Page 18 - College Planning & Management, April/May 2019

A PRESCRIPTION FOR HEALTHY ROOFS
• Removing debris such as leaves, branches, dirt, and trash from gutters, scuppers, downspouts, and drains to ensure proper water drainage.
• Keeping metal roof components such as flashings, expansion joints, and pitch pockets in good working condition by replac- ing deteriorated sealants, painting rust, and making necessary repairs.
• Maintaining rooftop equipment (satellite dishes, solar panels, air conditioners, skylights) and checking the roof after equipment service calls and repairs to make sure the roof wasn’t acciden- tally damaged in the process.
• Repairing roof coatings and membranes damaged by spilled oils, grease, coolants, and other liquids.
• Minimizing roof traffic by authorized personnel and installing walkway pads in high-traffic areas.
• Performing moisture scans to find persistent roof leaks and prior to roof overlays.
• Having a roof replacement schedule that extends 3 to 5 years.
• Specifying higher-end roofs that will last longer and survive
significant hail and wind events.
• Trying to stick with one manufacturer and/or contractor to
make for single-source contact points.
Making the Decision to Re-Roof
Roof leaks are often a nuisance for a building owner or prop- erty manager. Often difficult to track down, leaks can cause major damage to interior finishes. Those leaks can become a nightmare when a financial decision is made to replace the entire roof of the building... and the new one leaks.
Frequently, an exterior building restoration company will get a call to come out and try to resolve the leaks. The conversation usu- ally starts with an explanation that this is a brand-new roof, that it has had issues from day one, and that the roofer has been out numerous times to satisfy the warranty... to no avail. The roofer now says that the problem is not the roof, but something else. That news may be hard for a building owner to accept—after all, it was probably a significant financial investment—but it’s very possible that the leak is coming from something besides the actual roof.
Most structures today are constructed out of many different materials that move at different rates. Marrying all of these com- ponents together is complex and, at the same time, can make the roof more vulnerable to errors and failure when re-roofing.
In roofing, details around penetrations at the parapet walls and around building systems are very critical to successful projects. Those are points where the majority of leaks occur. However, in a re-roofing project, even if all the details are done correctly, it may not be enough.
Often the materials located above those details has aged and weath- ered as well, leading to deterioration and allowing moisture through. That moisture then finds its way behind the newly installed roof.
It is important to review the condition of the building’s compo- nents that rise above the roof level, such as a penthouse, elevator shafts, stair towers, parapet walls, and coping, and to evaluate the parapet walls from both the interior and exterior. The most visible signs of potential avenues for water infiltration are broken/miss- ing masonry, deteriorated mortar and sealant joints, deteriorated concrete, etc. Sometimes moisture can even penetrate what looks to be a solid wall, but it may actually be porous. If those signs exist, there is most likely a leak. Hiring a contractor with expertise in the full building envelope, in addition to roofing, will help solve these types of issues as quickly and painlessly as possible.
When such repairs need to be performed, it is extremely impor- tant that the new roof is well protected, and the original installer is notified. If the re-roofing project is just in the budgeting phase, it is important to evaluate those building components and make the repairs prior to installation of a new roof. It is not only the right way to do a re-roof, but the most cost-effective technique as well.
Tips for Choosing a New Roof and Contractor
There are several factors to consider when choosing a new roof, including the environment, weather conditions, slope, budget, building type, maintenance, and aesthetics. An experienced specialty roofing contractor will be able to make recommendations based on those factors and others that the owner may not have considered.
When a roof does need to be replaced, be sure to use a reputable bonded and insured contractor to install a roofing system that they are certified to install. Don’t assume all contractors have the same level of expertise and qualifications. Research a potential contrac- tor’s expertise and qualifications by asking them questions and checking their company’s website. Some contractors are more ca- pable of fixing specific problems than others and hiring the wrong one may lead to further issues rather than a solution.
More expensive repair costs may be incurred in the future if the contractor did not adequately fix the problem or the repair did not last as long as expected. Knowing which questions to ask a specialty contractor will help to formulate your decision. Ask them for the names and numbers of their past clients, then talk
to those persons about their experiences with the contractor. There are many ways to determine a contractor’s expertise and qualifications, and doing so can save you a lot of money, time, and headaches.
It is important to be aware that roof value comes from many areas, not just price. Work with your specialty contractor to un- derstand the differences in your options so you can make the best decision for you and your facilities’ roofs. CPM
Keegan Tune is the Kansas City roofing branch manager for Western Specialty Contractors in St. Louis, MO (www.westernspecialty contractors.com).
18 COLLEGE PLANNING & MANAGEMENT / APRIL/MAY 2019
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