ROOF CONDITION REPORT STORE: ADDRESS: DATE OF INSPECTION: PSR INSPECTOR: ONSITE CONTACT: COMPANY NAME: REPORT CREATED FOR: Sample inspection report Orlando, FL Thursday, March 24, 2011 Craig Stephens John Doe Client Client Representative INTRODUCTION The site survey consisted of core cuts to determine the number of roof systems present, composition of decking and a visual inspection of the roof and roof components. We logged visible components, field measurements and photographic verification of items / general conditions. The photographs are not intended to provide a complete record. This apartment complex was comprised of 14 buildings. Combined all buildings encompassed 87,600 sf of flat roof area. Each building has minimal slope with drainage being achieved by way of external gutters with downspouts. The perimeter of the roofs exhibit drip edge metal flashing. During our evaluation the weather conditions were sunny skies on the first day and the second day cloudy and showers. CORE DATA / ROOF SYSTEM Bldg. 1 (Units 1701, 1715, 1729, 1735, 1745 & 1755).. This roof may be described as an EPDM single-ply membrane roof with 1 1/4" polyiso insulation over 1/2" tar base over a wood deck. The EPDM membrane and polyiso insulation are mechanically fastened into the wood deck.
Bldg. 2 (Units 1641, 1645 & 1647)... This roof may be described as a Granular surfaced modified roof system over 3/4" tar base over a wood deck. Bldg. 3 (Units 1631 & 1635)... This roof may be described as a Granular surfaced Modified roof over 3/4" of tar over a wood deck. Bldg. 4 (Club House / Office).. This roof may be described as an EPDM single-ply membrane roof over tapered polyiso insulation over a Modified cap sheet over a modified base sheet over a wood deck. The EPDM and Polyiso insulation are mechanically fastened into the wood deck. Bldg. 5 (Units 1633, 1637, 1639 & 1643).. This roof may be described as a 1/2" Granular surfaced Modified Cap Sheet directly over a wood deck. Bldg. 6 (Units 4622, 4624, 4625 & 4628)..This roof may be described as an EPDM single-ply membrane roof over one layer of 1" polyiso insulation over 3/8" tar over a wood deck. The EPDM and Polyiso insulation are mechanically fastened into the wood deck.
Bldg. 7 (Units 4606, 4612, 4616 & 4620)... This roof may be described as a Granular Surfaced Modified cap sheet directly over EPDM Single-ply membrane over one layer of 2.5" Polyiso insulation over a wood deck. The fastening of the EPDM and Polyiso insulation could not be verified. We believe the Modified cap sheet is not fastened to the deck because we were able to lift the cap sheet up off the EPDM. The cap sheet and most recent covering is basically keeping the tenants dry. The modified was improperly installed and may lift off under high winds. We believe the only form of attachment is along the perimeter where the SBS sheet was torched down to the edge metal. Bldg. 8 (Units4608, 4612, 4616 & 4620).. This building has two roof systems present: Core 1 is a EPDM single-ply roof system over a Modified cap sheet and base sheet over 1" polyiso insulation over a wood deck. Core 2 is a Modified cap sheet and base sheet over wet brown board insulation over an additional cap sheet over tar and a wood deck. Bldg. 9 (Units 4600, 4602 & 4604).. This roof may be described as an EPDM single-ply membrane roof system over 1 3/4" Polyiso insulation over 1/4" of tar over a wood deck. The EPDM and Polyiso insulation are mechanically fastened into the wood deck. Bldg. 10 (Units 4630, 4640, 4654, 4666, 4678 & 4688).. This roof may be described as a 5/8" Granular Surfaced Modified roof system over a base layer of tar over a wood deck. Bldg. 11 (Units 1617, 1615, 1611, 1607, 1605 & 1601).. This roof was not cored due to heavy rains.
Bldg. 12 (Units1621, 1625, 1627 & 1629).. This roof was not cored due to heavy rains. Bldg's 13 & 14 (Laundry Room and Pool Room).. These roofs were not cored due to heavy rains. LEAK HISTORY Bldg. 8, 9 & 12 have major leak issues. The leaks may be directly contributed to roofs which have been neglected whereby a regular roof maintenance program has been absent at this facility for sometime.
OBSERVATIONS AND DEFICIENCIES Gutter guards should be added to the gutter system on Buildings 9. 10 & 12. We recommend having a professsional tree service prune the trees which will help in properly managing the facility's gutters. Leaves on the roof. Leaves in the gutter. Typical condition Large cut in the EPDM Large hole in the EPDM with moisture present underneath the membrane.
Large split in the uncured membrane flashings along the perimeter edge. Typical condition. The EPDM roofs do not have double sided seam tape between the seam laps whereby glues and adhesives were used as the seaming method. Typical condition found throughout the roof areas with EPDM. Large split in the EPDM and moisture saturation within the polyiso insulation. When capital funding is available all EPDM needs to be removed and wet / damaged polyiso removed prior to re-roofing. Large split / cut or tear in the EPDM. This condition has been present for some time as depicted by the plant growth underneath the EPDM. This hole / split or puncture is at the beginning stage and if not repaired will manifest into a larger opening as highlighted in the two previous photos.
Typical deficiency of an open seam lap. Condition found throughout all EPDM roof areas. Split / tear in the EPDM edge flashing. Typical deficiency found throughout the roof areas with EPDM. Open seam along the perimeter edge. Typical condition. Hole in the EPDM flashing membrane at the perimeter angle change. Typical condition. Loose patch. Typical condition on patches throughout all roof areas with EPDM.
Open seam lap. Serious condition and a major contributing factor for water entry. Photo of a hole which is allowing a lot of water to enter underneath the EPDM. Large opening in the EPDM membrane. This condition has been present for sometime as foreign matter is present inside the void and the polyiso insulation is discolored from water saturation. Old patch peeling up in an area where ponding occurs. Patches which were previously installed are pulling up and have become delaminated from the EPDM sheet. Open seam and poorly attached EPDM along the perimeter edge.
Open seam lap in an area which ponds water. This deficiency was caused from the apron portion of the drip edge metal flashing which was not adequatly fastened into the wood nailer. Typical condition of buckled polyiso insulation. This condition is caused when the underlying insulation is improperly fastened into the substrate, moisture presence and heat. This condition is commonly found throughout the buildings with EPDM membrane and polyiso insulation. The dry EPDM membrane areas are where the insulation is raised. Roof level photo of polyiso insulation raised up indicating a problem exists and immediate corrective action is needed.
Typical condition of deficient insulation. Typical condition of deficient polyiso insulation. Open seam lap. Typical. Open seam lap at perimeter. Typical condition throughout. Open seam lap and typical condition throughout.
Deflection in the decking on the Modified roof as stains are an indication of ponding water. Roof overview of one of the modified roof areas. Dark colors are of areas which pond water. Typical deficiency of open edge flashing at the gutter. This condition is consistant throughout the buildings with Modified membrane. Open seam lap in the modified membrane at this juncture. Photo of void / open seam at the perimeter edge.
Photo of the gutter which is new and in great condition throughout each building. The modified membrane is suspect at best at tie-in locations and along the perimeter. Typical condition. Photo of the gutter. The gutter and downspouts are in great condition and may be re-used. Overview of the gutter and a good example of the condition throughout the total roof areas evaluated. This photo highlights the gutter attachment underneath the drip edge flashing and the modified membrane. All gutters and downspouts are in great condition.
Photo of fastener back-out at the gutter strap. Condition needs to be monitored and corrected. This appears to be a random occurrence. PHOTO LOG Rear view of the buildings, gutter and downspouts. Front view of the building and edge metal. Side view of the edge metal.
Rear view of the building gutter and downspouts. Parking lot view of the edge metal. Overview of modified roof system. Overview of Laundry Room roof. Close-up of Laundry Room roof.
Front of Clubhouse and awning entrance area. Overview of fabric awning at Clubhouse entrance location. Photo of gate entering into the pool area. Overview of the Pool House roof.
RECOMMENDATIONS Our recommendations are based on a grading system from the worst to best. Worst is defined as poor condition, bad leaks and immediate re-roofing / capital funding is necessary. Best is defined as not leaking, may be repaired in lieu of re-roofing and will yield an additional 3-5 years of service provided repairs are performed. Bldg. 9:...Complete removal of all EPDM and damaged or wet polyiso insulation. Re-use existing polyiso insulation which is dry and in satisfactory condition. Damaged insulation replaced in likeness and on a unit cost of $3.00 per sq. Ft. Furnish and install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg. 12:..Complete removal of all EPDM and damaged or wet polyiso insulation. Re-use existing polyiso insulation which is dry and in satisfactory condition. Damaged insulation replaced in likeness and on a unit cost of $3.00 per sq. Ft. Furnish and install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg. 8:..Tear off EPDM and a 32' X 40' area with Modified membrane and wet brown board. Base layer modified roof to remain in place. Double layer of insulation required and included in the 32' X 40' tear-off area to build the roof height up to the original height. Install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg. 4 & Office Roof:..Complete removal of all EPDM membrane, tapered ISO insulation and modified cap sheet. Base layer modified sheet to remain. Install tapered EPS insulation in tandem with 45-mil TPO single-ply membrane system. EPS insulation and TPO membrane to be mechanically fastened into the wood deck and to meet Florida wind uplift requirements. System backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg 13 & Laundry Room:..Tear-off EPDM membrane and polyiso insulation down to the base layer of tar. Install new 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg. 1:..Complete removal of all EPDM and damaged or wet polyiso insulation. Re-use existing polyiso insulation which is dry and in satisfactory condition. Damaged insulation replaced in likeness and on a unit cost of $3.00 per sq. Ft. Furnish and install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville.
Bldg 6:..Complete removal of all EPDM and damaged or wet polyiso insulation. Re-use existing polyiso insulation which is dry and in satisfactory condition. Damaged insulation replaced in likeness and on a unit cost of $3.00 per sq. Ft. Furnish and install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. TPO membrane and insulation to be mechanically fastened to meet local wind uplift requirements and backed by a manufacturers 15-year labor and material warranty. System to be by Carlisle Syntec or Johns Manville. Bldg. 11 (Repairs):..Strip in all seams with 6" pressure sensitive peel & stick EPDM flashing tape. Patch all holes, re-flash with new target patches all protrusions, replenish all areas with new lap sealant, remove all debris from the roof. Recommend having the satellite service provider to properly flash dish on unit #1601. Dish is currently screwed into the EPDM. Unused frame is on the roof and may be used for properly mounting the dish for unit #1601. Bldg. 7 (Repairs):..Remove the torched down modified and EPDM membrane down to the polyiso insulation. Replace wet or damaged insulation on a unit cost of $3.00 per sq. ft. Install 1/2" fanfold insulation in tandem with 45-mil TPO single-ply membrane system. Insulation and TPO membrane to be mechanically fastened into the wood deck. System backed by Carlisle or Johns Manville 15-year Labor and material warranty. NOTE The existing modified roof is torched down directly over EPDM membrane is is not properly fastened. The only securement on the entire roof is along the perimeter where the modified membrane is adhered to the edge metal flashing. Bldg's 3, 5 & 10 (Repairs):..These roofs are in good condition. Repairs i. e. Power wash the roof to remove contaminantsgranulesgranuals for adhesion for new cap sheet. Torch down new SBS modified cap sheet in low areas where ponding water is present to build up the low deflected areas. Inspect the perimeter and jet out areas for voids or open seams and repair as needed. We recommend the owner to procure a tree service to prune trees. Clean the roof of all debris and dispose in an approved manner. In summation, the roofs at Royal Springs Apartments are in dire need of capital improvements as soon as funds are available. Buildings 9, 12, 8, 4, 13, 1, 6, and 7 have exceeded their effective service life and re-roofing is recommended. Buildings 3, 5, 10 & 11 are in the best condition and may be repaired thus extend the service life for an additional 3-5 years. SCOPE OF WORK SCOPE OF WORK (re-roofing) 1. Operate all work in strict compliance with OSHA safety guidelines. 2. Provide all labor, insurance, materials and machinery for a complete installation. 3. Tear-off EPDM and inspect ISO insulation. Wet or damaged insulation to be removed and replaced in likeness on a unit cost of $3.00 per sq. Ft. 4. Furnish and install 1/2" EPS Fanfold insulation over the pre-examined insulation for a suitable substrate for new TPO membrane. Insulation to be fastened to meet Florida wind codes and to meet manufacturers warranty specifications. 5. Furnish and install 45-mil TPO single-ply membrane system. System Manufacturer by Carlisle Syntec or Johns Manville. TPO membrane to be white and mechanically fastened into the wood deck. 6. Install perimeter half sheets to meet wind uplift criteria and as required. 7. Flash all penetrations to meet manufacturer's specifications. 8. Re-use existing gutter and downspouts. 9. Shop-fabricate and install new TPO coated metal drip edge flashing into the existing gutter system. 10. Nightly tie-offs to insure no water enters the building overnight. 11. Keep work area neat and clean. 12. Price includes the hoisting of materials, taxes, permits and insurance. 13. Provide a 5-year Peach State Roofing labor warranty. 14. Provide a 15-year Carlisle Syntec or Johns Manville labor and material warranty.
PRICE (worst to best): Bldg. 9....$44,900.00 Bldg. 12.. $44,900.00 Bldg. 8....$47,900.00 Bldg. 4....$16,400.00 Bldg. 13.. $ 4,000.00 Bldg. 1....$59,200.00 Bldg. 6....$44,900.00 Bldg. 7....$44,900.00 TOTAL FOR RE-ROOFING...... $307,100.00* * FPL will reimburse the owner a.45 cent per sq. ft. rebate for re-roofing with white energy efficient TPO singleply membrane roofing. PSR is not sure if this is a FPL property. Jacksonville Utilities does not offer rebates for re-roofing. SCOPE OF WORK (repairs) 1. Power-wash all modified membrane to remove foreign matter from the roof surface. Embed granuels for proper adhesion and torch apply a new SBS modified cap sheet in all defleted areas where ponding is occurring. 3. Inspect the perimeter and jet-out areas for open seams and re-adhere as needed. 4. Remove all debris from the roof and inside the gutters. 5. Bldg. 11 clean all seam laps, all head laps and along the perimeter with weathered membrane cleaner and new cotton wiping cloths. Strip in all seams with applicable primer adhesives and 6" peel & stick cover tape. 6. Remove old lap sealant and re-apply with new sealant as required. 7. Remove all debris from the roof. 8. Provide a 2-year Peach State Roofing leak-free warranty. PRICE: Bldg. 11....$24,200.00 Bldg. 10....$ 9,000.00 Bldg. 5... $ 7,500.00 Bldg. 3... $ 5,000.00 Bldg. 2... $ 3,500.00 TOTAL FOR REPAIRS.......$49,200.00 CLARIFICATIONS AND UNIT PRICING 1. Owner responsible for the disconnection or reconnection for electrical, gas or lightning protection. 2. Owner responsible for satellite connections, disconnections or re-aligning units. 3. Owner responsible for tree service. 4. Replace any damaged polyiso insulation in like dimension on a unit cost of $3.00 per sq. ft. 5. Repalce any rotten wood decking on a unit cost of $2.45 per sq. Ft. 6. Furnish and install GutterGuard system on a unit cost basis of $7.50 per lineal foot. In closing, thank you for the opportunity to evaluate the roofing at this facility. Should you have any questions regarding the information contained within this report, please contact me at 770 962-7885 office or 770 318-6484 cell. Respectfully Submitted, Peach State Roofing, Inc. Tom Nieporte, Jr.