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

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

2 Today's Moderator Naomi Millán Senior editor, Building Opera2ng Management

3 Today's Presenter Karen Warseck President, Building Diagnos-c Associates Ms. Warseck is president of Building Diagnos-cs Associates, an architecture firm dedicated to helping facili-es managers to analyze and repair problems with exis-ng exterior systems, primarily roofing and walls. Her 30+ years of experience in this field include more roof repair projects than she cares to count, along with thousands of stucco and other exterior envelope consul-ng projects. Ms. Warseck lectured over 30 -mes to architects, facili-es and property managers, and is a contribu-ng editor for Building Opera-ng Management with over 60 ar-cles on roofing and building repair- related ar-cles.

4 Learning Objec;ves: Understand causes of the most common types of roof problems List ways facility professionals can prevent errors that shorten the life of the roof Assess ways to protect a roof throughout different types of weather Develop a reliable roof management program

5 To ask ques;ons: Please use the ques-on and answer panel on the right- hand side of the screen, and send to all panelists.

6 Polling Ques;on Today s event will include a mul-ple- choice polling ques-on. Your par-cipa-on is appreciated.

7 Presenta;on Handouts All par-cipants will receive an e- mail by the end of the day with a link to download a PDF copy of today s presenta-on slides.

8 CEU Informa;on Trade Press Media Group has been accredited as an authorized Provider by the International Association for Continuing Education and Training (IACET), 1760 Old Meadow Road, Suite 500, McLean VA 22102; (703) To successfully earn 0.1 CEUs, you must attend the entire webcast and earn a 70% or higher on the assessment.

9 Proven Performance The only rational procedure for selecting a roofing system is its past performance on the roof in the same climate as the new project. - the late Carl Cash, Simpson, Gumpertz & Heger Consulting Engineers

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11 Your Roof Tune-Up: Strategies for Summer and Beyond

12 What This Seminar Covers: The causes of most common types of roof problems What happens to a roof during different types of weather Ways facility professionals can maximize the service life of the roof Developing a roof management program

13 Causes of Common Roof Problems: Punctures, cuts and tears Open laps and seams Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

14 Causes of Common Roof Problems: Punctures, cuts and tears Open seams Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

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16 Causes of Common Roof Problems: Punctures and tears Open seams and laps Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

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18 Causes of Common Roof Problems: Punctures, cuts and tears Open seams and laps Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

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20 Causes of Common Roof Problems: Punctures, cuts and tears Open seams and laps Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

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22 Causes of Common Roof Problems: Punctures and tears Open seams Inadequate treatment of adjacent building construction Poor waterproofing of penetrations Improper terminations

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24 Polling Ques;on Today s event will include a mul-ple- choice polling ques-on. Please make your selec-on to the right of this screen.

25 Your Roof and the Weather

26 Sun and Heat Ultraviolet radiation deteriorates most roofing materials. Heat causes expansion of materials. Entrapped moisture vapor expands causing blisters to form. Color of roof can affect interior temperatures from solar heat gain.

27 Rain Water deteriorates most roofing materials. Inadequate drainage during torrential downpours can cause roof to collapse. Cool rain causes roof to drop in temperature in seconds. High humidity affects roof installation.

28 Wind Generally, the higher the building and the flatter the terrain, the higher the wind speeds. Edge details are critical as edges and corners are where highest uplift pressures occur. Wind can remove protective surfacing from roof and if roof not adequately fastened, the roof itself.

29 Typical wind failure Hurricane Wilma 2007

30 Snow and Hail Snow drifts can bury top of flashings. Snow removal can damage surface. Hail can puncture roof membranes. Ice forming on roof can back water up under roof. Cold can make some roof materials more brittle and prone to cracking.

31 Ways to Minimize Problems Sun and heat: Coat roof. Rain: Clean and rout drains. Trim trees. Remove debris from roof. Snow and hail: Remove snow drifts higher than tops of flashings. Use hard underlayment or protected roof membrane system to minimize hail damage. Wind: Be sure edge metals are securely fastened. Remove loose items from roof. Tie down equipment. Secure access doors on equipment.

32 Ways to Minimize Problems General: Add walk pads from roof access point to and around all equipment. Limit access to roof and beware of window washers and A/C repair people Get rid of ponding water. Provide fixed access ladders to all roof areas. Start and keep up a regularly scheduled maintenance program.

33 Setting Up a Roof Maintenance Program Would you tell me, please, which way I ought to go from here?" "That depends a good deal on where you want to get to." "I don't much care where " "Then it doesn't matter which way you go. '- so long as I get SOMEWHERE,' Alice added as an explanation. 'Oh, you're sure to do that,' said the Cat, 'if you only walk long enough.

34 Setting Up a Roof Maintenance Program Think of your roof as another A/C unit only flatter. File containing specs, maintenance records, etc. (Roof history) Regular inspections to be sure everything is OK. (Roof condition assessments) Replace defective parts as they break down. (Reactive repairs) Preventative maintenance to keep the unit working at its best for the longest time. (Proactive repairs)

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37 Setting Up a Roof Maintenance Program History File Inspections Prompt Repairs Who should do inspections for the maintenance program? Contractor? Consultant? In-house staff? Correct Answer: Any of the above as long as the necessary expertise is there

38 Setting Up a Roof Maintenance Program History File Inspections Prompt Repairs Contractor Programs Pros: Can offer combined inspection and maintenance program. Repairs done by professionals. Cons: Be careful of content of maintenance contract to be sure all work is included in fixed price. If they just do inspections, you get no benefit from a contractor program. Be careful that work done is all of the work needed if fixed price contract. Be careful of extra work being done if pay-as-you-go contract.

39 Setting Up a Roof Maintenance Program History File Inspections Prompt Repairs Consulting Architect and Engineer Programs Pros: Consultant gets paid the same no matter how many defects one finds. Architects and engineers know theories of roofing as well as practical application. Cons: You still have to hire a contractor to do the repairs. Architects and Engineers expect to be paid for their services.

40 Setting Up a Roof Maintenance Program History File Inspections Prompt Repairs In-House Staff Programs Pros: Low cost. Scheduling is at your convenience. Cons: Other work can take priority. Staffing level may not be adequate. Staff may not have necessary expertise. You may still have to hire a contractor to do repairs.

41 If You are Doing it Yourself Start at interior to note leak locations on roof plan. Walk exterior to examine condition of walls and exterior drainage. Next go to roof. Look for evidence of standing water. Note condition of membrane surfacing. Walk field of roof and look for blistering, open laps, etc. Walk perimeter of roof and look at membrane flashing conditions and edge treatments. Note condition of penetration and curb flashings and sealants and waterproofing. Examine condition of metal accessories- rust, loose fasteners. Note locations of defects on roof plan. Photograph all deficiencies.

42 Repairs Follow up inspection as soon as possible. Make sure contractor uses compatible repair materials. Contractor does not have to be one who installed roof. Require repairs to be done according to NRCA Repair Manual for Low-slope Membrane Roof Systems and SMACNA Architectural Sheet Metal Manual.

43 Any Questions?

44 For a copy of a checklist for roof inspections or if we can be of service, Karen Warseck, AIA at: kwarseck@buildingdiagnostics.com Know where you re going.