2011 Dodson Publications, Inc. Page 1 of 21 March 16, :33 AM

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1 Roof Drainage Issues Designing Commercial Roof Systems In Compliance with the IBC Part 2: Roof Drainage Issues by John D. Shepherd, RRC, Shepherd Consulting Services (Editor s Note: John Shepherd is an RCI, Inc. Registered Roof Consultant and Registered Roof Observer, a Building Science Certified Thermographer, a Haag Certified Commercial and Residential Roof Inspector, and holds roofing licenses in both Calif. and Ariz. He is also actively involved in RCI, Inc. and the SoCal Chapter of RCI, and currently is a member of three committees including the RCI Inc Advocacy Committee, the SoCal Chapter of RCI Hawaii Winter Workshop Committee, and the ASTM D08 committee. You can reach Shepherd at jds@shepherdconsulting.com) After proper attachment and installation of the low-sloped roof assembly on a commercial building, it is this consultant s opinion that proper roof drainage is the singular most important issue that impacts a commercial roof system. Roof drainage issues appear to some degree or other on just about every low-sloped commercial reroof project I have inspected in my 40 plus years as a roofer, roofing contractor, and roofing consultant. Roof drainage issues also crop up in new construction projects and those not resolved during the original construction process will resurface during a reroof project. That said, while the focus of this article is on drainage issues related to reroofing projects, I have included a section on pre-construction inspections for new construction roof projects that I hope will slightly reduce the roofing contractor s future liability on new construction projects. With the exception of new construction projects, this article goes forward assuming that the reroofing project does not include the involvement of an architect, engineer, or register roof consultant. While I highly recommend that all reroofing projects have specifications and details 2011 Dodson Publications, Inc. Page 1 of 21 March 16, :33 AM

2 prepared for the specific project by one of these design professionals, I also understand that this is not the reality of the world we all live in. In the vast majority of cases, the roofing contractor has taken on the role as the designer of record (refer to Part I of this series in the November/December 2011 issue of Western Roofing for a more detailed discussion on the designer of record discussion). Design related decisions made by the roofing contractor, in his/her capacity as the prime contractor on the project, often include, but are not limited to: the project s overall scope of work, the type of materials to be installed, which roofing material manufacturer to use, how existing mechanical equipment and accessories will be addressed, addressing roof drainage problems (ponding water conditions, missing overflow drains, undersized crickets, etc.), how to deal with condensation and ventilation issues, whether skylights are to be re-used or replaced, determining what to do about areas with low base flashings, replacement of water damaged roof sheathing, and support members, etc. In this article I will discuss the typical roof drainage issues that a contractor will run into on a reroofing project including ponding water conditions, roof crickets and their impact on roof drainage, internal primary and overflow roof drains, through-wall scupper primary and overflow drains, raising and/or moving mechanical equipment, and penetrations in waterways. This article will also include requirements and definitions for roof drainage issues from the 2009 International Building Code (IBC) and provide some common sense ideas on resolving the problems referenced above. 2% Minimum Roof Slope Required The 2009 International Building Code (IBC) and most roofing material manufacturers required low-sloped roofs, often mischaracterized as flat roofs 2011 Dodson Publications, Inc. Page 2 of 21 March 16, :33 AM

3 even by experienced roofing contractors, to have a minimum 2% slope. Under IBC Section 1507 Requirements for Roof Coverings, the IBC requires that the, roofs shall have a design slope of a minimum of one-forth unit vertical in 12 units horizontal (2%) for drainage. In IBC Section % is listed as the minimum roof slope requirement for seven different roof systems including Standing Seam Metal Roof Panels (Section ), Builtup Roofs (Section ), Modified Bitumen Roofing (Section ), Thermoset Single-Ply Roofing (Section ), Thermoplastic Single-Ply Roofing (Section ), Sprayed Polyurethane Foam Roofing (Section ), and Liquid-Applied Coatings/Roofs (Section ). Based on these code requirements I will ask you each to consider two questions: 1) Does the 2% requirement also apply to the roof deck? 2) Is there any flexibility in the 2% requirement? The answer to #1 is yes and no, the answer to #2 is yes. Let me explain. Roof Slope Deck Requirement: When Section 1507 references steepsloped type roof system, it specifically references what the minimum deck slope shall be. However for low-sloped roof systems the code reference is specific that the roof shall have a design slope of a minimum of 2%. So how this is achieved on a reroof project is up to the contractor. If you have verified that the existing roof deck slope is a minimum of 2%, then the contractor can hypothetically install the new roofing system directly to the roof deck (this discussion excludes discussions on energy code requirements and specific materials that may be required to address fire-ratings of a roof system). However, if the roof deck does not have the required 2% slope then this slope must be achieved via either modifications of the actual roof deck or via addition of materials over the deck (tapered insulation, lightweight insulating concrete, etc.). Alternatively, slope can be achieved by using sprayed polyurethane foam, which as a roof system can address both the slope deficiencies and provide a waterproof roof assembly Dodson Publications, Inc. Page 3 of 21 March 16, :33 AM

4 The methodology for addressing roof slope issues on projects without the involvement of a design professional is really left up to the contractor, who hopefully was prudent enough to address the issues in the pre-bid stage and not after the roofing project is in progress. In the bid stage the contractor will have the time to adequately evaluate the options and decide whether they have the expertise to address the slope issues or recommend a design professional to the building owner (see more on the above referenced options later in this article). If decisions about slope modifications must be made after the roofing project has started, the options available become time dependent as the longer a roof is exposed the greater the risk of a weather related catastrophe occurring. When is a Slope of Less Than 2% Acceptable: Section 1510 Reroofing provides the one exception to the Section % roof slope rule. That exception, as listed under Section General, reads as follows: Reroofing shall not be required to meet the minimum design slope requirement of one-quarter unit vertical in 12 units horizontal (2% slope) in Section 1507 for roofs that provide positive roof drainage. (It is important to verify that the state or local jurisdiction the roof project is in has left this code section intact when the code was adopted.) So based on this code section, the contractor is not required to modify slopes of less than 2%, as long as the roof provides positive drainage. This code section now raises another question: What is Positive Roof Drainage? Thankfully the IBC anticipates this question and provides us with a definition for positive roof drainage. Before moving on I want to recommend that you always consider looking at either satellite images of the roof (via Google Earth or Bing) or roof images taken via fixed wing aircraft (Pictometry, Eagleview, etc.) of any building you are bidding on. Looking at such photographs prior to visiting the site will provide a general understanding of the building layout, roof top 2011 Dodson Publications, Inc. Page 4 of 21 March 16, :33 AM

5 objects, and whether there is any possible ponding water conditions (refer to photographs #1 and #2). Positive Roof Drainage & Ponding or Standing Water Conditions One of the most commonly mischaracterized conditions I have seen in low-sloped related defect litigation cases are those related to ponding or standing water conditions. For the last 20 plus years the so-called 48 hours rule was most often referenced with regards to defining what is ponding or standing water conditions on low-sloped roofs. However, for many of those years we (roofing contractors and consultants) depended on what the NRCA 1 and roofing material manufacturer s 2 had to say about ponding or standing water conditions. The building code had references to positive drainage however in the past it did not articulate what is positive drainage, and what is not. With the adoption of the IBC nationwide we in the Western states now have a clear legal definition for what is Positive Roof Drainage, and therefore a legal definition for what is ponding water on a low-sloped roof. IBC Section 1502 definitions defines Positive Roof Drainage as follows: The drainage condition in which consideration has been made for all loading deflections of the roof deck 3, and additional slope has been provided to ensure drainage of the roof within 48 hours of precipitation. This is a pretty direct statement: if all water from a rainfall is dissipated from the roof within 48 hours of the last rainfall, the 2% slope rule is not applicable on a reroofing project. This same statement is applicable to any so called ponding water areas on a roof. Let s discuss the ponding issue more in depth. First though some clarifications on my experience in this area. As a construction consultant, the majority of my business is working as an expert of construction defect litigation cases. Generally I am an expert on roofing, waterproofing, and deck issues, though 2011 Dodson Publications, Inc. Page 5 of 21 March 16, :33 AM

6 I also handle exterior wall issues as well (stucco, EFIS, siding, elastomeric paint, windows and doors, etc). Though I occasionally work as a plaintiff expert, I primarily work as a defense expert for either the developer or the subcontractor (roofing, sheet metal, waterproofing, decks). It is my experience as a roofing expert that has provided the basis for what I am about to say. In virtually every litigation case that I have worked on involving commercial roofing (low-sloped roof systems) the allegation of ponding water conditions is always on the defect list. Why, well it s an easy target. When the plaintiff s expert sees staining and/or an accumulation of dirt and debris in what appear to be low spots on a roof, typically in front of drains and scuppers, or adjacent to cricket waterways and large mechanical equipment, they automatically assume it s a ponding water condition. In most cases how I deal with this issue is I disagree with the allegation that ponding water is actually present, until someone actually performs a 48-hour ponding water test. At times when I am pretty certain that the water testing will confirm there are no ponding conditions, I will actually push for the water testing as part of any defense related testing. Now sometimes this condition is actually present on a roof and it is important to recognize it early in the litigation, or in the case of a reroofing project, prior to starting the roof construction. From a contractor s perspective you want to know if there are issues you need to address related to ponding that could void the manufacturer s warranty. So it is important to include some type of language in your proposal that includes the possibility of additional work being conducted to correct ponding conditions. It should include a reference to verify the adequacy of the roof slope and roof drainage via a 48-hour water test prior to removing the roofing, especially if your preliminary inspection leads you to suspect that ponding water conditions do exist. One thing that doesn t work is to put language in 2011 Dodson Publications, Inc. Page 6 of 21 March 16, :33 AM

7 your contract that you are not responsible for ponding water conditions. Regardless of what language you insert into your roofing contract, you are the roofing professional and the party that should be familiar with the building code requirements and the exclusions in the roofing material manufactures warranty. The average building owner or property manager is typically not aware of these issues until you inform them of these issues. So if you suspect ponding water conditions then push for a water test. If your client insists that the work be done and the ponding be ignored, you have to make a decision to either walk away from the project (before signing the contract) or risk ignoring the building codes and hope that nothing goes wrong later that brings attention to the warranty exclusion. The testing for ponding water is pretty simple. First check the weather and determine whether rainfall is eminent. Is so let the rain water the roof for you and then follow the below procedures. If no rain is predicted then you will need to run water on the roof. Start the testing by first sweeping up all loose debris from the waterways and in front and around internal roof drains and through-wall scuppers. Run the water over the roof until all little dips, birdbaths, and any suspected ponding area is covered with water. Note the time the water is turned off and then use spray paint (my preference) or chalk to mark the outline of each area holding water (refer to photograph #3). Return to the site 48-hours after you last turned off the water. If the roof is 100% dry, there are no ponding water areas, then the roof has positive slope as defined by the building code (refer to photograph #4). If there are small puddles of water on site-specific areas of the roof then, using a different color of marking paint, mark the perimeter of each remaining pond and then photograph the condition. Minor ponding water conditions can often be corrected with minor alterations to the roof slope. These include adding 2011 Dodson Publications, Inc. Page 7 of 21 March 16, :33 AM

8 Henry s Pond Patch, Siplast s Paraslope, or small amounts of tapered insulation to the location in question. If the water test identifies significant ponding conditions you still need to identify, mark and photograph the ponding conditions but now you need to have a serious discussion with the building owner about the options for addressing the ponding conditions. Addressing Serious Ponding Conditions There are a number of things that can be done to address serious ponding water conditions, however the extent and location of the ponding conditions is the key to the repair options. First, if the conditions are extensive and widespread, it is likely that a complete resloping of the roof may be required. Such resloping can be done with lumber and tapered 2x s, with light-weight insulating concrete, with tapered insulation and/or with spray-polyurethane foam. With the exception of the wood framing option, each of the choices can not only provide the positive slope needed, but also provide additional R-value for the buildings roof via the insulating aspects of the materials. The method and materials chosen for this task will depend on the structural integrity of the roof, costs, the needs of the building owner, and what the building is used for. If the building is primarily an office building the long term benefits of energy savings should be calculated for the building owner to assist in the methods used to address the inadequate slope issues. If the building is in California, you may already need to add insulation to the building to comply with the current energy codes so this becomes a win-win situation. With each of the choices above the roofing contractor should not try to go-it alone. With tapered insulation you can get design assistance from the tapered insulation manufacturers. While there is no direct cost for this service the indirect cost could be high and the manufacturer s design might 2011 Dodson Publications, Inc. Page 8 of 21 March 16, :33 AM

9 include more insulation than say a design done by a third part design professional. With regards to modifying the roof slope with tapered 2x s and plywood or light-weight insulating concrete, you will need to have a structural engineer determine if the building can handle the load. An architect or engineer should design the new wood deck. The light-weight insulation industry will provide design assistance for their product though, like the tapered insulation you need to have the design reviewed by a third party. Addressing Moderate Ponding Conditions The most common scenario related to a positive finding of ponding water conditions is that the condition is not minor, but not so extensive that the entire roof slope must be redone. In my experience I often found that the problems can be resolved using a combination of one or more remedies. This includes creating recessed sumps around ponding at roof drains and through-wall scuppers, adding additional roof drains and/or through-wall scuppers, adding tapered crickets on the upslope side of skylights and mechanical equipment, rebuilding the existing crickets to have a steeper slope and therefore more positive drainage, breaking up large crickets into smaller crickets, and adding additional roof drains and/or scuppers. On some commercial buildings tenant improvements or use changes in the building create roof drainage problems by locating mechanical equipment in the water-ways (refer to photographs #5 and 6). In these cases the only option is to relocate the equipment that is blocking the direct flow of water to roof drains. Again the choice of options used will depend on the specific needs and issues on the building. And each option brings about another set of questions to determine whether the option is actually viable Dodson Publications, Inc. Page 9 of 21 March 16, :33 AM

10 If the main area of ponding is along the waterways, and it is not caused by mechanical equipment, it is likely that the slope of the cricket is not double the roof slope. In this case the best solution to solve the drainage problems may be increasing the slope of the large crickets, if there is adequate room in the height of the parapet walls. However if the parapet wall is too low for such an adjustment, then look at breaking up large crickets to smaller crickets and adding roof drains or through-wall scupper drains as an alternative option. When it comes to roof penetrations and objects blocking the flow of water to the drains, you need to consider all options. When evaluating the relocation of mechanical equipment that has been set in the waterways first look at relocating the unit and the platform. But also consider the option of replacing a closed mechanical equipment platform with an opened frame support system that allows water to flow to the roof drains. Individual roof penetrations in waterways are often the source of future roof leaks and they should be moved out of the waterway if at all possible. Adding roof drains also provides its own complications. If you want to add internal roof drains, can they be added with only minimal impact on the interior of the building? For a warehouse type building adding the internal drains is easily doable. But in an office building adding an internal drain could cause a significant disruption to the building. Same goes for the adding of through-wall scupper drains. Is the intended location directly over a doorway or a window? Can downspouts be added? An important thing to remember is that if you add roof drains or through-wall scuppers you will also need to add overflow drains or scuppers. It is important that your sales team, or at least one key person on your staff, have a keen understanding of each option available, and how to apply the various options to issues found at your specific project. Also keep in mind that at some point you may cross a threshold where the cost of 2011 Dodson Publications, Inc. Page 10 of 21 March 16, :33 AM

11 addressing each ponding area becomes more expensive than a whole roof solution such as tapered insulation or even switching the roof system to an SPF system. Let s move on to talk about existing roof drains and scuppers. Verifying the Roof Has the Right Drain Size As a consultant I always conduct what I call a preliminary evaluation of the roof drain size for each specific roof area serviced by the roof drain to determine if the roof drains are the correct size for the area of roof and parapet walls being serviced by the roof drain. And I recommend that you the contractor consider doing the same. I do these calculations primarily to see if there are any red flags I need to caution my client about. However, I caution you that unless you are an architect or an engineer licensed in the state you are practicing, your calculations should used as an internal use document only and should not be sent out to the client. If I find the drains are undersized, I tell my client I am suspicious of the drain size and then recommend that the drains be analyzed by a licensed engineer or architect. The method of determining drain size for a given roof area is fairly simple: Roof Drawing: Create a roof drawing that includes roof drains, scuppers, crickets, ridge lines, etc. Identify the roof that sends water to each drain and mark off the areas on the drawing. Also measure the diameter of any internal roof drains and the area of any through-wall scupper drains. Calculate the Total Roof Area: Calculate the total roof and wall area service by each existing roof drain. Add 100% of the roof deck square footage and 50% of the parapet wall square footage to determine the total roof area serviced by each drain Dodson Publications, Inc. Page 11 of 21 March 16, :33 AM

12 Determine Rainfall Intensity: For the Western USA use figure on page 87 of the 2009 International Plumbing Code. Look on the figure and identify the geographical location of the building to be reroofed and determine the maximum hourly rainfall in inches for your geographical area. Select the Table Needed for the Next Step: For internal drains use Table (1) and for through-wall scupper drains use figure (2). Both are on page 90 of the 2009 IPC. Determine the Roof Area the Drain Can Handle: Find the rainfall intensity for your area (as obtained from figure ) along the top of the table and the diameter or the size along the left hand column and cross reference to determine the square foot area the buildings existing drains or scuppers can handle. Compare Existing to Design Requirements: If the existing roof area (and 50% of walls) is less than the design load for the specific drain then the existing drain or scupper is acceptable. If the roof area exceeds the drain design load then either the existing drains or through-wall scuppers must be enlarger or additional drains or scuppers must be installed. Requirement for Overflow Drains/Scuppers As far back as I can remember the various building codes have always required the installation of overflow drains and/or overflow scuppers in conjunction with the installation of primary drain system of internal roof drains and/or through-wall scupper drains. So I am still surprised by the number of buildings I have encountered over the last five years that do not have overflow drains or overflow scuppers (refer to photographs #5 and 6). In each case I made recommendations for adding overflow drains or scuppers. If you, the contractor, should come across a building without overflow drains or scuppers you also should make recommendations for adding the overflow drains or scuppers to your client Dodson Publications, Inc. Page 12 of 21 March 16, :33 AM

13 As with previous versions of the building code, 2009 IBC Section 1503 still required roof drainage systems to comply with the plumbing code. Section read as follows: Roof drainage. Design and installation of roof drainage systems shall comply with Section 1503 and the International Plumbing Code (in California that would read and the California Plumbing Code). And though the wording had changed, the code made it relatively simple for the contractor to determine if secondary roof drainage was required on any building scheduled to have the roof replaced. The 2009 IBC Section and IPC Section both read as follows, Secondary drainage required. Secondary (emergency) roof drains or scuppers shall be provided where the roof perimeter construction extends above the roof in such a manner that water will be entrapped if the primary drains allow buildup for any reason. Translation, if there are any parapet walls or any objects that would allow water to collect on the roof if the roof drain should become blocked, the roof must have overflow drains. This sounds straight forward enough. However the first question I often hear from the roofing contractor, especially in construction defect cases is, This building was built X number of years ago under a different code so why did I have to bring the roof and roof accessories into compliance with the current code? The answer is, because the building code says you have to. Section 1510 Reroofing, includes the following statement: General. Materials and methods of application used for recovering or replacing an existing roof covering shall comply with the requirements of Chapter 15. So as there are no exceptions, all of the roof drainage requirements listed in Chapter 15 would apply to a reroofing project. For clarity I think the requirement bears repeating. If any portion of the building could accumulate water if the primary drain becomes blocked, and the building 2011 Dodson Publications, Inc. Page 13 of 21 March 16, :33 AM

14 had no overflow drains or scuppers, then overflow drains or scuppers must be added during the roof replacement project. The choice of using overflow drains or overflow scuppers is one of both cost and access. Installing a through-wall overflow scupper could entail as little as cutting a hole in the parapet wall and inserting a through-wall scupper flashing. If concrete then little extra work is required. If woodframed and stucco covered then plaster and lath needs to be removed and replaced, and the hole needs to be framed to allow attachment for new lath around the area. Installing an internal overflow drain involves cutting through the roof deck, adding extra structural support as needed around the point where the drain penetrates the roof, and then running drainage pipe down the interior of the building. This is an easy fix, though more costly than a through-wall scupper in a concrete tilt-up wall, if the area below is a warehouse. It is a more difficult task, though still doable, if the area below was office space. Placement & Size of Overflow Drains Previous versions of the building code would reference internal drains but would defer to the plumbing code. And though the wording has been modified, IBC Section still directs the reader the IPC (or in the case of California, the California Plumbing Code) for roof drain issues. A search of the 2009 IPC finds two specific sections related to overflow drains including IPC Sections and Section is as follows: Separate systems required. Secondary roof drain systems shall have the endpoint of discharge separate from the primary system. Discharge shall be above grade, in a location that would normally be observed by the building occupants or maintenance personnel. Translation: the primary and overflow drain systems should not be using the same drain pipe system to drain water from the roof, and the discharge 2011 Dodson Publications, Inc. Page 14 of 21 March 16, :33 AM

15 point need to be highly visible so that if water is coming out of the overflow drain discharge point someone will know the primary drains are blocked. This section of the IPC may be the most overlooked section by any roofing contractor, which is not good as it could also be the most costly issue down the road if some existing condition does not comply with the code. I have had a half dozen roof collapse cases over the years and each was related to either the lack of an overflow drainage system, or as a result of a lack of code compliance with the overflow drainage system that was in place at the time the contractor installed the roof. Therefore it is my opinion that on each commercial building that has overflow drains, the contractor has two fundamental additional tasks. The first is to verify that that the overflow drain system is separate from the primary drain system by both a visual inspection from below the roof and by pouring water down the primary and secondary drains and document the discharge points of both (alternatively, the drains could be scoped with a camera by a plumber to provide a copy of the film to keep in the contractors file). The second must-do task for the contractor is to verify the location of all overflow drain discharge points and then verify that it is not hidden behind landscaping or some other object. If the discharge point is through a curb at a paved parking lot, the contractor should also determine if the discharge point opening has not been partially reduced in size by asphalt from a past paving of a parking lot. Section of the IPC is as follows: Sizing of secondary drains. Secondary (emergency) roof drain systems shall be sized in accordance with Section 1106 based on the rainfall rate for which the primary system is sized in Tables , and To determine the correct size of internal overflow drains, you use the same basic principal of drainage design steps used to determine if the existing roof drains were the correct size. The size of the overflow drains will be the same as the internal roof drains, if the 2011 Dodson Publications, Inc. Page 15 of 21 March 16, :33 AM

16 existing internal drains size meets the requirements for the geographical location and the roof area being services by the drain. Placement & Size of Overflow Scuppers In all previous versions of the building code it was easy to determine the size and placement location of a through-wall overflow scupper. The through-wall overflow scupper was to be three times the area of the primary roof drain or scupper and was to be set 2 above the surface of the roof drain or scupper. With the adoption of the 2009 IBC things related to through-wall scuppers are no longer so simplistic. There are four sections of the code to review for placement and sizing of scuppers including one section in Chapter 15 of the 2009 IBC and three sections in Chapter 11 of the IPC. Starting out in the plumbing code the first reference to scupper location is in Section which reads as follows: Parapet wall scupper location. Parapet wall roof drainage scupper and overflow scupper location shall comply with the requirements of the International Building Code. First up in IBC Chapter 15 is Section , which tells us when we need to install secondary drainage on a roof (this was discussed in more detail earlier in this article). Next up is Section , which reads as follows: Scuppers. When scuppers are used for secondary (emergency overflow) roof drainage, the quantity, size, location, and inlet elevation of the scuppers shall be sized to prevent the depth of ponding water from exceeding that for which the roof was designed as determined by Section Scuppers shall not have an opening dimension of less than 4 (102mm). The flow through the primary system shall not be considered when locating and sizing scuppers. Say what? Let me start with the back half of this code section. The second and third sentences are pretty clear: the scupper will have a minimum of a Dodson Publications, Inc. Page 16 of 21 March 16, :33 AM

17 opening dimension and the location and the size of the overflow scuppers are not based on the primary drain system. Obviously this is a major change from the past where the area of the overflow scupper was based on three times the area of the roof drain. However the first sentence raises some problems as it dictates that the size, quantity, and the location of the overflow drains is based on what will not exceed the design load of the roof, when it has X amount of water on it. At this point, unless you are an engineer, we (consultants, architects, and contractors) must turn to an engineer and say, What size, where, and how many. The engineer will need to calculate the load capacity of the existing roof deck (likely without the availability of original drawings) and then determine what size the overflow scuppers must be, how many are required, and where they should be installed. This requirement is supported by the 2009 IPC in section , which reads similar to : Sizing of secondary drains. Scuppers shall be sized to prevent the depth of ponding water from exceeding that for which the roof was designed as determined by Section Scuppers shall not have an opening dimension of less than 4 (102mm). The flow through the primary system shall not be considered when sizing the secondary roof drain system. Enough said on this part, things get a bit more complicated with the above reference to IPC section IPC Section reads as follows: Roof design. Roofs shall be designed for the maximum possible depth of water that will pond there on as determined by the relative levels of roof deck and overflow weirs, scuppers, edges, or serviceable drains in combination with the deflected structural elements. In determining the maximum possible depth of water, all primary roof drainage means shall be assumed to be blocked. This section tells me that it is not about the structural load capacity of one roof section when one drain is plugged. The IPC wants the engineer to determine 2011 Dodson Publications, Inc. Page 17 of 21 March 16, :33 AM

18 the maximum possible depth of water on the roof when all drains are plugged. Ouch. Lets recap what we just covered. I now know that I, or you the roofing contractor, can no longer just determine the size, location, or number of through-wall overflow scuppers to install on a building without overflow drains or scuppers, based on our years of experience and knowledge of a past simplistic, yet easy to use, building and plumbing code. Now an engineer needs to conduct a structural analysis of the roof in order to allow for the installation of through-wall overflow scuppers. I think the cost of installing internal overflow drains just might now be cheaper than installing through-wall overflow scuppers. Roof Crickets Roof drainage crickets are located on every commercial building I can ever remember being on. Crickets, made from either lumber, tapered insulation, or concrete, are generally constructed between roof drains and between a roof corner and a roof drain, with the overall number of crickets being dependent on the number of roof drains. In order to push water towards the roof drains, crickets typically have a slope that is twice or more than the slope of the main roof area. And when there are ponding water conditions on a roof I often find that the crickets are a contributing factor. Either the slope on the cricket is less than double that of the roof field and/or the crickets stop too far from the roof drains. Or in some cases the crickets installed do not comply with the cricket drainage design that were on the original construction drawings. On a new construction project that does not have a consultant involved or any third party inspections occurring, I want to encourage the roofing contractor to review the construction drawing and determine if the crickets built appear to be as designed. If not, I recommend you send 2011 Dodson Publications, Inc. Page 18 of 21 March 16, :33 AM

19 documentation of such to the general contractor informing them of the issue and the possible drainage problems that may arise in the future for which you might get blamed for. If the building ends up in litigation in the future and a roof consultant opines to ponding water conditions on the roof, your letter could save your firm money in the future litigation. On a reroofing project you are not usually going to have the luxury of having the original plans to review so when you inspect the cricket areas of the roof you need to look for the telltale signs of ponding water conditions. As mentioned earlier in this article, the modification of roof crickets to correct drainage problems is almost always doable, unless the parapet walls are too low. However, my preference for addressing poor drainage issues at wood framed crickets is to replace the large crickets with smaller crickets and add more roof drains. With concrete crickets you generally have to find a way to increase the slope of the crickets, which sometimes means adding some height (if allowable) to the parapet walls. Regardless of the solution, the one thing that will be required for cricket modifications is a structural analysis of the roof area in question. So again we hit an area where even when the roofing contractor is the prime contractor, there are things that cannot be addressed without assistance. Crickets on the upslope side of mechanical equipment and skylights are an area that can be addressed by the roofing contractor. It is rare for me to find a roof where these crickets were built large enough to drain off all the water from the upslope side of the object. Even though the water is often gone from the roof areas at each end of the cricket, I often find the roof membrane slightly more deteriorated at the cricket ends than the roof membrane in the field area of the roof. So on a reroof project, enlarge the crickets when you can. Closing 2011 Dodson Publications, Inc. Page 19 of 21 March 16, :33 AM

20 Identifying drainage issues and then presenting the appropriate solutions to correct the drainage deficiencies to the building owner prior to the start of a roofing project can save everyone time and money in the long run. The owner will have a roof that will not degrade early due to inadequate roof drainage and will have a less chance of leaking. The contractor will make more money on the project by being involved in the extra work needed to correct the roof drainage deficiencies, and will have a lower risk of being sued in the future if the deficiencies were ignored and the roof fails prematurely or if a consultant comes along a few years later and identifies the problems that should have been addressed. Also consider where level of expertise your firm has in dealing with roof drainage problems. Know your limitations, not just of what your firm can do, but also what your insurance will and will not cover. Carefully consider the level of design responsibility you want to take on. Be aware of the overall scope of the drainage issues to be addressed and when in doubt do the responsible thing and get a design professional involved. What do you do about the building owner who wants the roof installed, but doesn t want to pay to correct any of the roof drainage issues that are required by the building and/or plumbing code(s)? First off, when you present the options available to address the problem conditions, also include the specific section of the building or plumbing code that requires corrective action be taken. Get the support of a design professional, the local building official, and or the manufacturer s representative as needed to convince the owner of the need for addressing drainage issues. In the end, the prudent roofing contractor should walk away and not get involved in the project if the owner wants the reroof done without the needed corrections. However, I understand that in this economy many of you may choose to not walk away. If you find yourself in a situation where you don t want to walk away and the owner just wants the new roof installed, I suggest you at 2011 Dodson Publications, Inc. Page 20 of 21 March 16, :33 AM

21 least list the drainage issues that need to be addressed, and get the owner to sign a hold harmless agreement for these issues to limit your risk. You may also want to choose a roof system that has no ponding water exclusion and then try for a variance from the building department. In the end the choice is yours. I only hope that I have provided you with enough information to assist you in making the right choices. If you want to learn more about roof drainage issues I suggest you attend Roof Drainage What You Don t Know Can Hurt You! which is being presented by Phil Dregger, FRCI, RRC, PE of DNG Group at the June 27th RCI Region IV meeting in Las Vegas (as part of the 2012 WSRCA Convention). 1 Though often mischaracterized as standards, the NRCA s Roofing and Waterproofing manual are not standards, though they are an excellent reference source for learning about various roof decks, roofing systems, and evaluating roofing-related issues. However, when it comes to specific roof details, I find the lack of stucco related roof flashing details problematic and therefore usually look to the WSRCA details, which do include stucco related roof flashing details. 2 Today, most manufacturers have one or more products that are not negatively impacted by ponding water conditions and therefore they allow ponding water on some roofs, however the majority of each manufacturer s low-sloped roofing products still exclude damages from ponding water conditions. 3 We will not get into the structural references in this statement in this article Dodson Publications, Inc. Page 21 of 21 March 16, :33 AM