems December 2014 Notes NEOGARD luid-applied roof coating systems are designed to be long lasting, monolithic membranes which provide

More information

Warranty Information TABLE OF CONTENTS PROCEDURES FOR WARRANTY 2

Warranty Information TABLE OF CONTENTS PROCEDURES FOR WARRANTY 2 Warranty Information TABLE OF CONTENTS PROCEDURES FOR WARRANTY 2 PROTECTING YOUR DURO-LAST ROOFING 3 Safety Measures 3 Inspection 3 Maintenance Program 4 Sealants 4 Drainage 4 Parapets Walls 4 Building

More information

Roof Inspection Report 3840 Greenway Circle, Lawrence Kansas, 66046 Sauer-Danfoss Building

Roof Inspection Report 3840 Greenway Circle, Lawrence Kansas, 66046 Sauer-Danfoss Building Roof Inspection Report 3840 Greenway Circle, Lawrence Kansas, 66046 Sauer-Danfoss Building Prepared For: Ms Marilyn Bittenbender Colliers International 805 New Hampshire St Lawrence Kansas, 66046 Prepared

More information

Rooftop Matters. 2 0 1 2 Benchmark Report. Executive Summary

Rooftop Matters. 2 0 1 2 Benchmark Report. Executive Summary The 2012 Benchmark Report is our initial survey covering results from roof inspections and service calls over a six-month period. Our intention is to update these results annually in order to provide meaningful

More information

ROOF INSPECTION & MAINTENANCE

ROOF INSPECTION & MAINTENANCE Physical Plant Administration Facilities Maintenance Department ROOF INSPECTION & MAINTENANCE All roofs require periodic inspection and maintenance in order to perform as designed and to provide a long

More information

TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09

TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09 TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09 PMT GUIDE # 10 Book of Order Section G-10.0102o: "The session is responsible for the mission and government of the particular church. It

More information

Commercial Roof Inspection Form

Commercial Roof Inspection Form Inspection Date: Inspector: Building Information Building ID: No.: Used For: Year Roof Applied: Building Description: Permanent Temporary Building Type: Retail Industrial Residential Building Name: Building

More information

Today s Webcast starts at 1pm Eastern. You will not hear audio un;l the Webcast begins.

Today s Webcast starts at 1pm Eastern. You will not hear audio un;l the Webcast begins. Today s Webcast starts at 1pm Eastern. You will not hear audio un;l the Webcast begins. Today's Moderator Naomi Millán Senior editor, Building Opera2ng Management Today's Presenter Karen Warseck President,

More information

ABOVE ALL, IT S A ROOF SERVICED BY THE JAMES MYERS COMPANY

ABOVE ALL, IT S A ROOF SERVICED BY THE JAMES MYERS COMPANY ABOVE ALL, IT S A ROOF SERVICED BY THE JAMES MYERS COMPANY BEAM A Premiere Roof Asset Management Program WITH BEAM WE CAN HELP YOU MAINTAIN AND PROTECT THE ROOF THAT PROTECTS YOU. A FRAGILE BARRIER Consider

More information

RACKING AND ATTACHMENT CRITERIA FOR EFFECTIVE MEMBRANE ROOF SYSTEM INTEGRATION Public Version 1: July 9, 2012

RACKING AND ATTACHMENT CRITERIA FOR EFFECTIVE MEMBRANE ROOF SYSTEM INTEGRATION Public Version 1: July 9, 2012 RACKING AND ATTACHMENT CRITERIA FOR EFFECTIVE MEMBRANE ROOF SYSTEM INTEGRATION Public Version 1: July 9, 2012 Commercial rooftops represent the most available, sustainable and secure real estate for new

More information

Maintenance & Inspection Guide

Maintenance & Inspection Guide ADDRESSING THE NEEDS OF OUR CUSTOMERS AND THE ENVIRONMENT ONE high Performance roofing SOLUTION AT A TIME. Maintenance & Inspection Guide TABLE OF CONTENTS Topic: Page: I. Introduction 1 II. Maintenance

More information

SEVERE WINTER WEATHER PROPERTY RISK CONTROL

SEVERE WINTER WEATHER PROPERTY RISK CONTROL WEATHER HAZARDS AND PRECAUTIONS STRATEGIC OUTCOMES PRACTICE TECHNICAL ADVISORY BULLETIN SEVERE WINTER WEATHER PROPERTY RISK CONTROL Winter weather not only brings freezing temperatures with it, but all

More information

Roof Inspection. Summary Report

Roof Inspection. Summary Report www.real-estate-inspections.com Roof Inspection Summary Report Subject Property Prepared for: File Number: Client in Detroit 05-15-RF-004 Inspector: Craig Milliken, PE # 32779 CPM Real Estate Inspections,

More information

Winterizing Your Building

Winterizing Your Building Winterizing Your Building DEC Author: Steven J. Susca This article was originally published in the Hoffmann Architects Journal in Issue 3, 2009. As spring thaws uncover the ravages winter weather has wreaked

More information

The Perfect Fit For Metal Retrofit

The Perfect Fit For Metal Retrofit D u r o - S h i e l d M e t a l R e t r o f i t R o o f i n g S y s t e m The Perfect Fit For Metal Retrofit Lock out leaks. Lock in your investment. Has time caught up with your metal roof? There are

More information

Florida Consumer Considerations in Replacing their Roofing System

Florida Consumer Considerations in Replacing their Roofing System Florida Consumer Considerations in Replacing their Roofing System The Florida Roofing, Sheet Metal and Air Conditioning Contractors Association provides the following general information to help Florida

More information

Building Owners Guide to a Duro-Last System!

Building Owners Guide to a Duro-Last System! Building Owners Guide to a Duro-Last System Table of Contents Section 1: Introduction to Duro-Last Roofing Systems Section 2: Benefits of a Duro-Last Roofing System Section 3: Comparing a Duro-Last Roof

More information

Preventing Ice Dams on Roofs

Preventing Ice Dams on Roofs Preventing Ice Dams on Roofs Facility Manager November/December 2005 When a roof leaks, facility managers inevitably receive complaints from building occupants. If it is winter, ice dams are often the

More information

Better Budgeting: Roof Management Plans Help Estimate Costs

Better Budgeting: Roof Management Plans Help Estimate Costs Better Budgeting: Roof Management Plans Help Estimate Costs Inside ASHE Summer 2015 Depending upon the complexity of a hospital roof, the average cost for a replacement roof can range from $15 to $40 per

More information

Church safety solutions

Church safety solutions Church safety solutions April 2007 Peeling the layers off roof damage Special points of interest Learn how to avoid costly roof repairs Conducting a roof inspection Lessons of loss learn how a Florida

More information

Crescent Valley High School Roof Investigation

Crescent Valley High School Roof Investigation Crescent Valley High School Roof Investigation Project: Corvallis School District Crescent Valley High School Roof Date: July 26, 2011 Report By: Rowell Brokaw Architects: Mark Young, AIA, Chris Andrejko

More information

Roofs shall be constructed to ensure the ridge does not sag excessively under normal design conditions in accordance with the Alberta Building Code.

Roofs shall be constructed to ensure the ridge does not sag excessively under normal design conditions in accordance with the Alberta Building Code. 15 Roofing 15.1 Roof ridge has sagged. Roofs shall be constructed to ensure the ridge does not sag excessively under normal design conditions in accordance with the Alberta Building Code. 10 years for

More information

!!! !!!! !!! !!! !!! !!! !!!!!!!!! Table of Contents! Section 1: Most Common Types of Flat Roofing! Section 2: Better Understand Your Flat Roof!

!!! !!!! !!! !!! !!! !!! !!!!!!!!! Table of Contents! Section 1: Most Common Types of Flat Roofing! Section 2: Better Understand Your Flat Roof! Table of Contents Section 1: Most Common Types of Flat Roofing Section 2: Better Understand Your Flat Roof Section 3: Flat Roofing Cost in 2015: Four Factors that Dictate Section 4: Planning A Flat Roofing

More information

Bituminous Sheet Flat Roofs: Their repair and maintenance

Bituminous Sheet Flat Roofs: Their repair and maintenance Bituminous Sheet Flat Roofs: Their repair and maintenance Flat roof covered in sheets of bituminous felt Introduction Whilst flat roofs are often regarded as inferior to their pitched counterparts and

More information

Water Damage During Construction

Water Damage During Construction Allianz Global Corporate & Specialty Americas Water Damage During Construction May 2012 A Contractor s Loss Prevention Guide Water damage losses are a major cause of loss during construction and represent

More information

NRDCA 400 GUIDELINE FOR FIELD APPLICATION of LIGHTWEIGHT INSULATING CONCRETE REROOFING/RECOVER SYSTEMS

NRDCA 400 GUIDELINE FOR FIELD APPLICATION of LIGHTWEIGHT INSULATING CONCRETE REROOFING/RECOVER SYSTEMS NRDCA 400 GUIDELINE FOR FIELD APPLICATION of LIGHTWEIGHT INSULATING CONCRETE REROOFING/RECOVER SYSTEMS The (NRDCA) has prepared this document to provide customers and installers information that the industry

More information

FLAT ROOF REPAIR CUT COST WITHOUT CUTTING CORNERS

FLAT ROOF REPAIR CUT COST WITHOUT CUTTING CORNERS FLAT ROOF REPAIR CUT COST WITHOUT CUTTING CORNERS Table of Contents Chapter 1: FLAT ROOF REPAIR - CUT COST WITHOUT CUTTING CORNERS Chapter 2: PVC RECOVER SYSTEM HOW IT WORKS Chapter 3: 8 STRATEGIES TO

More information

Roofing 101 - Signs that Your Roof Needs Repair/Replacement

Roofing 101 - Signs that Your Roof Needs Repair/Replacement By: Cherie Martel Roofing 101 - Signs that Your Roof Needs Repair/Replacement 1. Tell us a little bit about your company and its foundation. In 1963, Samuel T. Martel began a small family run roofing company,

More information

Public Safety Advisory On Potential Roof Collapses

Public Safety Advisory On Potential Roof Collapses Public Safety Advisory On Potential Roof Collapses Dangers Associated With Heavy Snow Loads on Roofs The recent prolonged cold weather and repeated snowstorms have contributed to severe roof load conditions.

More information

SECTION OUTLOOK INSULATED SAFETY GLASS AND METAL SKYLIGHT PANELS

SECTION OUTLOOK INSULATED SAFETY GLASS AND METAL SKYLIGHT PANELS SECTION OUTLOOK INSULATED SAFETY GLASS AND METAL SKYLIGHT PANELS PART 1 - GENERAL 1.1 DESCRIPTION OF WORK A. Extent of the Glass and Metal Panels as indicated on the drawings. B. Principal Work in this

More information

Owner s Care & Maintenance Guide For Viridian Systems Roof Membranes

Owner s Care & Maintenance Guide For Viridian Systems Roof Membranes Owner s Guide For Viridian Systems Roof Membranes VIRIDIAN SYSTEMS ROOF MEMBRANE SYSTEM CARE & MAINTENANCE GUIDE TABLE OF CONTENTS A. INTRODUCTION... 2 B. PREVENTIVE MAINTENANCE... 2 C. LEAK INVESTIGATION...

More information

UNIVERSITY OF WASHINGTON Facilities Services Design Guide. Architectural. Roofing. Basis of Design

UNIVERSITY OF WASHINGTON Facilities Services Design Guide. Architectural. Roofing. Basis of Design Basis of Design This section applies to roofing membranes, flashing and accessories. Design Criteria Adhere to the standards and details of the latest editions of the National Contractors Association (NRCA)

More information

RECOATING AND RENEWING SPF ROOFING SYSTEMS

RECOATING AND RENEWING SPF ROOFING SYSTEMS RECOATING AND RENEWING SPF ROOFING SYSTEMS Procedures, Regional Differences and type of coating systems Bruce Schenke Premium Spray Products REASONS TO RECOAT/RENEW Add a new coating layer to renew the

More information

Water Management & Damage Prevention:

Water Management & Damage Prevention: Water Management & Damage Prevention: A Guide for Homeowners This article provides homeowners with basic information to make these decisions and take the appropriate actions to keep their homes dry and

More information

Thank You! Owner Aaron Perry! Email info@exteriorproinc.com! 2936 Clifty Drive! Madison IN 47250! (855) 274-0444! (812) 274-0444!

Thank You! Owner Aaron Perry! Email info@exteriorproinc.com! 2936 Clifty Drive! Madison IN 47250! (855) 274-0444! (812) 274-0444! A properly installed and maintained flat roof can be one of a building s biggest assets while a leaking or failing roof can quickly become a building s biggest expense. We ve put this simple guide together

More information

TARRANT COUNTY DETAIL STANDARDS

TARRANT COUNTY DETAIL STANDARDS TARRANT COUNTY DETAIL STANDARDS 1. Standard Coping 2. Coping at End Wall 3. Standard Sheet Metal Engagement Details 4. Gravel Guard 5. Gravel Guard Wall Termination 6. Gravel Guard, Gutter, and Downspout

More information

Safeguarding our clients interests. Active Roof Leaks

Safeguarding our clients interests. Active Roof Leaks Safeguarding our clients interests. Active Roof Leaks Vendor Requirements Visually inspect the roof for any damages Exterior inspection of the roof and gutters Interior ceiling inspection Interior attic

More information

NEW ELECTRICAL SUBSTATION Building 300 SECTION 07 53 23 ETHYLENE-PROPYLENE-DIENE-MONOMER ROOFING WORK

NEW ELECTRICAL SUBSTATION Building 300 SECTION 07 53 23 ETHYLENE-PROPYLENE-DIENE-MONOMER ROOFING WORK ETHYLENE-PROPYLENE-DIENE-MONOMER ROOFING WORK PART 1 GENERAL 1.1 REFERENCES The publications listed below form a part of this specification to the extent referenced. The publications are referred to within

More information

Roof Maintenance Scope of Work

Roof Maintenance Scope of Work Roof Maintenance Scope of Work Reviewed By: Approved By: Version 3.0 Date 08-09-07 Author K. Vandenbussche 1 BACKGROUND The Integrated Service Provider s program will provide superior on-site equipment,

More information

bout your HOUSE before you start Repairing And Replacing Materials Exterior Walls

bout your HOUSE before you start Repairing And Replacing Materials Exterior Walls A bout your HOUSE before you start Repairing And Replacing Materials Exterior Walls CE 28 h Exterior finish materials are expected to protect the house from the elements while providing an attractive appearance.

More information

MODULAR EPDM ROOFING SYSTEMS

MODULAR EPDM ROOFING SYSTEMS MODULAR EPDM ROOFING SYSTEMS INSPECTION, REPAIR & MAINTENANCE HANDBOOK Now that you ve selected one of the best roofing systems available today, please take the time to read through this handbook carefully

More information

CARLISLE OWNER S MANUAL

CARLISLE OWNER S MANUAL Investing in Solutions for Over 45 Years For over 45 years Carlisle Construction Materials Incorporated (CCM) has been creating solutions for the construction industry. Beginning with single-ply roofing

More information

Air-Conditioning, Heating, and Refrigeration Institute. Sheet Metal and Air-Conditioning Contractors National Association

Air-Conditioning, Heating, and Refrigeration Institute. Sheet Metal and Air-Conditioning Contractors National Association Air-Conditioning, Heating, and Refrigeration Institute Sheet Metal and Air-Conditioning Contractors National Association GUIDELINE B-1997 ACKNOWLEDGEMENT These guidelines for Roof Mounted Outdoor Air-

More information

Sun Vinyl New Construction Windows Homeowner's Warranty

Sun Vinyl New Construction Windows Homeowner's Warranty Sun Windows Sun Vinyl New Construction Windows Homeowner's Warranty Vinyl Sun Windows, Inc. warrants for a period of 2 years that the quality of workmanship and materials of vinyl items shall be free from

More information

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503 Re-Roofing: Asphalt Shingles This is a summary of the standard requirements based on the

More information

Roofing /Flooring Apprenticeship

Roofing /Flooring Apprenticeship Davis School District Environmental Maintenance Services Roofing /Flooring Apprenticeship Requirements: Apprenticeship Program period begins when employee is hired into an approved apprentice position

More information

Getting The Most Out of Your Roof Asset. Program #099 PM

Getting The Most Out of Your Roof Asset. Program #099 PM Getting The Most Out of Your Roof Asset Program #099 PM Garland 12 Steps: Specifications, Inspections, Details, Field Support Budget vs. Desired Life Expectancy Reduction of Liability Resource Staying

More information

THERMOTEK MODIFIED BITUMEN TORCH MEMBRANE OVER POLYSOCYANURATE SYSTEM DESCRIPTION TORCH SYSTEM OVER POLYISO (15,17,19 YR) TH/BS-TH/CS

THERMOTEK MODIFIED BITUMEN TORCH MEMBRANE OVER POLYSOCYANURATE SYSTEM DESCRIPTION TORCH SYSTEM OVER POLYISO (15,17,19 YR) TH/BS-TH/CS OPTIONAL TITLE 24 CRITICAL POINTS POLYISO THERMOTEK MODIFIED BITUMEN TORCH MEMBRANE OVER POLYSOCYANURATE DESCRIPTION TORCH OVER POLYISO (5,7,9 YR) TH/BS-TH/CS 2 No 0. SUBSTRATE. THERMOTEK USA PRO 2.0 FV

More information

Lightning Protection System Quality Installation and Maintenance. Lightning Protection System Quality Installation and Maintenance

Lightning Protection System Quality Installation and Maintenance. Lightning Protection System Quality Installation and Maintenance Lightning Protection System Quality Installation and Maintenance Lightning Protection System Quality Installation and Maintenance Michael J. Johnston NECA Executive Director Standards & Safety Mark S.

More information

a) Liner damage caused by defects in materials and equipment furnished and installed by the Customer.

a) Liner damage caused by defects in materials and equipment furnished and installed by the Customer. GENERAL WARRANTY Scope of Warranty Pertaining to Liners for Above-Ground and In- Ground Pools 1. This warranty applies solely to liners manufactured by Ocean for above-ground and in-ground pools. This

More information

Water Damage Prevention Risk Management Guidebook

Water Damage Prevention Risk Management Guidebook Water Damage Prevention Risk Management Guidebook PIC Loss Control Services IMPORTANT NOTICE: The enclosed loss control information is for your consideration in your loss prevention efforts. They are not

More information

Why is my air conditioner dripping on my customers?

Why is my air conditioner dripping on my customers? De-Mystifying HVAC Why is my air conditioner dripping on my customers? By Ron Prager One of the most frequent emergency service requests is a call for an air conditioner leaking water into the store. These

More information

CHAPTER VII. TITLE: STANDARDS FOR NEW ROOFING July 2015 CONSTRUCTION, RE-ROOFING CONSTRUCTION AND ROOFING SYSTEM GUARANTEE REQUIREMENTS

CHAPTER VII. TITLE: STANDARDS FOR NEW ROOFING July 2015 CONSTRUCTION, RE-ROOFING CONSTRUCTION AND ROOFING SYSTEM GUARANTEE REQUIREMENTS TITLE: STANDARDS FOR NEW ROOFING CONSTRUCTION, RE-ROOFING CONSTRUCTION AND ROOFING SYSTEM GUARANTEE REQUIREMENTS Responsible Organization: Office of Facilities Planning Instructions: This Manual supersedes

More information

Reroof or Restore? The right decision can save weeks of time and thousands of dollars

Reroof or Restore? The right decision can save weeks of time and thousands of dollars APOC A DIVISION OF GARDNER - GIBSON 5903 Paramount Boulevard Long Beach, California 90805 Telephone (800) 562-5669 Fax (562) 423-9597 www.apoc.com THE FOLLOWING TECHNICAL ARTICLE WAS PUBLISHED IN A MAJOR

More information

Water Damage on Construction Sites. A guide to loss prevention

Water Damage on Construction Sites. A guide to loss prevention Water Damage on Construction Sites A guide to loss prevention Water damage is the second most frequent cause of loss during building projects and represents a large percentage of Construction All Risk

More information

Public Safety Advisory On Potential Roof Collapses

Public Safety Advisory On Potential Roof Collapses Public Safety Advisory On Potential Roof Collapses Dangers Associated With Heavy Snow Loads on Roofs Over the past 36 hours, there have been over 70 reports of roof collapses or buildings with potential

More information

PRE-PURCHASE INSPECTION REPORT

PRE-PURCHASE INSPECTION REPORT PRE-PURCHASE INSPECTION REPORT PREPARED FOR: PROPERTY ADDRESS: Waiheke Island DATE: 21 November 2012 Page 1 of 13 (a) This is a report of a visual only, non-invasive inspection of the areas of the building

More information

Doughty Environmental Hygiene Associates

Doughty Environmental Hygiene Associates Top: Photo #1: View of the top of the elevator shaft from the roof. The open ventilation causes condensation to form inside on the sheetrock. It also allows for the access for insects. Note the discoloration

More information

APPLICATION INFORMATION FOR RESIDENTIAL ROOFING AND RESIDENTIAL ROOFING PACKET

APPLICATION INFORMATION FOR RESIDENTIAL ROOFING AND RESIDENTIAL ROOFING PACKET Environmental Protection and Growth Management Department PERMITTING, LICENSING AND CONSUMER PROTECTION DIVISION 1 N. University Drive, Box #302 Plantation, Florida 33324 954-765-4400 www.broward.org/permittingandlicensing

More information

The existing roof angle change terminations and flashings when sound and intact can be reused.

The existing roof angle change terminations and flashings when sound and intact can be reused. January 2, 2015 Summary Specification Re-Skinning an Existing Roof Maintenance and Repair Warranty Upgrade for Up to 30 Years Re-Skinning Over an Existing Roof with a New C-EPDM Membrane Using The Existing

More information

SINGLE FAMILY RESIDENCE HURRICANE MITIGATION APPLICATION

SINGLE FAMILY RESIDENCE HURRICANE MITIGATION APPLICATION SINGLE FAMILY RESIDENCE HURRICANE MITIGATION APPLICATION As of October 1, 2007, this mitigation form must be submitted as part of the roofing permit application package. Secondary water barrier (if applicable)

More information

SECTION THERMOPLASTIC MEMBRANE ROOFING (Changed by Addendum 2)

SECTION THERMOPLASTIC MEMBRANE ROOFING (Changed by Addendum 2) SECTION 07 5419 THERMOPLASTIC MEMBRANE ROOFING (Changed by Addendum 2) PART 1 - GENERAL 1.1 SUMMARY A. Section Includes: 1. Rigid roof insulation. 2. (Changed by Addendum 1) Mechanically attached single

More information

Self-Home Inspection Checklist

Self-Home Inspection Checklist To be used as a first home visit for note taking. Visit www.homeinspectiondirect.com for more tips and information about buying a home and hiring a home inspector. This form in no way replaces a professional

More information

OPERATION & MAINTENANCE MANUAL FOR BOLTED STEEL TANKS: COMPLETE INSTALLATION

OPERATION & MAINTENANCE MANUAL FOR BOLTED STEEL TANKS: COMPLETE INSTALLATION OPERATION & MAINTENANCE MANUAL FOR BOLTED STEEL TANKS: COMPLETE INSTALLATION July 2011 OPERATION & MAINTENANCE MANUAL FOR BOLTED STEEL TANKS: COMPLETE INSTALLATION SITE INSPECTION Check for and remove

More information

HOUSING QUALITY STANDARDS (HQS)

HOUSING QUALITY STANDARDS (HQS) HOUSING QUALITY STANDARDS (HQS) Series 3 LEAD-BASED PAINT AND INSPECTIONS 3.1LBP Rev. 5-5-06 Finding of Lead-Based Paint 3.2LBP Defective paint found in units built before 1978 where children under six

More information

Architectural Inspection Site Structures

Architectural Inspection Site Structures 0141 Freestanding Shelters Open air shelters not attached to the building. Bike rack shelter with bike racks: This 8'x30' structure is located on the north east side of the building on the wooded landscape

More information

Site Inspection Report

Site Inspection Report Site Inspection Report Project Title: 1 Canada Square Location: 1 Canada Square, Canary Wharf, London Date of Inspection: 16/05/12 System / Products: TBA (suggested flame free application) Attendees: G

More information

INDIAN HEAD ELEMENTARY SCHOOL

INDIAN HEAD ELEMENTARY SCHOOL ROOF ASSESSMENT REPORT INDIAN HEAD ELEMENTARY SCHOOL NOVEMBER 08, 2010 PREPARED FOR: FACILITIES DEPARTMENT WHITMAN HANSON REGIONAL SCHOOL DISTRICT 1. Purpose This Roofing Assessment Report provides a summary

More information

Roof Repair Project Report. Fairbank Complex 40 Fairbank Road Sudbury, Massachusetts. February 14, 2014. RBA Project No. 2014007.00.

Roof Repair Project Report. Fairbank Complex 40 Fairbank Road Sudbury, Massachusetts. February 14, 2014. RBA Project No. 2014007.00. Report Fairbank Complex 40 Fairbank Road RBA Project No. 2014007.00 Prepared by: 33 Center Street, 2 nd Floor Burlington, MA Tel: 781-273-1537 Fax: 781-273-1695 TABLE OF CONTENTS Roof Repair Project Report...

More information

Maintenance Matters. Avoiding Exhaust Duct Problems

Maintenance Matters. Avoiding Exhaust Duct Problems Number 14 Maintenance Matters building maintenance bulletin Avoiding Exhaust Duct Problems Exhaust ducts help regulate indoor humidity by removing moist air from the home or suite to the outside. However,

More information

HEB 38 BLANCO AND WEST AVENUE FLUID APPLIED EPDM RUBBER ROOF RECOVERY SYSTEM APPLICATION

HEB 38 BLANCO AND WEST AVENUE FLUID APPLIED EPDM RUBBER ROOF RECOVERY SYSTEM APPLICATION HEB 38 BLANCO AND WEST AVENUE FLUID APPLIED EPDM RUBBER ROOF RECOVERY SYSTEM APPLICATION David Marut TEST CASE REPORT July 1, 2014 Case Study Pro Guard EPDM Super Coat Liquid Rubber Membrane Roof System

More information

LOSS CONTROL TECHNICAL GUIDE

LOSS CONTROL TECHNICAL GUIDE Introduction Fixed fire protection in the form of automatic sprinkler protection is a critical investment in the protection of the physical property of any business or organization from loss by fire. When

More information

bout your HOUSE before you start Renovating Your Basement Moisture Problems

bout your HOUSE before you start Renovating Your Basement Moisture Problems A bout your HOUSE before you start Renovating Your Basement Moisture Problems CE 28 c Condensation of cold surfaces, efflorescence Water leak in corner on floor Mold and decay on floor joists and sill

More information

THERMOTEK SELF ADHESIVE MEMBRANE OVER METAL SYSTEM DESCRIPTION SELF ADHESIVE SYSTEM METAL (10 YR) AP-SABS-SACS

THERMOTEK SELF ADHESIVE MEMBRANE OVER METAL SYSTEM DESCRIPTION SELF ADHESIVE SYSTEM METAL (10 YR) AP-SABS-SACS THERMOTEK SELF ADHESIVE MEMBRANE OVER METAL SYSTEM DESCRIPTION SELF ADHESIVE SYSTEM METAL (10 YR) AP-SABS-SACS 1 0 No 0. SUBSTRATE 1. ASPHALT PRIMER. THERMOTEK SELF ADHESIVE 1.5 FV SMOOTH. THERMOTEK SELF

More information

NELSON HEAT TRACING SYSTEMS SPECIFICATION / APPLICATION

NELSON HEAT TRACING SYSTEMS SPECIFICATION / APPLICATION DESCRIPTION Electrical Specifications Functional Operating temperature +3 C (38 F +/-1 F) Power switch OFF temperature +45 C (112 F) Power switch ON temperature +30 C (86 F) Environmental Working temperature

More information

WET/DAMP BASEMENTS ANSWER: BASEMENT WALLS AND FLOORS CAN BECOME WET BY A LEAK, CAPILLARY SUCTION OR CONDENSATION.

WET/DAMP BASEMENTS ANSWER: BASEMENT WALLS AND FLOORS CAN BECOME WET BY A LEAK, CAPILLARY SUCTION OR CONDENSATION. WET/DAMP BASEMENTS PROBLEM. IS THIS BASEMENT LEAKING OR COULD WE HAVE ANOTHER PROBLEM? Water line arching up on wall in corners of basement. Water collecting on concrete floor starting in corners. ANSWER:

More information

Water Damage & Repair

Water Damage & Repair Water Damage & Repair Chinatown Preservation Talks 2015 James Engler, P.A Glenn Mason, AIA Mason Architects Program Outline Terminology & Waterproofing Basics Discussion of why this is important Below

More information

Edward Fersch President, Board of Education

Edward Fersch President, Board of Education ROOF REPAIR UPDATE For the November school newsletter, I wrote an article in which I explained the condition of the school roof, the estimated cost of replacing the three flat sections from the 1996 building

More information

later damage - Loss ControL

later damage - Loss ControL later damage - Loss ControL axisinsurance.ca Table of Contents EXECUTIVE SUMMARY... 1 FACILITY SYSTEMS WATER DAMAGE... 2 Frozen Pipes.....................................................................................

More information

MUNICIPALITY OF THAMES CENTRE COMMUNITY SERVICES AND DEVELOPMENT RECREATION

MUNICIPALITY OF THAMES CENTRE COMMUNITY SERVICES AND DEVELOPMENT RECREATION REPORT NO. PR-019-15 MUNICIPALITY OF THAMES CENTRE COMMUNITY SERVICES AND DEVELOPMENT RECREATION TO: Mayor and Members of Council FROM: Liz Murray Recreation and Facilities Manager DATE: July 13, 2015

More information

Roof Systems LOSS CONTROL TOOLS

Roof Systems LOSS CONTROL TOOLS LOSS CONTROL TOOLS Roof Systems There are four basic roof types currently in use in commercial applications; shingle, tile, metal and flat. All of these basic types have their own variations due to the

More information

07 5423-1 THERMOPLASTIC-POLYOLEFIN ROOFING (TPO) Data Center

07 5423-1 THERMOPLASTIC-POLYOLEFIN ROOFING (TPO) Data Center PART 1 GENERAL 1.01 SECTION INCLUDES SECTION 07 5423 THERMOPLASTIC-POLYOLEFIN ROOFING (TPO) Data Center A. Tear off existing roof system down to wood deck and install new Thermoplastic membrane roofing

More information

719-635-7310 Email: rcroffice14@gmail.com Central Location: 30 Buchanan Street, Colorado Springs, Co. 80907. 21 Point Roof Inspection Report + Bonus

719-635-7310 Email: rcroffice14@gmail.com Central Location: 30 Buchanan Street, Colorado Springs, Co. 80907. 21 Point Roof Inspection Report + Bonus 21 Point Roof Inspection Report + Bonus www.restorationcoloradoroofing.com 719-635-7310 Email: rcroffice14@gmail.com Central Location: 30 Buchanan Street, Colorado Springs, Co. 80907 1. Restoration Colorado

More information

Monthly Inspection Checklists

Monthly Inspection Checklists Monthly Inspection Checklists These safety checklists are part of a monthly inspection of church property. The items listed are not meant to imply that other concerns could not be present. The items listed

More information

WATERPROOFING OF REINFORCED CONCRETE FLAT ROOF 12

WATERPROOFING OF REINFORCED CONCRETE FLAT ROOF 12 WATERPROOFING OF REINFORCED CONCRETE FLAT ROOF 12 87 88 GOOD INDUSTRY PRACTICES 12 WATERPROOFING OF REINFORCED CONCRETE FLAT ROOF 12.1 BACKGROUND Most roofs in Singapore are constructed using reinforced

More information

about your house Before You Start Renovating Your Basement Moisture Problems Figure 1 Moisture problems to solve

about your house Before You Start Renovating Your Basement Moisture Problems Figure 1 Moisture problems to solve about your house CE 28 c Before You Start Renovating Your Basement Moisture Problems Mold and decay on floor joists and sill plates Stuffy air, high humidity, poor air circulation Water draining in from

More information

The Orange County Farmers Museum Emergency Preparedness Plan

The Orange County Farmers Museum Emergency Preparedness Plan The Orange County Farmers Museum Emergency Preparedness Plan TABLE OF CONTENTS Section Page Introduction. 2 1. Coordination with an Emergency Response Agency. 2 2. Policies of the Board 2 3. Procedures

More information

Clear Fork Valley Local School District. Roofing Repairs Spring/Summer 2015

Clear Fork Valley Local School District. Roofing Repairs Spring/Summer 2015 Clear Fork Valley Local School District Roofing Repairs Spring/Summer 2015 Instructions to Bidders: Public Notice To Bidders (ORC 3313.46) Notice is hereby given that sealed bids will be received at the

More information

Low-slope reroofing guidelines

Low-slope reroofing guidelines Low-slope reroofing guidelines by Thomas Bollnow and Joan P. Crowe, AIA The NRCA Roofing and Waterproofing Manual, Fifth Edition, contains reroofing guidelines for steep- and low-slope roofing. The August

More information

Preventative Maintenance

Preventative Maintenance Preventative Maintenance Safety Committee To have a preventative maintenance plan, you should have a Safety Committee. Designate persons involved with day to day operations and grounds control. Use your

More information

WESTERN COOL ROOF SYSTEMS Sustainable - Energy Efficient FLUID APPLIED REINFORCED ROOF SYSTEM

WESTERN COOL ROOF SYSTEMS Sustainable - Energy Efficient FLUID APPLIED REINFORCED ROOF SYSTEM WESTERN COOL ROOF SYSTEMS Sustainable - Energy Efficient FLUID APPLIED REINFORCED ROOF SYSTEM SPECIFICATION NO. SMAA-2P-8xE UPGRADE SMOOTH SURFACE / CAP SHEET / SINGLE PLY 2 PLY POLYESTER REINFORCED ACRYLIC

More information

Crepps Home Inspection

Crepps Home Inspection Crepps Home Inspection 651 Lincoln Drive Elizabethown, KY 42701 (270) 734-3845 www.crepps-hi.com jcrepps@yahoo.com Inspected By: Josh Crepps HI - 3058 Repair Report Prepared For: John & Jane Doe Property

More information

Georgia State University. Urban Life Building Roof Replacement

Georgia State University. Urban Life Building Roof Replacement ENGINEERING AND ENVIRONMENTAL 140 DECATUR STREET SE, ATLANTA, GA 30303 GEORGIA STATE UNIVERSITY - FACILITIES DESIGN & CONSTRUCTION 34 BROAD STREET, SUITE 100 ATLANTA, GA 30303 DRAWING INDEX A-0 PROJECT

More information

Your guide to home maintenance. Flat Roofs

Your guide to home maintenance. Flat Roofs Your guide to home maintenance Flat Roofs Your guide to home maintenance is a series of information leaflets that gives you all the information you need to keep your home in tiptop condition. Flat Roofs

More information

Vision Home Inspection

Vision Home Inspection Vision Home Inspection 324 Rams Run Shepherdsville KY 40165-7877 Inspector: James McFadden Property Inspection Report Client(s): Property address: Inspection date: View report summary This report is the

More information

G. Common Defects in Buildings - Leakage

G. Common Defects in Buildings - Leakage F. Common Defects in Buildings - Structural 32. Recently, some concrete chips have fallen from the ceiling in my kitchen. There are rusty steel bars and the area in question measures about 300 x 400mm.

More information

Apollo Roofing Company, Inc. July 2013 Newsletter

Apollo Roofing Company, Inc. July 2013 Newsletter Apollo Roofing Company, Inc. July 2013 Newsletter Customer Comments of the Month We asked some of our clients to share what is most helpful to them as we seek to serve their roofing needs. Unequaled expertise

More information

bout your house before you start Renovating Your Basement Moisture Problems

bout your house before you start Renovating Your Basement Moisture Problems A bout your house CE 28c before you start Renovating Your Basement Moisture Problems Mold and decay on floor joists and sill plates Stuffy air, high humidity, poor air circulation Water draining in from

More information