How Much Do Commercial Roofs Cost to Repair? Looking at the price quote process

We all know a commercial roofing project can be a daunting task. Today, we're going to cover how technical reps customize a quote for you. So let's walk through the steps of creating a custom roof quote.

After speaking to a prospective customer and establishing that they need a commercial roof repair quote, we'll send our technician out to their location. we come out and do a field inspection on their roof in which we will pull cores out of the roof to determine the existing make up of the building's roof.

We'll ask some questions to find out what kind of roofing solution they have in mind. Things like what they're looking for, what their real big problems are that they're facing. Then we will take that information along with our measurements, and field drawings, and photos to be able to take it back to the office and pull a proposal package together.

When we get back to our office we'll take that information and begin to compile it. And the first thing we want to do is develop the cost. Once we've come up with that number, we put together a scope of work for the building which will detail and outline, from start to finish, what we're going to do on your building which will include all the different things that we are going to propose that need to be removed, replaced, changed, or gone over.

We break down all that data and try to determine what the best solution is going to be. Every roof is unique, so they're not all the same. Each one has a different logistics challenge. Each one has a different insulation, or drainage, or multiple units on a roof, so each one is custom designed to that facility and to that owner's needs and wants, so we take all that into consideration.

The package that is put together includes the survey report, a drawing of the roof, that may differentiate the different areas and different things that we found on the roof during the survey, to a comprehensive scope of work and proposal.

After that process is done, it gets sent to the customer or we deliver it to you and kind of explain and go over exactly what it is we're proposing to do. The information can be presented in person or over the phone. Typically it's sent through email process and then discussed in a phone meeting.

So once that roofing proposal is delivered, hopefully within a week or two we hear back and the decision is made to go forward with the work we recommended. At that point, we may go into a negotiation phase because it's possible that the building owner wants to do some areas and not others. so we may have to go back and revise some pricing and whatnot.

In the end, we want to give you the best service and the best price for what you want and need. To get to that point, we need to work together with the customer as a team to make sure we have the same end goal.

Price Variables on Roof Repairs

As you can see from the video below, no matter where you are, getting an estimate on a commercial roof repair involves a lot of variables, so it's not an easy thing to answer straight away over the phone.  But with a bit of information, we'll do our best to give you an idea of what you're looking at.

Transcript

hello there my name is Steven from London flat roofing when I'm answering the phone number off the last how much did the new flat roof cost well the answer to this is really down to a number of factors it's not an easy one to answer straight away however with certain information I can come up with an approximation of how much a flat roof would cost some of this information that I really need is what is the area of the roof how much difficulty is there involved with the roof what's access like to it what's the substrate line.i what is it actually which is on the roof at the moment is it new build is it an old roof is it Asheville all sorts of different questions like that really helped me make my mind up on what I can do for you and how we can reroute that roof for you now do you want to strip the roof or not and that's an interesting run because today if we strip a roof we actually have to insulate the roof there's a building regulation part l-1b of the building regulations says but if you strip a roof you must insulate afterwards so if you don't want to trigger there then we really should be using an overlay system so all this information I can gain from you on the phone once I've got that information I can then work out using a meter ridge ray how much the roof is going to cost you so if you take this roof behind me as an example I really need to know the links and the width of the main area so I can calculate this it's square meter ridge then I need to know the details around the side the flashing details now in this particular roof the roof actually goes up and over the parapet walls so therefore I need to know what area that is and would calculate that slightly different than the main area because the main area we've done at one cost that will be done at a slightly greater cost because there's more effort in doing that and you naturally see the men behind you going around and doing that first that takes a lot more time than it does just laying out the main roof once I've got that kind of information I can then work out square meters right and I can give you a proximate price of the roof over the phone my name is Steven from London flat roofing if I can help you my details are on screen now

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Roof coatings and liquid applied roofing materials are probably the fastest growing segment in the commercial, industrial and flat roofing market today. There's a reason for that, but what we want to do today is take a look at some of the primary liquid applied roof technologies that are out there, and the differences in some of the physical properties of those.

The four we're going to look at today are acrylic, silicone, asphalt emulsion, and synthetic rubber. Specifically we're going to take a look at the puncture resistance differences between those, which is going to be a combination of the elongation and the tensile strength. Let's have a look at some of these tests that we do and the difference between these products, and why they're gaining different traction in the market.

roof restoration systems being rolled on

Let's start with the exciting, fun test first. We coated small watermelons with four commonly used roof restoration products. We let them cure for two weeks, and then drop them from 25 feet.

A bare watermelon, on impact, is obliterated.

Asphalt Emulsion

The first product we tested is a commonly used asphalt emulsion for both roofing and waterproofing. It was applied to the melon at 60 mils or 1.5 millimetres. Unreinforced asphalt emulsion has no elongation or tensile strength, resulting in very poor impact resistance. The watermelon didn't fare much better than the first one.

Acrylic

Next up is an acrylic roof coating widely used in the industry. Applied to the 3rd melon at over 40 mils, or 1 millimetre. The forces created inside the melon on impact quickly split open the acrylic coating.

Silicone Roof Coating

Third is a very popular silicone roof coating. It was applied to the melon at 50 mils. While silicone has higher tensile strength or tightness than acrylic, the impact test shows how easily silicone tears once a split or tear begins. With both silicone and acrylic you can see that even 100 to 300 percent elongation does not allow for much movement when fully adhered.

Synthetic Rubber

Finally we have synthetic rubber manufactured by Triton, called Tritoflex, applied to the melon at 80 mils, or two millimetres. Not only does the rubber withstand the forces upon impact, it nearly retains its original shape after the melon has broken inside.

Considering the Tritoflex rubber was not damaged, we dropped it a second time this time next to a broken uncoated watermelon for comparison. The properties of over a thousand percent elongation and 600 psi tensile strength, were evident in this demonstration.

Let's take note of the value of these tests, because you may be thinking these are a little extreme... What kind of roof experiences these kinds of forces? And that's an appropriate thought. But if you think about, it roofs do experience a lot of extreme forces. They experience hail, foot traffic, dropped tools and equipment, high wind speeds and underlying structural movements.

Though those underlying structural movements may not be big in distance, they can be very big in force. And therefore that's why it's important when you're choosing a roof membrane in your design, that it performs more like a skin and not like a paint.

On to the second test, which is a simple yet effective puncture resistance test to demonstrate the forces required to puncture through a coating or a membrane.

First up asphalt emulsion.

The material has no elongation or strength, resulting in a quick break.

Next acrylic.

This first one is about 40 mils, or one millimetre in thickness, and cured for two weeks. There's minimal stretch in the force required to cause a puncture was minimal.

This next acrylic is thicker, about 60 mils or 1.5 millimetres in thickness, and cured for two weeks. With the increased thickness, there is minimal increased puncture resistance.

Now we have silicone.

This one is approximately 60 mils in thickness, 1.5 millimetres, and cured for two weeks. You can see the strength is higher than acrylic requiring more force to stretch it over the pipe, but once the silicone breaks it results in a very quick tear through the entire sheet. While the tensile strength is higher than acrylic, the actual tear resistance is poor.

Synthetic rubber membrane called Tritoflex

Last is a synthetic rubber membrane called Tritoflex. This sample is approximately 80 mils, or 2 millimetres in thickness, and cured for 2 weeks. The test shows both the high elongation properties of synthetic rubber combined with the high tensile strength. This requires a much higher force to puncture the membrane.

All right now that we've done the test let's summarize these four product technologies that we showed you, and where they're most used and some of the differences that are important to know between them.

First we'll look at cold process asphalt emulsion.

It's called cold process because it's applied at room temperature, or ambient temperature, unlike older asphalt technologies and roofing that are heated up in hot kettles and applied at very high temperatures. This is typically a water-based product that's used often for damp proofing. And in roofing it must be reinforced because you can see here the elongation at break properties and the tensile strength properties, are quite low. And so reinforcement is used in that in order to make it more like a membrane. And so asphalt emulsion is used often as a base layer for a lot of acrylic roof restoration systems. And I have a small sample of some commonly used asphalt emulsion roof coating here, and you can see that the strength, there's not a whole lot of strength here as our videos demonstrated, but if you reinforce it with a polyester fabric then it it has no elongation or flexibility but now all of a sudden it's it's a very tight, stronger membrane.

Now asphalt emulsion is not UV stable, so it needs to be top coated. And there's a certain window in which it needs to be covered otherwise the UV will damage it. And asphalt emulsion does not do well with freezing temperature. It has terrible freeze-thaw flexibility and a low temperature bend of flexibility in those tests. So it's commonly used in warmer year-round climates like southern California in the southwestern united states, as part of an acrylic restoration system used to extend the life of a roof. Obviously the cost of an asphalt emulsion product and system is very low, even though it's applied often at 40 to 100 mils total thickness, including the polyester reinforcement.

So then we moved to acrylic. And acrylic is a very commonly used roof restoration product, has been for decades as a topcoat on spray foam, as a top coat over asphalt emulsion. It's also used directly on existing roofs to extend the life of that roof. Because acrylic has good reflectivity, so it provides great UV protection to preserve the integrity of the underlying roof components such as the waterproofing membrane, and the insulation. And so acrylics are great for that purpose as sort of a sunscreen to protect the existing roof from UV damage, and to preserve the integrity longer, and protect it from that heat gain and the heat aging.

Acrylic is typically applied at 20 to 30 mils, or sometimes it may be higher. You have to be careful with acrylic going to thick because it is a very permeable product, it will absorb water doesn't do well under ponding water. It will wrinkle up and it will allow for vapor transmission. It is a breathable product, therefore it's not used as a waterproofing membrane. It's used as a uv protection coating. And it's also a very sustainable, because acrylic can be easily repaired and easily renewed with time. And so by using an acrylic roof coating you can create a sustainable system and continue to preserve the life of that roof, indefinitely, when used properly.

Obviously the properties of acrylic are like a high grade paint. There's not a lot of stretch, though some roofing acrylics have some good tensile strength, but they can be torn quite easily and there's not a whole lot of elongation at break there. So you have to think when something is fully adhered to a surface you're going from absolutely no distance to a far distance when you have that expansion and contraction. Here's a very thick acrylic which would absorb a lot of water and again not a whole lot of flexibility there. Again, it gets stronger the thicker that you put it on but again the tear resistance on that is is quite poor. But it is inexpensive, so it's a great way to extend the life of roof when you don't need a new roof membrane or a new waterproofing layer on the existing roof.

So next we move the silicone

Silicone is also a breathable product, it has a 5 perms rating, but it does hold up well to ponding water. That's why it's become popular as an alternative to acrylic, because it does better under ponding. But I put the asterisk there because it's still a permeable product. If water sits on silicone long enough, it will absorb through, and and can get beneath the silicone film, and so that's something important to know.

Silicone is also bright white, like acrylic, so it's good for reflectivity for UV protection, for energy efficiency, but I put an asterisk on there too because silicone is notorious for having a bad dirt pick up compared to acrylic. While acrylic has a good dirt pick up resistance, it stays a white for many years, silicone can tend to yellow and discolor because it has a high dirt pickup. It's stronger than acrylic, as you can see here, and has a little bit more kind of a stretchiness or rubberiness because silicone is a part of the rubber family, but like I showed in the video that once a tear does start, it peels apart almost like cheese. Almost no pressure at all will cause the silicone to tear. And that's because of the type of chemical matrix that silicone has. And so that's something to be leery of in areas where you may have hail, and if you have a split into the silicone, that split can easily tear and continue through the entire roof surface. So that's something you have to be a concerned with regarding silicone. It's also very difficult to repair. Silicone has a very low surface energy compared to acrylic, so acrylics will stick to other acrylics quite easily - emergency repair patches, asphalt mastic, rubber mastic, urethanes will stick to acrylic. None of those materials will adhere to silicone because of the low surface energy. Only silicone will adhere to silicone. So it makes it very difficult to repair, very difficult to re-coat, because the right silicone has to be matched up in order to do a re-coat.

Also, with that low surface energy makes it a very slippery product. So if there's any dew on the surface, any rain on the surface, it can be a big safety hazard. And it's also not a true waterproofing membrane. Typically it's only applied 20 to 36 mils dry, but it is an economical choice. The reason why this has become more more popular than acrylic, because of a little bit of that increased tensile strength, but mostly because it holds up better under ponding. But you do have to sacrifice some of that reflectivity with time when you go with the silicone.

And then the fourth liquid applied product that we tested was a synthetic rubber material produced by Triton called Tritoflex. It's typically applied at 60 to 80 mils dry, it has over a thousand percent elongation at break, with over 700 psi tensile strength. And it's 0.1 perms, so it's considered an impermeable or non breathable product. So it is considered a waterproofing membrane.

With the elongation and tensile properties that makes it very durable, and makes it resistant to hail, foot traffic, a lot of different things that a roof does experience including underlying structural movement, if you think of, for example, an existing metal or steel building. It withstands ponding water indefinitely, not just for a certain period of time, like silicone. It is also renewable, both on its own, exposed to UV, because synthetic rubber produced here is a UV resistant product, but when you use the acrylic topcoat you can continue to sustain the life of that roof indefinitely, which is a great savings in value for a building owner long term.

The non breathability can be a pro in a con. It's good because you know that it's completely watertight, it's not going to allow any moisture transmission or air or gas transmission to the underlying roof or structure. But it can be a con in some situations. If they're if you're just trying to extend the life of the roof short term, and acrylic may be better because if you have some residual moisture in the roof system and acrylic will allow that breathability. A synthetic rubber membrane will not; it'll trap any moisture in in an existing surface and will allow that to breathe out.

And it is synthetic rubber is black in color, so that's a downside. So these are already white, this is black. But again, this is used as a waterproofing membrane for durability, flexibility, to create a long-term 15, 20, 25 year roof system. When combined with an acrylic top coat, you can achieve that reflectivity, the sustainability and then with that sacrificial layer you can continue to renew the life of that roof indefinitely.

And here I have some examples of the synthetic rubber on its own, so you can see here the elongation and recovery, but combined with the tensile strength makes it very difficult to pull apart, but fully adhere to a roof it makes a lot of difference when you have the combination of good flexibility with the tensile strength.

And then of course combining it with a reflective topcoat, you're able to achieve the goals that you have here, while having a strong durable seamless membrane underneath. As you can see here this is acrylic on top of the rubber, that the acrylic splits apart with any of that stretch. So this would be similar to an acrylic directly on a surface that has some expansion and contraction and movement.

So essentially as you look forward to considering a roof restoration system for your building, you have to take a look at the technologies that are available. The technical data behind those and what's most appropriate for your roof system. Do you need something that's going to protect your roof long term? Are you looking for simply uv protection and a short-term extension of life? Or are you looking for a long-term new waterproofing membrane to protect your structure?

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Frequently Asked Questions In Commercial Roofing

While FAQs about commercial roofing sounds pretty straightforward, there's lots to discuss. Let's talk about commercial roof coatings and liquid applied roof membranes.

Why would we talk about liquid applied roof membranes if we're discussing roof coatings today? Because each used similar, if not the same base material. So we want to avoid any confusion and we want to use each for its best application.

Before we get too much further it sounds like we should define these.

rolling silicone roof coating on commercial roof in Tucson

A common question, and its answer, can be found here: Is Silicone Roof Coating Good?

Roof Coatings

The definition for coatings is a fluid applied adhered coating used for roof maintenance or repair, or as part of an assembly. Now typically roof coatings are installed on top of an existing roof membrane.

Liquid Applied Roof Membrane

Liquid applied roof membrane is a roof membrane constructed in place, using a liquid resin and a fabric reinforcement. It's applied directly over insulation, cover board, or an existing roof membrane in a re-cover scenario.

The above roof coating definition comes directly from the International Building Code, where the definition for a liquid applied roof membrane comes from the Roof Coating Manufacturers Association. So these are really solid definitions.

Now that we've defined things, let's get a little bit more technical with this discussion.

A roof coating has a number of uses. Although it's not a weather proofing membrane, it certainly is used to extend the life of an existing roof by providing protection from the elements. And a coating can minimize or avoid the need to tear off an existing roof and avoid operational disruptions. It can also extend the life of the roof. We have a lot of asphalt roofs in place right now, and using a coating is an effective application.

Coatings can also change the color of a roof. The general idea is that we want to coat a dark roof to make it lighter and more reflective. Most roof coatings are white and highly reflective. Simply put, this helps reflect the energy from the sun, reduce the amount of heat absorbed into the building, and potentially reduce air conditioning costs. And we should point out that actual energy savings are going to vary based on climate zone, geography, and utility rates and things like that. But a roof coating with a nice effective thermal layer in a roof is really going to go a long ways to help save energy use in a building.

Another important point is that coatings are not intended to repair roof leaks. Before we install a roof coating, it's good roofing practice to check for trapped moisture and repair leaks and any existing damage.

So let's switch gears now... Let's talk about liquid applied roof membranes and when they would be used.

The primary function of a liquid applied roof membrane is to protect the building from the elements, not just extended service life. So they're very different from coatings. So from a long-term point of view, we could use roof coatings actually to help maintain our liquid applied roof membranes, therefore we avoid a roof tear off.

Liquid applied materials are also transported in buckets, which fit easily into elevators. So when we're re-roofing an operational building, or a skyscraper, a liquid applied roof membrane can be a logical option.

So we can install these over many substrates and over many types of roofs. Two good examples are existing metal panel roofs and existing modified bitumen. In both cases it'll help extend the life of those roofs. However the ability of a liquid applied roof membrane to protect against the elements depends directly on the substrate to which it's adhered. If we have too much movement at a crack, a transition, an insulation board joint for example, this can damage the membrane.

Now that we have worked through some of the technical differences between these two products, why don't we talk a little bit more about some of the installation differences.

A liquid applied roof membrane starts with the application of a base or foundation layer. We broom in the fabric reinforcement and encapsulate that with another layer of base coat. Then we add two or more layers of top coat, which gives us our seamless membrane.

And a roof coating is installed by brushing rolling or spraying a layer of base coat and a layer of top coat. So pretty significant differences there. Regardless of which membrane or which system type you use, you still want to do proper preparation of the substrate, which really means it needs to be clean and dry, you have to check whether or not you need to use a primer or not, we need to repair any damage repair any leaks before we put either system down.

Liquid applied roof membrane, depending on its substrate, may require additional preparation at penetrations, transitions, board joints, any place that we could anticipate movement. Additional reinforcements might also be necessary in the base level.

So a good way to think about this, roof coating is used on existing membranes. A liquid applied roof membrane is used for new roofs, re-roofing or re-cover an existing roof. Both can be the roof surface, both are restorative, but a coating is more of a maintenance item where a liquid applied roof membrane is just that - a new membrane.

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What Is Silicone Roof Coating And Should I Use It For A Commercial Roof System?

Because there are a lot of question about the use of silicone as a roof membrane, today we'll be looking at roof restoration applications and explore the logistics and cost factors involved in a silicon restoration membrane.

What is the average cost of a silicone restoration membrane?

A silicon restoration membrane is a fluid applied, silicon membrane that is installed over an existing roof substrate. For a typical SRM installation on a 20,000 square-foot facility, we're going to be right in the neighborhood of $2 to the top end and possibly $3.50 per square foot.

While this is only and estimate and there are many variables that can go into the cost for any particular roof, this gives you a general idea of the cost compared to other commercial roofing solutions. That cost estimate covers both labor and materials.

Assessing the Roof - Infrared Survey

One method of assessing a roof is the use of infrared surveys to verify that we know where all the saturated anomalies of insulation are, and that we can remove those before we do the SRM installation. We do not want to trap moisture in any roof assembly. It's critical that we start with a dry, sound and clean substrate. Infrared is the most cost effective and most effective measure and way to determine where those saturated areas are.

thrmographic image of a rooftop near downtown Tucson

There are product options for you to consider and you can learn more here, Commercial Roof Coating Products And Systems

Roof Repairs

Repairs to the existing roofs that are candidates for the SRM application, those roofs been out there for 15, 20, 25, 30 years or more. These repairs are the front line defense to your building. They're experiencing the harshest elements of your building envelope on a daily basis. Roof systems have finite life cycles. They start to wear out, things start to break down. So we want to make minor repairs to the areas that have degraded the most, if they're not too far gone that they can't be restored, but they still need some work to be bolstered back up. Some areas might have some tenting going on in the membranes that we want to address. Penetrations might just need to be reinforced a little bit before we do the SRM installation.

Roof Cleaning

So after we've done the inspection and we've done some mechanical repairs, we need to clean the roof system. We're trying to adhere a fluid applied product to a 15, 20, 25 year-old membrane that's been laying there collecting dirt. So we have to power wash it.

There's two primary methods of power washing. You got a power washer source of water and a power washing wand. We do it on an industrial scale where we're doing a little bit higher pressures than the typical homeowner is going to be doing that at, and we do it at a large scale. We'll have four or five out there at one time. We use a reclamation power washing system. It's spinning with a high pressure washer, but there's also a vacuuming mechanism at that point that's bringing it into, and pumping it to a truck. The truck filters out the contaminants that are pulled up off the roof and is discharging clean water. That has a little bit of a higher cost, with all the equipment involved in that, but you're also sucking the water off at the same time, so your roof is dry much sooner and you can go to work potentially the same day as you're washing that roof, verses it might take a day or two when using the traditional power washing methods to get the roof back to a dry surface.

Seam Reinforcement

With the SRM, there are seam repairs that need to be performed. Reinforcing the membrane helps to prevent further leaks.

There are two primary methods to do that. You can embed a polyester mesh into a wetout coat that's reinforcing that seam and covered with another coat once cured. It is the lower cost of the two methods.

The second method is utilizing an adhesive backed, polyester reinforced tape or membrane to reinforce that. The tape is installed over the seams and covered with an layer of coating. So you still have to be clean and dry. That process costs more then utilizing just the polyester mesh.

Silicone Application

Finally, the last step in an SRM. Now it's time to finally put down the magic juice. We're getting the silicon coating on the roof system. Most applications are getting a 10 year warranty, some will get a 15 year warranty and even fewer will get a 20 year restoration membrane application. Manufacturers are very comfortable with the 10 and 15 years and now we're kind of getting on that outside edge of is it really going to last 20 years, so the actual silicone and how it is applied affects the warranty as well. Some manufacturers are allowing a 10 year application to be installed in one coat. Some are even allowing a 15 year application to be installed in one coat.

Typically there's not much labor, it takes a little bit more time to put a little bit more coating down, but it really doesn't impact the overall cost of the project to go from 10 to 15, other than the additional material in one coat. Some roof conditions dictate that best practices says 2 coats need to be installed. You need to give this first coat down at a certain millage and then a second coat down at an additional millage, and the duration is affected by the thicknesses of both those coating applications. So again, you're adding more material to get from 10 to 15 years and potentially 20, but now you've got a second step of labor, which is a big cost driver. So a little bit of more material isn't terrible, but when you get into the second coat you do really drive an impact to the cost of the overall project.

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Why Commercial Roof Coating Makes Good Business Sense

There are a lot of options when it comes to commercial roof coatings. In this article we'll look at some reasons you might want to consider them.

Other options include TPO Roof Coating Installation which is covered at that linked article.

The commercial roofing industry for the most part has a very slim window of options. You're either going to tear it off, more often than not if a roof is in complete failure after probably years of repair. You're going to either try to re-cover it, as another option or now if it's a candidate, you have coating as an option. Not just as a protectant, but as an actual roof system.

DC Roofing spraying on commercial roof coating in Tucson

Today we're talking about a roof restoration system specifically involved in silicone coatings; high solid silicone coatings that when used to restore a roof can provide a 10 year warranty on the system.

The real candidates that we're seeing for re-coating are on roofs that were installed twenty, twenty-five, thirty years ago when there was a revolution in the roofing industry where you saw a lot more single ply roofs, and a lot of closed cell styles of insulation. These are the roofs now that are at the end of their service lives, and are now becoming candidates to be coated.

In this particular roof system the existing conditions were a single ply or a white sheet over the top of a closed cell insulation, with extremely good positive drainage, well drained, saddles. What we would consider after core samples, an ideal candidate for re-coating.

The roofing consultants like myself are the last guys in line. If there's a problem or a failure, we're going to be the guys that are actually going to be put out in front of it we're going to make sure that it's correct.

Roof Evaluation

To determine the condition of a roof, we do core samples and when necessary a thermal scan. We're very concerned about any type of moisture in the system or condensation in the system, so what those core samples are going to tell us is whether there is moisture in it, is a saturation level to the point that we don't feel that it's going to be coat-able? Because that saturation or moisture will ultimately find its way through that membrane and affect the coating. So it being dry is paramount to the success of a coating application.

In this particular case there were multiple drains and we took ten core samples on this particular project. All in the drain areas, which would be the lowest areas and more susceptible to being wet, found them all to be dry. Based on that evaluation, the positive drainage, the condition of the membrane, and our ability and know-how for cleaning it, we felt that we would be successful coating it.

Cleaning Process

So once we've determined that this is a good candidate for restoration, this is what we do to really clean this roof; we use a series of high-pressure washes along with some biodegradable detergents. We also use some service cleaners, in some cases we'll use industrial floor scrubbers along with a detergent to soften the dirt and then pressure wash the roof clean.

This is all about adhesion. Our whole system is about adhesion. Within the whole coating industry, it is all about ultimate adhesion. If it's clean, the technology and the coatings and the primers will work. If it's not, there's too many, what we call in our industry, "bond breakers". Any oils, anything that could be left behind after a cleaning that could cause the product to de-bond or not adhere correctly.

Primer Process

The next step would be the installation of the primers. We happen to be very big fans of primers. Once we've super cleaned the roof, we'll come back and we apply a two-part water-based epoxy primer to the entire surface. We'll apply that, depending on the raw substrate, between 300 to 450 square feet per gallon. What we're trying to do is create a surface profile to enhance adhesion to our finish coat material - that finished silicone material.

There's two ways to put a primer on. We use a two-part primer, which we feel is a very effective and a very aggressive type of primer. This particular primer can be put on either by rolling it, or it can be sprayed. Both spraying and rolling our effective methods. We don't coat until we're positive about the condition of the primer.

Final Roof Coating

The next step would be the detail coating, which would be a detail at all penetrations (three coats), and fabric when needed or required by the manufacturer in order to make their warranty requirements. After the primer and the detail coats have been done we do a complete inspection of the existing system as it sits at that point, prior to doing the application of the coatings. The actual final coat, in this particular installation, is a silicone based product that, once it's applied at a specific rate, will cure out into a monolithic sheet and provide long lasting service.

Manufacturers have requirements as far as the amount of material that's applied in any specific roof system. We watch and we match that particular recommendation very closely, because it will determine the performances of the actual product. If that millage isn't correct that manufacturer isn't going to want to provide that warranty. So we're very, very conscious, and very, very careful when we put it down.

The Value Of Re-coating

A roof candidate that's coat-able, in relation to tearing it off, the savings is easily within the 50% range or more. Not only are we talking about the actual cost savings, but environmentally we don't have to fill landfills with with old roof systems. If we can salvage these roofs and restore them into a into a functioning condition and keep them in that condition, everyone benefits. The beauty of using coatings when you are a candidate is that not only can you coat it, you can continue to coat it. Almost all the coating manufacturers will provide a minimum of a 10 year warranty with the understanding that, if the roof is maintained and cleaned, that it becomes a renewable warranty. That's something that's unique. It's something that, over the long haul, it's going to be a major, major cost savings

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Steps Involved with Installing TPO Roofing

If you're not sure what kind of roof coating you need, you might want to first get familiar with your various options in this article - Different Roof Coating Options for Your Commercial Roof

So the first thing we do with the gravel roof is we get rid of the gravel. A lot of roofing contractors may want to just tear the roofs off, but it's really better not to do that because of landfill waste and things like that. Also, you want to maintain your existing insulation. But if you were to go over this existing gravel, the real problem is weight. So by getting rid of the gravel you're getting rid of two hundred pounds per square. A TPO system is very light - more like 40 pounds per square, so it's worth the effort to get rid of the rock and keep the roof.  commercial roof coating

After clearing the gravel, we'll put down insulation and then after that we're going to put down the single ply system TPO over gravel. The next thing we do after the roof is swept is we put down is half-inch insulation. This is basically a buffer so that nothing from underneath can get through, if there is pebble there or anything, it won't poke through. So this goes on the whole roof. 

commercial application of TPO roofing membrane

Then we go to adding the TPO at 60 mm. It cannot be ripped - it's very formidable. This stuff should last 50 years

Once they start getting the TPO on the roof surface, they start heat welding, which is the next phase.

Let's discuss how this gets adhered and fastened to the deck. When things are set up, you'll see screws and wide plates that are about 8 inches apart, all along every single seam on the roof. Then the next row comes on will overlap the first and will be heat welded together. When it's done welded seams will be just as strong as any part of the material sheet.

The way it's kept down is at one side of the six or eight foot sheet it gets screwed down with the plates attached to the deck. That way it can't come up - the wind can't blow it up. So once the sheets are heat welded together, the whole thing is stuck to the deck.

Every every pipe flashing and every penetration gets dealt with individually by an individual installer. He heat welds individual strips to make a watertight boot around that particular vent or protrusion. Square shaped boots are usually manufactured right on the roof as needed. For a pipe or other circular protrusion, you'll get a prefabricated conical boot. Those get heat welded down at the base, right to the top deck layer, and is really your only point of concern. The top portion, where the vent pipe exits, gets a fifty year caulk on it and then it gets a band like you would see a hose clamp in a car, and that gets tightened down making a seal that is good for the duration of the roof.

Installing TPO Membrane | Roofing it Right

Transcript

I'm Dave and I'm Wally it's hot it is well you guys been seeing our videos of our a little practical get-go I know we're finally to the stage where they start stall numbering now you may notice we're wearing booties you guys an audience mace may chuckle at that you gotta remember we've been tearing off a nasty pitch roof I mean it's been hot it's dirty you didn't pack my other shoes I didn't know it's your fault now poker so as booties necessary no but it's gonna keep that membrane cleaner when we're kicking it out you don't have to wear booties but I'll tell you may sound stupid these things are cheap but it's gonna save you a little time you have to clean so much so we're gonna lay this roof up probably the lace roof okay well I think we're going to start hearing the drain with a 5-footer because we're tapering this white we're actually taping tapering always we're going to start Center this on the drain or pretty much run from wall to the to the edge out there and then we're going to go to the left and to the right where they're going to take over the crew that's doing the tear off right they'll take off or take over and go that way now the reason we did this of course is because the decks going this way mechanically attached we have to hit the top of the flue right that's why we're wearing our sheets this way I mean you could run him this way because that is longer but because of the deck we're going perpendicular to test so we're looking at this roof how many half sheets do we really have to have up here well if you wanted to do a half sheet you would do out there back out and back while I don't mess around a lot of messing around so I think we're gonna do fingers maybe do what has she run fingers right and we'll talk about that a little more as we get installing this perfect yep you crossed okay we're gonna take this five foot rule where several this drain rather than trying we're gonna take it to the water block that's our specification under any clamp ring round and run the membrane cut the hole try and get this tube squeezed in there anybody's ever mussels water black know how messy it is we're gonna do a prior to installing the membrane actually this is our flex seal that was our water block flex seal or water block this is our spec one full pool one full two / gray now the tricks gonna be somebody doesn't walk in it which sure you guys haven't been on a roof we know that's virtually impossible but this is gonna be covered up we'll put something around here so nobody actually gets into it no come to me go to you down a window flashing cover that walk  now I'm going to kind of cut this hold me ghosts we're not gonna put the plant bring on right now I will come back in a little bit just little buddy walks in this area it's cut a hole right here the center of this grain so I'll bet I will tidy it up okay so the settings I put on the robot is 10 feet a minute for about 900 degrees this machine will run I believe while 11:48 is a maximum temperature and I believe this b2 will run around 30 feet a minute you will never let me say this again you will never well cheap you a lot fast it's you gotta remember I've got this big cord I'm trying to drag with me I got trying to keep this thing straight I've got deflections in the deck because you can see right here that we're gonna have to come back and patch in but how I arrived at these temperatures was there's a formula was taught years ago you take the ambient temperature whatever it is that's about 80 degrees so I divided that by 10 gives me 8 I added 2 feet a minute 2 that gives me 10 feet a minute gets me in the ballpark okay you don't have to stay there but you got to have a baseline and I did test wells earlier what I did I set this up at 10 feet a minute I started at 600 degrees I did well I bumped it up 100 degrees I did another weld and I but I didn't touch my speed what I did I ran those those temperatures to I max this machine out from 600 degrees till m48 then I went dad back and did my test bulls and I stepped up the scene up in the middle which gave me about 10 feet a minute right around 8 by 900 degrees so that's where we get that's where we we test well that's how we arrived at the settings on this machine what we're going to do now is at the end of these sheets were going to put faders now a lot of you have done picture framing picture framing is on the outside the true outside perimeter of a building which is when you step off the roof as you're stepping it down that is a true outside perimeter a lot of the younger guys don't have experience with laying up half sheets all the way around the perimeter it works we've been doing it for years but now there's another way we call it faders so when we're going to put feeders in we're going to go between the two seams half of the sheet so we're doing 10-foot sheets now it would be five foot would be make your mark at five foot Gino okay now Gino's guy is his market five foot because we have a five foot perimeter he is going to install plates and faster twelve inches on center straight-line five foot 85-foot miss by an inch now he's putting go foot fight scene plates in here five fasteners now he's going to use this fasteners fasten it down and then we're going to scrip that in with our eight-inch flashing strip which is a reinforced product what this does now I have fastener to every five feet out here at the edge of the roof where the wind is where he hits first you can also do fingers with rhinobot so we put the Rhino bond plates in first lay the sheet over top and come back and zap it in so right now I'm cleaning the membrane very important to clean it just because I cut it you know what I mean all right it's not too dirty it's a brand new roll that just came out so I would just use water for this there's no need for the TPL cleaner or just plain old water it's it works  so guys as you saw I just welded this by hand kind of took me a while I highly recommend when you guys are doing this to use the robot use the robot to weld your your fingers as well it saves you some time now the only reason I'm doing it by hand our generators being used somewhere else so I need I want why not finish this up so I'm using the hand Walter but always try to use the welder to help you guys out with the job  so now what we're going to be doing here we're going to end up doing the wall flashing and it's we had to like a steel beam on the side of the on the bend so we're gonna move the flashing seven inches on the flat so one of the tricks that I was taught by market by Dave Wiley and Mark was we're when your guys are there you mark your seven inches when you come here you measure 14 inches so you mark your 14 inches because once again pretty quick we have a 7 inch on the flat so we're going to do is go back and put that put the edge of the seam right here where those up 14 inches went just crease it out and then with the roller we're gonna roll in so by rolling this in once we're done this is that's gonna help the tpo do an l-shape so we're not fighting it because if you don't crease it instead of having that that nice little L shape it's gonna come out and it's gonna bow out by where it right at that transition so we really really want to square this up is as you can see it's gonna stay nice and flat and this crease helps us out so this is a cool trick I recommend everybody using it and you're not trying to fight to try to get the TPO tight to that to the transition I'm going all the way duck  well we got through another one rarely barely we're wrapping this one up here in Maine we've done tear off we've AIT's a pitch you need some pitch learn some pitch what six inches to tear off something like that we got all the tpo on our end tapered systems on everything's buttoned up ready to go for the roofer contractor to kick off tomorrow it's up to him to finish this job it's about 5:30 or 6 o'clock here in Maine and I think we're just about ready to go what do you think I have myself anything gonna add it's been a long day I'm ready to go back to work and get some rest I heard that let's go

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Question: How often should I have my roof professionally inspected? And what are technicians generally looking for?

Inspections should be performed on a commercial building twice a year, according to the industry. Typically after the winter and after the summer, because those are your two harshest climates. So in the winter the roof starts to cool or it starts to contract, so it starts to shrivel up and pull. And then in the summer, when it gets warm, it starts to loosen up.

For an example, consider a beautiful and sunny day with a temperature around 50 degrees. The roofs are heating up depending on what color roof you have and it might be 50 degrees now, but in the morning it was in the 30s. So your roof could possibly be 70 or 80 degrees now, then at night as the sun goes down it's going to snap back to a 30 to 40 degrees, so you start getting a lot of give and take. That's when you start getting a lot of your splits and cracks. So what a technician should do when they go up on to it and do a roof inspection is walk the roof and look at all the flashing points.

The flashing points are anything that penetrates through the roof. The penetrations are typically the weakest point of the roof - anything that breaks the field of the roof or the plane of the roof is considered a penetration. So obviously when you put a roof out you have to lay it out flat and then the penetration has to have extra material on it, and it moves at different rates than the field of the roof. So therefore the wintertime when the roof starts to contract that can start pulling those penetration points. And then in the summertime when it starts to loosen up, then the penetration points obviously start to relax too, and weaken. So it's always wise to do extra layers at your weakest point, which is considered the penetrations.

Example of a Commercial Roof Inspection Walk-Through

Transcript

okay this is unit number two above the offices it is designated Unit two on the side here here's the overflow looks like it's cracked you can see the joint open here is the label for unit number two easier to read it's not in the direct sunlight unit number one on the front of the building over the offices it is tag unit one as you can see here the tag is extremely faded this is the tag on the large unit at the rear sudden fade it it's kind of hard to read this is the largest of the three units it's on the roof this is at the rear of the building above the warehouse space okay we are on Franklin Street in Riverside this is just by the ladder coming up onto the roof itself we're into a quick walk around and then we're going to look at some of the features of the roof you can see on the cap the cape is lifting and at times you'll see nails coming up where they've actually nailed the cap on you can see the pink Hill and then also the nails coming on the top of the roof tile is not very well done this is some broken tiles and some cracking in this section again more nails are lifting more cracking on a tile here you can see it's the two caps are lifting and the seal is gone again seal is gone on that joint this is the front section that I'm walking right above that's the face of the building you can see the seal here is coming off screws not very well sealed here you can see some exposed nails and lifting no seal around it again lifting nails another nail there is some debris from the trees up here against a parapet wall some of those roofing nails at our seals the rear of the of the building and back at the ladder

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Levels of Warranty on Commercial Roofs

There are various levels of roof warranty that you might consider, depending on how long you want your commercial roof to last.

Some roofing contractors will actually just offer a contractor's warranty. They'll offer the contractors material only warranty or a contractor system warranty. Material only is very much like it says, the material is going to perform based on its design and the contractor will warrant that. That's probably the lowest warranty available out there.

A contractors full system warranty basically covers things like, if you've got a leak that's not due to a third party or something outside of the workmanship and the materials that were installed, the warranty is going to be covered at no cost.

regularly scheduled roof maintenance being done

When you want to take it the next level up, you talk about getting a manufacturer's product warranty. Now those are again they're they're very low cost, because the manufacturer is basically giving a warranty that what we sent to that contractor is going to perform as designed and advertised, for the length of time it was designed to perform. They do provide a little peace of mind, but they don't have as much teeth as say a manufacturer's full system warranty where the manufacturer then says, in writing, that if due to workmanship and/or material, if the roof leaks throughout the duration of the warranty, whatever that is; 10, 15, 20 years - that they will cover the cost for the repair of that leak for you.

Maintenance Plans Extend the Life of Your Roof Warranty

Why You Need A Roof Maintenance Program - Insurance Against Your Insurance Company

Transcript

we're here at our home office just want to tell you really quickly about our new program that we just came out with a couple of weeks ago it's our residential roof maintenance program. okay now some bigger companies offer maintenance programs to their bigger commercial clients but I want you guys to be able to take advantage of what a maintenance program can do for your home alright so there's gonna be four levels of service bronze silver gold platinum the bronze level basically we're going to come out twice a year in October and April or depend on what month you actually sign up for that might change a little bit in the first year well then after that going forward will be April in October you can pay for it when you sign up you can pay for the whole year and 1-shot save a little bit of money that way or you can pay for it monthly I'm either way you're getting way more value than the actual cost to you okay the first level is just going to be where we come out we take pictures of the entire exterior of the home windows siding gutters roof paint condition everything then we'll take it home and we'll mark it up with circles and arrows to highlight the different things that we want to point out in those pictures create a report for you on some software that we've got email that to you and then you've got documentation as to the condition of your home and insurance companies tell you that the best way to document what's in your home should there ever be a fire or theft or anything is to take a video of all of your contents this is exactly the same thing but for the outside of your home so it's a huge value they're gonna be a little more into that later especially for you if you've got an executive home really large really expensive something like that so stay tuned towards the end Alex why that's so important but our next level is going to include some minor repairs with that and then if you have either gold or platinum levels we're going to go ahead and clean your gutters and it's also going to include some priority scheduling should you have any kind of leak or hail damage or something like that it'll include some level of repairs for free we'll do some emergency mitigation at no cost to you so there's a lot of different benefits to these email me an atom at Front Range storm contractors comm and I can send you all the details about it or you can text me at seven two zero seven two four one five one five to request some information now the reason that this is so important even if all you get is the bronze level is because right here I've got on our white board what it costs replace some types of roofs so if you've got asphalt shingles Oh unfortunately I didn't write this looking in the mirror so this is gonna look little backwards to you guys so this says asphalt shingles and they range from five hundred to six hundred dollars for a hundred square feet of replacement costs okay most houses are gonna be twenty or two thousand square feet so 4,500 square feet now remember this is per hundred square feet here so we call that squares okay so twenty to forty five squares is gonna be most roofs with asphalt shingles but that's coming out to ten thousand to twenty-seven thousand dollars just for the roof alright then you've got another kind of material called wood roof which is like a faux wood it looks like wood but it's really not it's gonna be about seven hundred dollars per hundred square feet to replace those most those houses are slightly larger 245 squares so you're coming out at 21,000 to 32,000 for a cost to replace just the roof there now would shake roofs themselves are gonna be 700 to 800 dollars per square to replace them most of those are gonna be 3,200 squares it's a pretty big house but they they do exist out there so that's gonna be about 21,000 to $80,000 just replace the roof only should it ever need to be replaced if you've got a metal roof and that can be what looks like kind of corrugated metal it's called standing seam or it can be there are metal tiles and some of those metal tiles even have the same type of granular covering that asphalt shingles have okay so there's different types of metal roofs so that's gonna arrange generally from eight hundred to a thousand dollars per hundred square feet to replace those and the size of those roots are gonna be 30 to 100 squares so you're talking 24,000 to $100,000 just replace the roof you've got concrete tile roof those are starting at $1,000 a square some of them can be i've got there's a glare but $2,000 or more depend on their brand Ludowici squares extremely expensive so those are also gonna be about 30 to 100 squares per roof so you're looking at 30,000 to $200,000 just replace the roof if it's damaged with hail now do you really think your insurance company wants to pony up all that money so the more expensive your roof is the harder they're gonna fight to not have to replace that roof okay so would shake metal roofs and concrete tile roofs if you've got that on your house your insurance company is going to for sure hire an engineer to come out and try to tell you that there might be damage on your roof but it's not from something that your policy cover it's not from Hale it's not from wind it's gonna be foot traffic installation air especially on concrete ah they're gonna try to pass it off as what they call expansion and contraction damage you know heating and cooling cycles it's just not true there are all kinds of videos on YouTube that you can google about testing how hail damages concrete tile and basically there's a little corner let me see if I can a little corner down at the right lower corner of the tile that is the most susceptible to damage and when hail hits right on that corner and breaks that corner off your insurance company is going to try to say that that just happened because there wasn't enough room for it to expand and contract well if you can manually just shake or jiggle that concrete tile there's plenty of room for it to expand and contract but there are videos out there showing one-inch hail damaging concrete tile and they're gonna try to tell you that it takes softball sized hail to cause any kind of damage so if you have documentation of the condition of your roof that there were no problems before the hailstorm then you get a hail storm and you've got 30 or 40 of those concrete tiles with a little piece that's missing chipped cracked off something like that then they come and say nope sorry that you know expansion contraction and say really so it all happened between you know the end of April when my contractor took pictures of it and the middle of May when the storm came through so two weeks there somehow all these tiles just no I'm not buying it and then they come around and they go oh you have pictures I guess maybe we'll have to pay for it then so you can see how this would be extremely beneficial for anybody with an expensive roof just to insure that their insurance company is going to do what they promised when you pay your premium every month it's extremely cost-effective for you and give us a call or text us at seven two zero seven two four one five one five send us an email Adam at Front Range storm contractors comm will send you all the information with no obligation and looking forward to hearing more from you guys later about how much you really love this program and how much it really saved you when you got hit by hail

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The condition of your roof plays a major role in the life cycle of your building. DC roofing is here to help you extend the life of your roof through regular inspections and maintenance.

Because a commercial roof is a costly financial investment, we recommend a regular, preventative maintenance program designed to save you money and give you peace of mind over the years. Large HVAC units, vents and other mechanical roof penetrations are potential weak spots in the roof that require regular monitoring and maintenance. High traffic areas are high risk areas. Foot traffic near hatches, access points and paths around HVAC units increases the risk of damage. Periodic inspection and maintenance are necessary in these areas.

Water retention is a red flag. Proper roof drainage is essential to the health of the roof, but seasons of accumulated leaf debris and clog gutters, drains and downspouts creating a pooling hazard.

A roof nearing the end of its life cycle is more likely to develop problems than a new roof. However, a regular maintenance program will keep you informed of important options such as the application of coatings that can extend the life of your roof.

Equipment and inventory loss or structural impairment due to water damage can have a substantial financial impact on commercial building owners. Without regular inspections and maintenance, your roofs warranty could lapse, leaving you with costly out-of-pocket repair bills.

Properly trained commercial roof maintenance professionals are trained to spot small issues before they become serious problems. Through state-of-the-art technology, these highly-trained inspectors examine every aspect of your roofs condition. A qualified roofing contractor skilled in recognizing the warning signs can detect potential problems before they become obvious to the untrained eye.

A regularly scheduled maintenance and repair program offers freedom for building owners. Once your roof is enrolled in such a program, you have the assurance of complete roof care protection. We will schedule all necessary inspections and present the results to you immediately.

Participation in a professional roof maintenance program fulfills maintenance terms of your roof warranty, guaranteeing your financial investment is protected. Similar to regularly maintaining your car, be sure to maintain your roof with a regular maintenance program. Our teams are not obtrusive - we do not interfere with your day-to-day operations. We perform our job safely without putting your employees or customers at risk. Our commercial roof care program prolongs the life of your roof and protects your investment.

How Long Should A Commercial Roof Last? Read the article to understand.

Maintaining Commercial Roof Systems

Transcript

today in our video miniseries we're gonna talk a little bit about commercial roofing and the maintenance that's required with that so we're gonna pull up a picture here of a flat commercial roof now what kind of maintenance is involved with the roof system like this that facility looks like it has multiple types of roof systems so it's very important that whoever's doing the maintenance for that facility is knowledgeable with both systems there's a single ply system up on the upper roof in the back there and a still single ply but it's more of a granulated modified roof from the front the single ply in the back has a lot of units that need to be flashed and there's some internal rains we can tell from there so periodic walkthrough to make sure the drains are clogged and all the flashing around the units or properly seal it's very important yeah absolutely now I know that a common commercial flat roof is for restaurants and they've got a lot of special concerns to take into consideration what are some of the things they have to be careful with well that's a good point because a lot of building owners don't even realize that the grease hoods that are up on top of their roof systems can be detrimental to the type of system that's underneath it like an EPDM rubber roof for instance is very susceptible and the animal fats will actually eat that roofing away Wow all around the vent exhaust vent needs to have a grease trap or and we see more and more specifications for restaurants using a tpo which is a thermal plastic type of system which isn't as susceptible Wow Wow very good stuff there so just that's all we have time for today we're gonna wrap this video up but thank you so much Brad I think we know a lot more now about how to maintain our flat roofs for our commercial properties and make sure we really get the value and the durability we deserve order to keep them maintained thank you

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inspecting commercial roof as part of maintenance plan

Extend Your Roof's Life with a Commercial Roof Maintenance Plan

Just like anything else at your facility, your roof needs preventative maintenance. Most times people will have their carpets cleaned, or have their windows cleaned, but never think about performing preventative maintenance on their roof assembly.

A leaky roof can cause more damage than lightning, fires, and theft and vandalism combined. Inspect your roof semi-annually and after every major storm before further damage or business interruption occurs. 

How Long Should a Commercial Roof Last? When paired with inspections, general maintenance and upkeep cost just 1 percent of the cost of a new roof. It can extend your roofs life by over 50%! So instead of five roof replacements over 80 years, your well-maintained building may only need three. And that can save your business up to 40%.

Your roofs are certainly exposed to much harsher elements than your carpets or the interior of your windows, but it's easy to forget the things that you don't see every day. But without that preventative maintenance, there can be very costly, long term ramifications to not performing that preventative maintenance.

Talk to a roofing inspector you trust and get your next inspection on the calendar today.

Regular roof maintenance basically gets somebody on your roof to take a visual inspection of all the different components. It doesn't take much for a small split or tear to develop into a major leak, quickly, especially if it's over a weekend where the facility is not occupied. It can become very costly very quickly.

Setting up a regularly scheduled maintenance and repair schedule will give a building owner a viable option on protecting their investment and extending the life of their roof system.

A couple things you might want to look for when contracting a maintenance and repair company for your roof. In addition to inspecting the roof surface, you'll want them to inspect the walls, windows, rooftop units, vent pipes, and basically anything connected to your roof system. Regular maintenance will help catch and prevent issues as they develop. Weather, physical damage, rooftop traffic, and neglect are all factors.

It is recommended to maintain your roof at least twice a year, and after major weather events.

The minimum you will want is a visual inspection plus cleaning drain baskets and gutters, and a Roof Inspection Report to let you know what they found.

The next level up would include things like debris removal, small general repairs performed, an inspection report for larger repairs, all seams and flashings of rooftop units inspected too.

The most comprehensive service level you might consider would cover everything mentioned above, plus all visual repairs performed, complete Roof Inspection Report, with new roof cost, CAD drawings of roof, all seams and flashing on roof inspected, infrared roof survey, leak guarantee of no more than five visits.

Don't Just Take Our Word For It - Why You Should Consider a Maintenance Plan for Your Commercial Roof

Transcript

When it comes to commercial roofing, we want to provide not only outstanding repair and preventive maintenance service, but to also inform our clients on how they can maximize the useful life of their roofing asset. It is our responsibility to help our customers make their roof last as long as possible. Let's face it, roofs are expensive, and you need them to last a long time. It is our belief that if we can do this, and partner with you throughout the life of your roof, then we will be in the best possible position to earn your re-roofing business when that time comes. There are several things that differentiate CentiMark's service from the rest of our industry. The first is our wide knowledge of each of the major families of roofing, regardless of the type of roof you have of EDPM, built up roofing, modified bitumen, metal roofing or PVC and TPO, our technicians have been trained to work on each of them. Please know that whenever you require service on your roof, it is the technician that is performing the service that will ultimately determine the long-term success of the work performed. This is exactly where CentiMark places emphasis. Our service technicians have an average of over 10 years in the roofing industry. Secondly, today's various roof systems require their own unique materials, and having the strong knowledge of what works properly for each roof system is critical. With this in mind, our service vehicles are equipped with the necessary materials needed to provide long-term performance. You must always be prepared because you never know what you will encounter. Accountability starts with transparency. All of our customers have the ability to view before and after photographs on each repair made. You have the ability to view a satellite image with a map pin locating the repair. This information is housed on MyCentiMark Local. At your fingertips, you now have a complete record of when, where, and what type of repairs we make. Repair history can be beneficial for future budgeting. We are available 24/7 in a variety of ways. 1-800-254-0853, CentiMark.com, and try our newest method, our mobile app, available for Apple and Android devices. We have been in business since 1968, have the experience behind us, and you have our commitment that we will look for better and efficient ways to service you in the future. Thank you.

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Different Roof Coating Options for Your Commercial Roof - Torch Down, EPDM, TPO Roofing

Although there are many commercial roofing systems to choose from, there are three specific types of single ply roofing systems commonly installed by contractors across the United States. Of the three types, EPDM is the most popular. It has been used for over 40 years. It is the same synthetic rubber membrane used to make inner tubes.

Another type is TPO, which is a thermoplastic polyolefin membrane, and is probably the fastest growing type of commercial roofing product material.

And finally there's modified bitumen, which is an asphalt based membrane that is similar to a Built-Up Roof (BUR) that is used on many commercial buildings.

Let's look a bit closer at each of these membranes.

EPDM (Ethylene Propylene Diene Terpolymer)

EPDM is an extremely durable synthetic rubber roofing membrane used in low-slope buildings that are susceptible to water ponding issues. It is widely used in the United States and worldwide . Its two primary ingredients, ethylene and propylene, are derived from liquid oil and natural gas.

EPDM is produced in different thicknesses. They are 45, 60, and 90 thousandths of an inch. Most contractors use the industry standard of 60 thousandths of an inch, which is very near the thickness of a quarter. 

Some advantages for using EPDM on a flat roof are:

  • It is the least expensive system to install per square foot
  • It is simple to install with the use of anchors adhesives and rollers
  • It weighs less than other single ply membranes
  • It is sold in wide rolls of eight to twenty feet resulting in fewer seams

Some of the disadvantages of EPDM are

  • Harmful ultraviolet rays degrade adhesive used on seams and flashing causing very premature separation.
  • The black membrane absorbs ultraviolet light causing shrinkage and brittleness, which decreases its life expectancy drastically.
  • Protective mats are definitely needed because the thin membrane is susceptible to punctures due to foot traffic on sharp objects left behind by maintenance crews.
  • Another reason we don't recommend EPDM is because it's so easily punctured. For example, you may see roofers lay out mats for workmen to walk on, and this is supposed to offer protection, but because there's never enough mats to cover the whole roof, there almost always tends to be issues created by the foot traffic.
  • Repairs to seams and flashing is required long before the warranty of the fifteen to twenty years expires.
  • The surface preparation can be an added labor cost when removing an old roof system, or installing one over a pre-existing one.
  • And lastly, the black color of the membrane absorbs heat, and can lead to the super heating of the structure below, causing air conditioning costs to rise significantly.

TPO (Thermoplastic Polyolefin) Roofing

Thermoplastic polyolefin (TPO) single-ply roofing membranes are among the fastest growing commercial roof coating products in the business and have gained praise across the industry for their many performance and installation advantages.

There are two thickness options to TPO; 45 and 60 thousandths of an inch, which is roughly equivalent to the thickness of a quarter. TPO is composed of laminated layers. Of the three membranes, this one requires more experienced roofing technicians and much more equipment.

Some of the advantages of TPO are

  • The seams are heat welded rather than glued, so they are much less prone to separation.
  • The white surface of the membrane reflects much of the ultraviolet light keeping the structure below cooler as measured by infrared instruments as well as basic temperature readings.
  • If the contractor is certified by the manufacturer, to install the membrane, the manufacturer, rather than the contractor, honors with warranty.

Here are some of the disadvantages of TPO

  • The system is fairly new to the roofing industry, about 20 years, and has a long track record of revisions and improvements due to surface and seam failures.
  • Also, TPO is known to shrink and its rigidity causes stress on seams and flashing.
  • A prolonged period of excessive heat exposure causes ultraviolet light degradation
  • Another con is that contractors must calibrate their welding machines very carefully. Improperly welded seams may come loose during the first freeze and thaw cycle and lead to water infiltration.
  • Lastly, the manufacturer's warranty is only fifteen to twenty years.

Installing TPO Roofing

Transcript

mechanically attached roofing system the Versa weld mechanically attached roofing system uses 45 60 72 or 80 mil reinforced membrane field sheets are either 8 10 or 12 foot wide depending upon wind zone deck type and building height step 1 begin by laying the approved insulation with no gaps greater than 1/4 inch versico recovery board and polyisocyanurate insulation with thickness 1 and 1/2 inches of greater utilize a minimum of 5 fasteners and plates / 4 by 8 foot board when using 4 by 4 foot boards regardless of the thickness a fastener and plate are required every four square feet please refer to the details for specific fastening requirements step 2 for the required perimeter secure meant position the four or six foot wide perimeter sheets over the substrate fast in the perimeter sheet according to the required number of fasteners for the project the project requires 12 inch on center fastening versa goes HPV X fasteners plates must be used to fasten the versa weld membrane to the deck position the next perimeter sheet by overlapping the first perimeter sheet approximately 5 and 1/2 inches fasten the perimeter sheet in the same manner as the first utilizing an automatic heat welding machine weld the two sheets together to achieve a minimum 1 and 1/2 inch Heat welded splice step 3 in the field of the roof position the versa weld membrane over the substrate whether using 8 10 or 12 foot rolls when encountering penetrations cut the membrane to fit as tight as possible around the units utilizing the pre-printed X markings along one edge of the sheet install all of the required fasteners the HPV X fasteners and plates are required for membrane securement and lap splices are set at a minimum of 2 inches to achieve a minimum 1 and 1/2 inch weld no mechanical Sherman is required at this location the sheets are typically fastened a maximum of 12 inches on center this project requires 12 inch on center fastening for the field sheets after the sheet has been fastened in place position the next roll of membrane overlapping the adjoining sheet at least 5 and 1/2 inches step 4 complete all splices utilizing an automatic heat welding machine there are 4 details which require additional membrane securement the pre molded and split pipe seal the filled fabricated pipe seal and the versa weld sealant pocket these four details require the use of HPV X fastener plate located 12 inches maximum from the detail round penetrations less than 6 inches in diameter only require four fasteners and plays pipes over 6 inches in diameter will require fastening 12 inches away from the penetration and 12 inches on center heat weld a piece of versa weld reinforced membrane over the plate to achieve a minimum 1 and 1/2 inch heat welded splice past the plate in all directions after the splice area has cooled probe this place and make any necessary repairs to complete the detail apply a bead of tpo cut edge sealant to the edge of the membrane. This is great for waterproofing as properly applied it is highly water-resistant.

The importance of waterproofing all seams and penetrations can't be overstated. Without paying attention to these small but critical waterproofing details, you are almost guaranteed to have water leak beneath the membrane..

You want to have a qualified roofer do this for you, so you might want to check with the Better Business Bureau (BBB) for a bit of due diligence before hiring a contractor.

Modified Bitumen Torch Down Roofing

Now, let us talk about the modified bitumen torch down membrane that has been around since the late 1960s.

Torch down roofing (sometimes referred to as “torch on” roofing) is so named because it requires an open-flame propane torch.  The membrane layers of a torch down roof are made of an asphalt compound called bitumen that is modified with either rubber or plastic.

These single ply membranes can be combined to create a two-to-three ply membrane, that offers the best roofing system to date because there's a forty year guarantee.

Some advantages for installing the modified bitumen membrane

  • It is designed to be flexible in extremely hot and cold weather
  • It is a two ply membrane with a thickness of about five quarters, or three-eighths of an inch, which is very puncture resistant.
  • The membrane surface has been embedded with granular ceramics to protect it from ultraviolet degradation.
  • Seams are fused together with high heat to prevent any separation, unlike EPDM and TPO, the 2 to 3 ply system can withstand a heavy amount of foot traffic.
  • This 2 ply system can be installed over any existing roof or surface with minimal preparation.

There are actually two advantages for installing a new membrane in this case.

  1. 1
    There is no cost for stripping and removing the old membrane and
  2. 2
    Fusing an additional membrane over an old one creates a roof that will last well beyond 40 years, unlike the 15 to 20 year life wear expectancy of EPDM and TPO single ply roofing systems.

Some disadvantages to modified bitumen membrane are

  • The installation requires highly skilled roofing technicians
  • The additional layer has an added costs for labor materials

With a 2 ply system, when torched together, the membranes are fused so well together they cannot come apart and the underlying stones never puncture through. Everybody always asks if a simple base sheet is enough, and it is.  It's a fiberglass reinforced base sheet and it is not going to get punctured. You can walk on this kind of roof material all day long. It's what you want in a situation where there are air conditioning units that need maintenance on a regular basis for example, creating a lot of foot traffic, because it's so extremely puncture resistant.

In conclusion we feel the modified bitumen is likely the best, most cost effective and widely useful roofing repair system for the price. The type and condition of your existing roof does not matter as this is a roofing system that will be cost effective and will outlast any other.

When it comes to commercial roof coatings, you have a lot of options and solutions available to you. Whether your looking at options for a new building or an older one that needs a roof replacement or just a roof restoration service, there are a lot of different application that can be used on your property. And whether you have a metal roof, foam or any other material, a good roofing company can help you figure out if an acrylic elastomeric or silicone spray will provide you the most benefits. Either way, when you add a cool roof reflective coating, your building will need less energy to keep it cool during the hot Arizona summer. Building owners are often shocked at how well these work as a shield against the sun's scorching temperatures, regarding the energy costs and money that they save when these coatings are applied to their roofs when they really only thought they were looking for help with roof leaks.

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aerial inspection of a commercial roof in Arizona

Getting a  Commercial Roof Inspected

Roof inspections and roof surveys differ significantly. Oftentimes when customers call asking for a roof inspection, what they’re really looking for or needing is a roof survey.

A commercial roof inspection is kind of general in nature. It might be for a real estate purchase agreement where they just need to note the existing conditions for bank information, might be for an insurance audit. Before that insurance company will provide a policy they want to know the existing condition, so it’s general data gathered on the roof conditions.

What You Need to Know About Your Flat Roof

Transcript

so now we're down here on the flat roofing I mean this is just freakin ridiculous look at people just just throwing their trash everywhere before fixing this thing like nails or like the worst thing to leave laying around your roof idiot step on on poke holes in your roof and then your roof leaks I mean come on who can't get that everywhere I have to try to avoid these things it's incredible so here he is a giant patch it looks like somebody actually used looks like it's hot tar be honest it could be torched down, I think this is hot tar by the way it's alligatoring that's what they call skin you can see that it's just coming up yeah this is crap you can't have that like that is gonna have to be removed 3-course granulated they did they throw some granules on top instead of putting the granules over here they just threw one of the things that always leaks on these flowers these joints right here this is Paulie see how it's popped out you're supposed to crimp it inward and then put one nail right here and then this doesn't happen leaks all over the roof watch a bitch it leaks right there every one of these leak is the amateur mistake look at that gravel are joint finger right underneath there water dry rot most likely it's exactly why they had to fix that area right there grab a card joint these people Wow so you want to hire somebody it's halfway competent and it's incredible it's crazy because they'll tell you that they are they're not so what's this gravel garden toast somebody actually spread tons didn't bother to split the roof they just put some tar on it they attempted to fix it it's all crispy just coming straight off you know what is this Oh No let's see what they did up here by this little window I'm almost afraid to look he's got their panda right there oh holy smokes they just roof right up to the window seal don't ever do that you gotta be kidding me I mean this is krimpets a roofing although look if it's mud table over here that's funny they leak straight inside the window that's a mess that's just a mess you know everything about that I've no idea what so anyways don't be powerless company

Now, a roof survey or a roof assessment performed by a roofing professional typically is performed by the contractor, the contractor sales technicians. Some will employ consultants. Generally with a quality contractor you don’t need to bring a consultant in, the contractor can handle that.

Now that survey is going to provide a much more in-depth analysis of the existing roof condition, it’s going to look at the age of the membrane, look closer at the flashings, the perimeter edges, the coping systems, provide all those data points into a formal professional package to be forwarded to the owner.

Checking everything from the roof flashing to roof mounted equipment

During the inspection the roof matrix as a whole is being inspected, so it’s not just the condition of the membrane that you need to be concerned with, it’s everything else that affects the waterproofing characteristics of the facility. So that might entail rooftop equipment, condensing units, perimeter edge, metal flashings, coping conditions, brick wall conditions, satellites might be up on that roof. There are such a large number of rooftop installation variables on these structures these days, there’s terraces and patios that are put up there, so you have to encompass all of that into the survey.

Additionally you need to determine what the existing roof assembly or the matrix of the roof core sample is, so you have to take a core sample and look at that.

The first data point gathered from a core was how many roofs are installed. Building codes allow for two roof systems to be installed on commercial low-slope buildings. Beyond that you have to begin the tear off process.

The second thing that core will tell you is if there’s any moisture present in the assembly. Now, it is a very small point within the roof assembly so multiple cores should be taken to determine if it’s dry. It would also give you a visual inspection of what type of roof deck there is and whether it is sustaining any water damage.

Oftentimes you can see if there’s any deterioration of that deck through that core assembly, and again, they’re small, additional analysis needs to be performed especially on a roof deck inspection from underneath to make sure that there’s no structural deterioration.

The two primary ways, cores will determine on a spot analysis, but the more thorough way is, and more popular way is with an infrared camera. So at dusk or into the evening hours the roof cools off, the moisture laden areas retain heat and the infrared camera picks up those anomalies.

So a couple of roof technicians will be on the roof utilizing the infrared camera, we’ll use marker paint to mark the anomalies or saturated areas, and then as long as that area doesn’t grow too much beyond 20% to maybe 30% of the roof we can do spot tear off and save the owner money. There’s no point in throwing away the existing insulation if it’s performing fine and if it’s not saturated.

Determining if a full roof replacement is needed

From a price perspective, it's always preferable to do repairs as opposed to replacing the entire roof because repairs will always be less expensive.  However, if it is in excess of say 25 or 30%, at that point the cost savings of doing spot tear off versus complete removal and replacement, it is lost and it’s better to just go ahead and remove the whole thing.

Capacitance Moisture Meter

The other method is a capacitance moisture meter.  This is a device, kind of looks like a lawn mower, that you actually walk across the roof assembly in a grid pattern and it is emitting electronic frequencies into the roof assemblies, and it reads at a different level when moisture’s present so that that electronic frequency actually travels through the moisture-laden material, it reads it on a meter.

It doesn’t lay it out in a pretty picture like an infrared camera will, but you can use it to determine, and especially if, in situations where there might be multiple layers of insulation and a infrared camera can’t read through all those installation layers you can tear a couple layers off and then deploy the capacitance meter once you get into the lower levels to see if there’s any hidden moisture in there as well.

Both are functional, infrared’s gaining more and more popularity. And the cost of the equipment has been coming down over the years, therefore so has the service.

Quality contractors these days, most of them will have that infrared capabilities and be able to provide that data in either video or photographic evidence and then obviously will verify the results of the infrared with rooftop core samples to identify that the moisture readings are correct.

The reports themselves should be very professional, well-documented, and well-prepared.

It should be something the professional contractor out there makes obvious through a well prepared document they spent a significant amount of time preparing ir for presentation. They should include photographs; photograph says a thousand words.

They also can put some descriptions underneath the proposal, most building owners don’t want to be on their roofs, that’s why they’re calling the subject matter experts to get up there and do this survey. It’s generally better to just let the roofing contractor do their job, especially from a safety standpoint.

So you’ve got photographs with an explanation of what they’re seeing in that photograph, maybe some roof drawings, roof diagrams, and those should be either done through some sort of CAD technology or some other software that gives you the ability to legibly draw the locations of the rooftop equipment. That should include the sizes of everything, locations of skylights, drains, gutter locations, down spouts, roof edges, coping conditions, different penetrations, satellite dishes, and then have a legend that describes all that because at some point these roofs can get pretty busy and it needs to be legible from the lay person standpoint exactly what they’re looking at in that diagram.

In addition to that there’s significant narrative needs to be included that describes if there are any ponding conditions.

The age of the roof system, oftentimes the owner is unaware, whether they bought the building or the building’s been around for years and a couple of the maintenance department guys have changed hands, nobody knows when the last time it was installed or even maintained. So the roofing professional should be able to identify the age of that roof system within a couple of years one way or another, so it gives you an approximate date of the original installation.

So again, you need to analyze in a narrative form all of the other ancillary products, if there are walkways up there, are they effective, have they been abandoned over time? So you’re really trying to get the story of what’s on that roof in a clear and concise manner so that the owner understands what and why they need to do what they need to do on that roof.

Once you receive the roof inspection, you really want to start looking at the proposals that typically are forwarded with that. Now after that inspection you might glean from two out of the three contractors that simple maintenance is only required. There might be a recommendation for a spot repair, there’s no reason to have to replace the entire roof system if it’s only one area that was deteriorated.

Or it’s possible the proposal will be for complete removal and or overlay situation, so, now you want to look at two to three professional roofing contractors and get proposals that have detailed scopes of work.

You have to be able to compare apples to apples on this, so oftentimes you’ll get contractors that have different solutions, and it can be very difficult to identify apples to apples. You may start trying to look at R-value and insulation thicknesses and membrane thicknesses and warranty terms, and each one has something a little bit different and can justify the difference in cost in their proposal through those differences. So oftentimes it’s good for the building owner to prepare a scope of work of what you want and ask those contractors to fall within a very small margin of error on that scope of work so that you can truly get an apples to apples comparison and make the best decision moving forward.


Roof Inspections with Drones

Drones are helping everyone from roofing inspectors to your local handyman improve safety, collect better data, and boost efforts to rebuild storm damaged buildings littered with debris with much greater safety and efficiency.

Drone-based roof inspections can easily be carried out by users who are not highly tech-savvy, flying them from their cell phone. And with price points coming down in recent years, it alows even budget conscious project management to get the job done without requiring an excessive fee to the end clients. Removing the hazards of falls alone should be one of the main advantages of making full use of drone technology for the roof or home inspector.

Some of the more popular drones used are made by DJI. The specific models that are used most often include the DJI Mavic, DJI Phantom and DJI Inspire, sometimes combined with the popular GoPro action camera. The key thing that you want from drone for your commercial roof inspection is the ability to use thermographic imaging. Thermal images using infrared thermography allow you to see areas of trouble that the naked eye would not see. Wind or hail damaged shingles or gutters are easy to spot the traditional way, but seeing beneath the surface where there has been water damage and corrosion brings it to a whole new level.

Given the variety of different types of drone technology available on the market today and the wide range of applications, roof inspection is probably one of the most common professional uses of arial infra red photography.

When it comes to commercial roof inspection, the money you pay compared to the work and money you'll save on needing significant roof repairs or even a completely new roof for your property makes for an easy choice.

Whether you decide to schedule a maintenance plan where a company will provide regular, complete service inspections to your roof is up to you. But it's a major point to understand that having professionals in the commercial roof inspections industry inspect your roof today to find any issues, rather than waiting for some major weather to arrive only then to find the problems and call your insurance company to learn what kind of estimate they'll offer you can take a lot of future stress out of your business life.

Don't wait to find a roof leak by getting the news that you have water on the floor - request that a professional roof inspector, who knows commercial roofs backward and forward, access your roof and help prevent future damage before it's too late. Call around and you may even be able to get a free quote to check the health of your roof. Once things are in order, it's a good idea to regularly have your site checked for potential issues and have a team go up top and fix them before they turn into a major roof construction project.

Need to learn more about Roof Coatings? We've got you covered.

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showing the need for commercial roof repair on a Tucson roof

Roof Repairs Can Be an Alternative to a Complete Commercial Re-roof

If your commercial building is suffering from roof leaks or other problems, it might be time for a new roof, which can be a major expense to deal with. However, sometimes a knowledgeable commercial roof repair contractor can show you affordable alternatives to the expense of re-roofing your entire building.

The vast majority of phone calls from facility managers asking for prices for re-roofing end up where the building in fact does not need an entire new roof, but rather some repairs coupled with ongoing preventative maintenance.

One thing we all know - commercial roofs at some point in time will suffer some corrosion and will leak. And commercial roofs, at some point in time, will need to be replaced. A good commercial roof contractor can assist you in planning for that expense when the time comes, but in the mean time, preventive maintenance will make your roof last longer. Preventive maintenance will eliminate the headaches caused by water getting into your facility, and preventive maintenance will in fact lower the eventual cost of roof replacement.

By getting your flat roofing waterproofed and keeping water out of your roof assembly - for example out of your roof insulation - you can maintain the integrity of the roof insulation and reuse it when it comes time to re-roof. So it's extremely important to keep water out of your roof assembly.

Another element when it comes to budgeting for, and actually re-roofing buildings, is the concept of partial roof replacements. If you're dealing with, for example a 100,000 square foot facility and monetary restraints keep you from re-roofing the entire facility, you can do a part of the roof. You can do 25,000 square feet or 50,000 square feet at this time, and then simply tie into that new section at some future point with the balance of the roof replacement.

5 Common Causes of a Leaking Commercial Roof

Transcript

Weather plays a big role on your roof it's outside in the elements harsh weather freeze tall rain when everything takes its toll on your roof hi my name is David Mann I'm a service technician here at west roofing going on my 25th year and today we're talking about the five common causes of a commercial roof leak signs of a leaking roof is obviously some stains yellow stains brown stains whatever the water stains may be if you see water on the floor or dripping from the ceiling that's obviously yes tell sign there's also an odor I mean a pungent odor strong I mean mold does kind of smell and you can definitely smell it as long as you've had any in your home or anywhere else and you have to smell the smelly you-you'd it's hard to get rid of something that has poor drainage it could go back to your gutters you can go to your drains as far as just drainage itself standing water it can actually seep into there and they can bill open your gutters you can get underneath layers and also go down inside your pipes of your drains and actually freeze and thaw and freeze until the break pipes to an open penetration means there's a vent or something coming through the roof where they had to go around that when they're putting on the membrane penetrations could be a gas line coming through could be all water lines could be HVAC a vent pipe a drain pipe anything that comes through your roof roof flesh is kind of go hand in hand with penetrations because when you do have penetrations or a wall changing you're gonna have flashing flashing is are not always metal they could be part of the real system that they use up there and they can use a termination bar to terminate that damaged membrane is the actual surface that you walk on is on your roof a lot of foot traffic and kind of damage and crush anything like that it can get through the membrane and then throw four into your insulation then all the way down if you have a small area that's damaged it's easy fix the longevity of a commercial roof is based upon the amount that you put down what you put down the material you put down there are different thicknesses of everything there's different thicknesses of rubber everything that you put on there determines your longevity to minimize any kind of damage more inside on the thirst equipment or anything like that please move everything out of the way as quickly as possible if at all possible if you can please mark any point of entry so when the service techs get there you can point out where it was um if you seen it move if you've seen it travel coming out of a ductwork coming out of a light fixture anything like that any more information you give the service tech when they get there would be very helpful it's always good to look around you never know if that's your only leak you might have one ten feet away if you have a leak like right by a wall go into the next room to see if it's leaking in there also so after you've maintained everything moved everything out of the way you want to call your roofing contractor at that time to get the problem fixed as soon as possible so if your building has received any internal damage it's probably best that you get your insurance company involved and if you can't at all possible look for your warranty information and if you don't have it our service tech will be able to help if your roof is under warranty depending on what the damage is it could be no charge to you no matter how you treat a roof leak it's a serious problem and it can grow larger here at West roofing systems we have a Mars program which is the maintenance repair of service there are different levels different tiers involved in that and if you call in for a roof leak we'll get the paperwork in order as fast as we can we do have a 24 hour on call service when you call in you'll leave a message and it'll get sent and just back to the person that's on call that eating and you'll receive a phone call possibly within a net 10 to 15 minutes you can also visit our online learning center to learn more about what causes roof leaks and what you can do to prevent them in the future you

An experienced commercial roofing company analyzes a particular building and identifies unique solutions, from making use of an energy audit to recommending highly energy-efficient solutions for your rooftop. It is best to hire a licensed, professional roofer to carry out the inspections and maintenance of the roof, as typically the plant owners have no knowledge or experience in the commercial roofing trade.

There are a lot of commercial roof options for flat roofs when it comes to materials, some of which include metal roofs as a common commercial roofing system, restoration options over your existing roof include spray foam, modified bitumen, reflective roof coating roof, built-up roofing (BUR), single-ply coating systems, Torch Down, EPDM rubber (ethylene propylene diene monomer), single ply membranes, TPO Membrane Roofing system, TPO over gravel and more. For more information on the best commercial roofing products and services, contact us today.

Tearing down the roof usually means limiting your business activities for at least a few days, which can cost you even more in revenue. If you want to maximize the life expectancy of your roof and get the most out of your investment, consider implementing a commercial roof repair and maintenance program.

When it comes to commercial roofing repair, you have a lot of options. Compared to a full roof replacement for your property, the money you pay compared to the time, work hassle and cost you'll save on a full new roof installation makes for an easy choice. Whether you decide to request a scheduled maintenance plan where qualified roof contractors with professional equipment will provide regular, complete service inspections to ensure your flat roof is in good shape going forward is up to you. But it's an important point to understand that having a professional roofing company inspect your roof today rather than waiting for some big storm to call your insurance company to learn what kind of best estimate they'll offer you can take a lot of future stress out of your business life. Don't wait to see water leak or other problems develop - get a regular inspection and roof maintenance team on your roof at least once a year and prevent future damage before it's too late.

When it does come time for a repair, remember that not all roofing contractors are the same - there are different types out there. Make sure the one you hire offers solutions using high quality industrial materials on your project and that they have the experience to apply them properly. Check to see that previous customers are happy with the work they have done by checking with the Better Busines Bureau (BBB). Doing so will ensure that you get many years of hassle free use from your roof.

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commercial rooftop in Tucson, AZ

The Basics of Commercial Roof Maintenance Programs

A new roof is not a set it and forget it project. It requires a plan be put in place for preventative maintenance, just like any other component of your building, whether it's interior or exterior. The relatively small ongoing investment for preventive maintenance will save significant money compared to the cost of sudden, unexpected repairs. 

Most times, people will have their carpets cleaned, or have their windows cleaned, but never think about performing preventative maintenance on their roof assembly. Now, your roofs are certainly exposed to much harsher elements than your carpets, the interior of your windows, but it's easy to forget the things that you don't see every day. But without that preventative maintenance, can be a very costly long-term ramifications.

Here's an example of how that could play out in the real world. In 2011, on the same city block, two identical roof systems were installed. Basically, the roofs were the same size, and had the same specification, in regards to warranty term.

AFter 10 years those warranties expired, and after a few more years, the owners both decided that it was time to renew, or recoat, those roof systems.

One owner had enrolled in a program of annual preventative maintenance, throughout the life of that warranty, and even including the couple years beyond. The other had not performed any maintenance at all.

The owner who had not performed any maintenance, his renewal and recoating price, was 30% higher than the facility-owner who had installed that recoat - or the preventative maintenance. The overall savings was significant.

Regular roof maintenance can prevent various different types of damage being caused to the building.

Regular roof maintenance basically gets somebody on your roof to take a visual inspection of all the different components. It doesn't take much for a small split or tear to develop into a major leak quickly, especially if it's over a weekend, when the facility's not occupied, it can become very costly, very quickly.

Options for maintenance on your new roof can be as simple as a couple of technicians simply walking the roof on an annual, or even semiannual basis, just to clean the vegetation or debris that may have accumulated around drains, or gutters, or scuppers, just to make sure that the water's flowing.

The next level of that is to have them perform a greater, or a more in-depth, survey of all the seams, and the penetrations, and all the flashing conditions, the coping and metal edge conditions plus any penetrations where you might have equipment mounted to the rooftop. This takes a little bit longer. They're on more of a task for actually looking at deficiencies, than generally on the earlier one, just being a type of a cleaning, or just a pure debris-removal project.

The third aspect would be to perform larger and more extensive repairs, which would occur later on down the road, typically once the roof has aged four or five, six years, and older, where at that point, you might have a preventative maintenance program that includes maybe up to a couple of percentage of the square footage of the entire building being replaced, in addition to some of the cleaning and general maintenance that would go on.

Different Types of Commercial Roof Maintenance Programs

We feel that there are four primary types of commercial roof maintenance programs.

They can be as simple as having just a couple of technicians walk the roof, just to clean debris off the roof, and make sure that all the drainage components are flowing properly, make sure there's no debris accumulation around the drains, the gutters, the scuppers. It's a very simple process, generally it only takes a couple hours on the average-size facility, and it's very low-cost, but it can prevent some disastrous results, if you've got backed up drains, and building swimming pools on your roofs.

The next process is the probably the most common, which is combined with cleaning of the drains, and scuppers, and getting debris off the roof.

But it can be taken to the next level of actually looking at all the seams, penetrations, all the flashings... actually looking for items that possibly aren't leaking yet, but could develop into a leak concern within the time frame between this maintenance, and the next annual or semi-annual maintenance that is performed. It takes a little bit longer, and it costs a little bit more than the first option.

But that's generally what is being accomplished - making sure that nothing's letting loose, or going to fail within the next six to 12 months.

The third type is a little bit more extensive, where it might be that a roof gets a little bit older, and is starting to begin to show some signs of age. It might still be under warranty, but the owner might opt for, in addition to the maintenance that was just mentioned above, possibly installing even a sacrificial coating over some of the roof areas.

As the UV starts to break down some of these membranes, possibly installing an aluminized asphalt, or an acrylic, or even a silicone coating, can extend some life and add some peace of mind to that facility owner, that they've got a sacrificial coating, and it's gonna help prolong that roof system for a couple more years.

Another type of maintenance program that can be offered is a program that entails some callback features in it, so that basically, the contractor will come in and do a maintenance program on more or less an as-needed basis. Oftentimes it's difficult to capture all of the maintenance issues in that first call, so the idea is to build into that initial price, a first, and second, and the third return call, so that if not every concern is captured in that first visit, that the owner can call, and know that the contractor will return to continue to work on it two or three more trips, without additional fees running up on time and material basis from port to port, and oftentimes it's more cost-effective. And then it puts the contractor on a little bit higher-level of accountability, because they don't have that open checkbook, knowing that if it leaks again, that they can just come back and bill, and bill, and bill again.

That additional level of accountability is something that many consider a very good option.

Scheduling your maintenance program should be something you're thinking of any time you're doing any capital improvement, budgeting, or sequencing within your facility. Most maintenance contracts are performed, at minimum, annually.

In the northern portion of the United States, where you've got the climate change and heavy snow, anything that's harsh experiencing winter, or any type of repetitive freeze-thaw cycles, maybe a semi-annual basis is more appropriate. Here in Arizona, an annual review is typically adequate.

However, getting up there prior to the powerful monsoon season is a good idea, just to make sure that everything is clean, drainage components are working properly, and there's nothing that's going to cause an issue when the heavy rains and wind come through.

The third part of that is, you really wanna get a professional looking at your roof after any significant weather event. Whether it's a thunderstorm, a hail activity or event, or a micro-burst as we know can happen during the summer, it's always good just to get some trained eyes, if your facility doesn't have maintenance guys who can handle that type of activity, just to get another look at it, and generally that's just a walk through to make sure that something as minor as a panel on an HVAC unit hasn't fallen off and rolled across your roof, and you haven't noticed it leaking yet, but it's near it.

So if you have any questions regarding roof inspections, roof replacements, and more importantly, roof maintenance, feel free to get in touch with us here at DC Roofing of Arizona.  As licensed and insured roofing contractors, we'll give you an honest assessment of your roof.

An experienced commercial roofing company analyzes a particular building and identifies unique solutions, from making use of an energy audit to recommending a highly energy-efficient solution for your rooftop. It is best to hire a licensed, professional roofer to carry out the inspections and maintenance of the roof, as typically the plant owners have no knowledge or experience in the commercial roofing trade.

There are a lot of commercial roof options for your flat roof when it comes to materials, some of which include metal roofs as a common commercial roofing system, restoration options over your existing roof include spray foam, modified bitumen, reflective coating roof, builtup roofing (BUR), single-ply coating systems, Torch Down, EPDM (ethylene propylene diene monomer), single ply membranes, TPO Membrane Roofing system, TPO over gravel and more. For more information on the best commercial roofing products and services, contact us today.

Tearing down the roof usually means limiting your business activities for at least a few days, which can cost you even more in revenue. If you want to maximize the life expectancy of your roof and get the most out of your investment, consider implementing a commercial roof repair and maintenance program. 

When it comes to roof maintenance compared to roof repair or replacement, the money you pay compared to the work and money you'll save on a full new roof installation makes for an easy choice. Whether you decide to schedule a maintenance plan where qualified roof contractors with professional equipment will provide regular, complete service inspections to ensure your roof is in good shape is up to you. But it's a top point to understand that having a professional inspect your roof today rather than waiting for some big storm to call your insurance company to learn what kind of best estimate they'll offer you can take a lot of future stress out of your business life. Don't wait to see water leak or other problems develop - get regular roof maintenance team on your roof at least once a year and prevent future damage before it's too late.

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commercial building rooftop with AC units in Tucson

Understanding Different Commercial Roofing Material Options

When it comes to commercial roofing, there are a handful of materials that are most commonly used. We'll have a look at each of them and consider the benefits and drawbacks of each.  

First, the roofing materials we'll cover here are:

  • Spray Polyurethane Foam
  • Single-Ply Membrane
  • Metal
  • Tar and Gravel
  • Shingle

We'll come back with another article to address PVC roofing (polyvinyl chloride), which is a single-ply roofing solution used on many commercial and industrial roofs that are flat or low sloped. PVC or polyvinyl chloride, is the third-most widely produced synthetic plastic polymer

Spray Polyurethane Foam

Spray Polyurethane Foam, more commonly referred to as SPF, is a material that is sprayed as a liquid so it can expand into a foam, creating a solid layer across an existing roof.

An SPF Roofing system can be used in any climate, and when properly installed and maintained, can last over 50 years.

The energy efficient properties of Spray Polyurethane Foam Roofing contributes to significant energy savings throughout the life of a building. SPF delivers thermal, air, and vapour barriers and delivers the highest R-value per inch of any cool roofing insulating material available. 

Pros

  • Easy installation
  • Energy efficient
  • Easy maintenance
  • Seamless and waterproof
  • Renewable and sustainable

Cons

  • Specialized contractors required
  • Limited installation window
  • Overspray potential
  • Regular maintenance needed

What is Spray Foam Roofing?

Transcript

spray polyurethane foam aka SPF is a material that's made by combining two liquids a resin and an isocyanate as it sprayed onto the existing roof substrate it creates a foam that expands 20 times in size to form a seamless foam roof surface when the foam is expanded this layer can be between 1 & 1 & a half inches in thickness when the installation is complete it will create a durable renewable foam roof covering SPF roofing is not the most well known type of roofing material the technology has been around since the 1960s for industrial commercial and residential facilities

Single-Ply Membrane

Single-Ply Membranes are sheets of rubber and other synthetics that can be ballasted, mechanically fastened or chemically adhered to insulation creating a layer of protection on your commercial facility. While Single-Ply Membrane Roofing is one of the most well-known types of commercial roofing material, there are several types to fit your budget and facility needs.

There are two main types of Single-Ply Membrane Commercial Roofing: Thermoplastic Polyolefin (TPO) and Ethylene Propylene Diene Terpolymer (EPDM). They differ in their chemical makeup, how they are installed and their energy efficiencies 

Pros

  • Proven track record
  • Options for insulation materials
  • Choice of reflective or retentive properties
  • Easy installation on a flat roof
  • Lightweight and flexible

Cons

  • Membrane is easily punctured
  • Roofing accessories can prolong installation
  • Seams are vulnerable to leaks
  • UV Rays can degrade adhesive

What is Single-Ply Membrane Roofing?

Transcript

single ply membranes are sheets of rubber and other synthetic that come in rolls and are cut and adhere to your facility roof on top of the insulation there are two main types of single ply membrane commercial roofing PPO and EPDM they differ in their chemical makeup how they are installed and their energy efficiencies there are three ways to attach the single ply membrane to the cover board ballasted with rocks or stones which may be more prone to leaks adhesion with a rolled on adhesive or mechanically fastened with equipment

What is TPO Membrane Roofing?

Transcript

thermoplastic polyolefin is not your father's pvc. a single ply roofing membrane that is one of the fastest growing commercial roofing systems on the market TPO roofing systems are made up of a single layer of synthetics and reinforced scrim that can be used to cover flat roofs known as white roofs tpo is generally manufactured white and highly reflective PPO membrane can be attached to the cover board with a bonding adhesive or mechanically fastened when the membrane is rolled out the contractor then returns to use a hot air gun to hot air well the seams together

What is EPDM Membrane Roofing?

Transcript

ethylene propylene diene monomer is a single ply membrane that consists of a synthetic rubber compound that allows it to be flexible EPDM has been used on commercial roofing facilities since the 1960s and is considered a time-tested option with EPDM you have the option of choosing from 45 60 or 90 ml thickness and either black or white for the color while tpo has a natural white color EPDM results in a dark gray or black color for your roof the darker colour is not helpful in reflecting UV rays it does retain heat for those in cooler weather

What is a Silicone Restoration Membrane?

Transcript

what if I told you there was another option to paying for a full roof replacement a silicone restoration membrane or SRM can save you time and money when facing a commercial roof project a silicone restoration membrane is a fluid applied silicone coating sprayed directly on to an existing roof system an SRM system is a great option for buildings that have age groups that are still in good condition the roof needs to be in better condition than most roofs at the end of their life the SRM can be applied to restore the waterproof barrier on your roof

Built-Up Roofs (Tar and Gravel)

Built Up Roofing (BUR) Systems have been in use in the U.S. for over 100 years. These rooftop systems are commonly referred to as “tar and gravel” roofs and is often used for flat roofing jobs.

The first layer can adhere directly to the roof substrate. If needed, a base sheet can be fastened to the roof to create a flat and safe work space. A Built-Up Roof System is installed by alternating layers of modified bitumen and reinforced fabric.

Bituminous waterproofing systems are designed to protect residential and commercial buildings. Bitumen (asphalt or coal-tar pitch) is a mixed substance made up of organic liquids that are highly sticky, viscous, and waterproof. These systems are sometimes used to construct roofs in the form of roofing felts or roll roofing products.

Property owners and managers can choose three, four or five ply roofs to meet their needs and budgets.

The last layer is rock or stone; this layer protects the underlying layers from UV rays, extreme heat or cold, and wind damage. 

Pros

  • Seamless and waterproof
  • Reflects UV rays
  • Low- maintenance

Cons

  • Hazardous fumes and vapors when installing
  • Adds extra weight to the building structure
  • Slower installation time frame

Metal

Metal Roofing is one of the oldest commercial roofing systems on the market.

Most Metal Roofing Systems use corrugated galvanized steel, although other materials such as aluminum or tin can also be used. After a metal roofing system is installed, an acrylic or silicone coating can be added for waterproofing, rust protection, and UV protection.

Since material on metal roofs is rather light in weight, it can be installed right on top of the existing rooftops. A contractor will install a frame, or substrate, with trusses and purlins for the metal roof to be fastened to. 

Pros

  • Variety of material choices
  • Ability to hold up to high winds and snow
  • Sheet metal can be made from recycled steel
  • The metal panels will not burn in the event of a fire

Cons

  • If water ponds on the roof it can cause severe damage
  • Roof frame is difficult to work with
  • Metal panels create seams that are prone to water leaks
  • Weather such as rain, hail or wind can create a lot of noise

Shingles

Shingles are not only for residential roofs. Many facilities with a high-slope roof will choose to install shingles rather than the other roofing types.

Asphalt Shingles are used for commercial roofing, they are made of a base material (felt or glass-fiber mat), asphalt (or some other kind of filler), and a top layer of granules.

The most important layer of the Shingle Commercial Roof is the underlay or insulation. This layer is what provides insulation while the shingles, sealants, flashings and edge metal provide the weatherability. 

Pros

  • Cost-effective
  • Variety of colors and designs
  • Lasts 20-50 years

Cons

  • Regular maintenance required
  • Can’t install in cold weather
  • Impact can crack the shingles

Commercial Roofing Basics - Take-aways

  • Spray Polyurethane Foam is a material that is sprayed as a liquid so it can expand into a foam.
  • Single-Ply Membranes are sheets of rubber and other synthetics that can be ballasted, mechanically fastened or chemically adhered to insulation. 
  • Built-up Systems are installed by alternating layers of asphalt or tar and supporting fabrics directly onto the roof. 
  • Metal Roof Systems use corrugated galvanized steel, aluminum or tin. An acrylic or silicone coating is added for waterproofing and protection.
  • Shingles are not only for residential roofs. Asphalt Shingles are commonly used for commercial roofing.

In Arizona it's important to find a top quality roofing service that knows the solutions that work best in the desert heat. Having a team that has the experience to work any job, large or small, from giving a fair quote, to performing quality repairs to having a solid company warranty, striving for the best customer satisfaction in the industry is the most important job.

Whether it's for residential or commercial roofing clients, new construction or repairs, experience matters. Professional service, worker safety, affordable costs for customers, projects remaining on schedule today and for year to come, a company that ticks all these boxes is worth searching for. DC Roofing of Arizona, while a recently established new business, is that professional roofing contractor company with the skill, crew and quality products that you can count on. 

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