July 26th, 2010
Proactive vs. reactive, what is your approach? Many owners spend large sums of money for new roofing systems and believe that is all that is needed since they have a manufacturer’s warranty. The fact is that most new roofing systems will perform with little attention for a period of approximately 5 years. After that time flashings, which are the weakness of all roofing components, begin to need some maintenance. Service calls begin in this time period and increase with age. The issue involves the proper maintenance that roofs need as they age. A reactive approach results in minimal repairs being made in an effort to keep the building in watertight condition. The problem with this approach is that minimal repairs may not keep the roofing system in a watertight condition. The more moisture that becomes trapped in a roofing system the greater the rate of deterioration of the roofing system.
Bridging of older EPDM roofs is a prime example. The bridging issue is one that does not result in moisture entering the building until a seam is pulled loose or the EPDM is torn. This can take many years but when the failure occurs it can result in large amounts of water entering the building. Material manufacturers typically don’t pay for repairs of this condition since the building is not leaking so the condition continues until catastrophic failure occurs. This can take a longer period of time than the material manufacturer’s warranty covers. As a result, the costs to replace the damaged roof are higher plus there is the additional damage to the interior of the building.
A proactive approach involves roof inspections by an independent source to identify these problems while they are still minor repairs that can be fixed. This approach can prevent major replacement thus prolonging the useful service life of the roof.
By admin
Posted in: Building Leak Analysis, Roof Inspection, Roof Repair Project, Roof Replacement Project
July 12th, 2010
EPDM (rubber) roofs have become a staple in the roofing industry since the early 1980’s. There are millions of square feet of these roofs which are now between 15 & 20 years old and most of the membranes are still in very good condition. What are some of the issues that need to be identified with these roofs? First and most significant is the fact that the perimeter fastening details that were considered industry standards in the late 80’s and early 90’s didn’t work! These details involved adhering a membrane at the change of plane on a roof without adequate securement. Wood nailers have proven incapable of providing adequate securement. The result of this problem is that many of these roofs now exhibit “bridging” at the change of plane with curb and wall flashings. Bridging can be observed when the membrane pulls away from the wall and takes a short cut to the substrate below. Bridging is most significant in ballasted EPDM roofs and occurs because the EPDM has a natural 2% shrinkage factor. If the flashings are properly fastened the natural elongation and elasticity of the membrane absorbs the movement. Bridging of ballasted EPDM What can you do if your roof fits this description? If the underlayment is dry these roofs can be repaired in a manner that promotes continued performance life of the roofing system. With proper attention to the seams and other flashings EPDM roofs installed over dry, solid insulation can perform for an extended period of time. The key word here is dry insulation. Once significant moisture enters the roofing system the useful service life of these roofs is near the end.
By admin
Posted in: Roof Inspection, Roof Repair Project, Roof Replacement Project
June 21st, 2010
As roofing experts we do not know all the answers but know where to go to find answers. A roof expert witness who understands the criteria and standards and how they apply to given situations can be best suited to assist with disputes and problems.
Technology within the roofing industry is well established and there is an abundance of published criteria for roofing systems, their components, and their installation. These are the factors that become the basis for a roof expert’s field analysis, conclusions, and opinions. Based upon the published criteria roof experts can express their findings and opinions within a reasonable degree of certainty and based upon information available at the time of the investigation.
The National Roofing Contractors Association (NRCA) published “The NRCA Roofing and Waterproofing Manual”. The technical data in this manual forms the basis for accepted industry practice. All major roofing material manufacturers publish criteria for performance of their materials as well as proper installation techniques. What many people do not understand is that the published criteria of both the NRCA and the roofing system manufacturers should be considered the minimal standards for application and performance. When these standards are not met, problems can arise.
“ASTM International is one of the largest voluntary standards development organizations in the world-a trusted source for technical standards for materials, products, systems, and services. Known for their high technical quality and market relevancy, ASTM International standards have an important role in the information infrastructure that guides design, manufacturing and trade in the global economy.” ASTM publishes performance standards for all kinds of materials and these standards form the basis upon which materials can be tested.
There are numerous other agencies such as The National Institute of Science and Technology (NIST) which provide published criteria. “Founded in 1901, NIST is a non-regulatory federal agency within the U.S. Department of Commerce. NIST’s mission is to promote U.S. innovation and industrial competitiveness by advancing measurement science, standards, and technology in ways that enhance economic security and improve our quality of life.”
By kacey
Posted in: Building Leak Analysis, Insurance Companies, Roof Inspection, Roofing Expert Witness
June 7th, 2010
Ponding water on a roof is water that is still there 2 days after a rain. Areas which hold water on a roof can result in premature deterioration of the roofing system in that area. Problems which can be attributed to ponding water include leaks through seams which can deteriorate with freeze thaw cycles or water exposure. Algae which attracts insects which attract birds is another issue with ponding water. Ponding water creates an environment which can support vegetation. The roots in the vegetation can find their way into roof membranes and their seams. Finally excessive areas of ponding water can result in deck deflection in some buildings which then increases the ponding water problem.
What can you do about ponding water? Move it! The easiest way to move ponding water is with the use of tapered insulation installed in a manner that sheds water to the drains. This type of repair is frequently less costly than repairs to areas where water has been allowed to enter the roofing system and building resulting in more extensive repairs. The addition of roof drains in the area of the pond is another option.
Good roofing practice would include removal of ponds when they are identified. In doing so, the useful service life of your roofing system can be extended.
By kacey
Posted in: Building Leak Analysis, Roof Inspection
May 24th, 2010
Mold has become a significant issue with the EPA that will affect all of us. Mold in commercial buildings as well as in our homes is no longer considered just a nuisance. Certain types of mold have been identified as health hazards. Mold is one of the most predominate life forms on earth so it is not all bad. Without mold there would be no decomposition of old materials. During World War II two British Scientists working in the US developed penicillin from a type of mold. This drug has saved literally millions of lives. It is still a “front line” antibiotic in common use for some bacterial infections although the development of penicillin-resistance in several pathogenic bacteria now limits its effectiveness
So what is Mold? Existing molds produce tiny spores to reproduce. These mold spores drift through the indoor and outdoor air continually. When they land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. Molds can grow on and rely upon various substrates as a food source. Those food sources include such as items as wood, paper, carpet, and foods. When excessive moisture or water accumulates in interior spaces in a roof or building, mold growth will often occur, particularly if the moisture problem remains undiscovered or un-addressed. There is no practical way to eliminate all molds and mold spores in the enclosed cavities and interior environments. The only way to control mold growth is to control moisture.
Mold relies upon three things to survive: moisture, temperature, & a food source. Removing one of these elements is the key to controlling the growth of mold and the most logical and practical one to remove is moisture.
The U.S. Environmental Protection Agency (EPA) has excellent information regarding mold available at the following website
An Office Building Occupant’s Guide to IAQ
Alliance Consulting & Testing Inc. recommends that you review this information to become more familiar with an issue that can become a confusing problem on so many commercial and residential projects. We can also assist you in identifying and controlling your moisture intrusion issues.
By admin
Posted in: Building Leak Analysis, Roof Inspection, Roof Repair Project
April 15th, 2010
Many owners are fooled into believing that a 10 Year Limited Warranty covers them for 10 years against any problems with their roof. This type of warranty typically covers the performance of the roof membrane against published technical data for 10 years and does nothing to cover leaks. Those manufacturers who offer “full systems warranties” typically include repair of leaking situations, but these warranties cost additional at the time of the roof installation.
There is a difference between covered warranty life and membrane performance life. The greatest weakness in all roofing systems involves seams and the flashings. These are areas and materials that with adequate maintenance can result in extending the useful service life of the roof for a time greater than that typically covered by a manufacturer’s warranty. The key is to focus on what it takes to extend the useful service life of the roof. Another term for this concept is Roof Asset Management.
In summary, if you were to take the same amount of money you invested in your last roofing system and invest it in the stock market you would spend by far greater time monitoring and managing the performance of your investment than you would spend managing the same investment in your roofing system. The end result is similar with a properly managed roof. It represents a significant investment that will perform over an extended period of time if properly managed or it will deteriorate and need to be replaced at an increased price in a reduced period of time. How long your roof will perform depends the quality of the materials selected, the quality of the installation, and upon the owner’s commitment to manage their roofing investment.
By kacey
Posted in: Roof Inspection
March 6th, 2010
Today’s economy is challenging building owners and property managers to manage their buildings more carefully. All the while the cost of roofing materials is increasing. Most significant is the fact that areas in the roof membrane requiring repairs can result in significant damage to the roof insulation system as well as the building. Damage to the roof insulation system becomes an expensive repair in the future.
Managing your roofing systems in a tight economy is a challenge in today’s market. Independent roof inspection differs from those offered by roofing contractors. Professional roofing contractors have liability in accepting the work of other contractors. Typically roofing contractors inspecting older roofs needing repair are in a difficult spot with property managers when the contractor sees areas that could be repaired in the future. Should there be a problem in the future the contractors have liability because the owner perceives that they have already paid for repair of the roof. As a result, professional roofing contractors usually include all repairs in the proposal for repair – even if they could be delayed a year or so.
Roof inspection by an independent roof consulting firm allows the building owner a different perspective. An independent roof consultant identifies repairs that need to be made immediately as well as those that could be budgeted in the future. Independent roof inspection firms have nothing to gain – they are strictly roofing experts for hire. They can help owners and property managers identify small problems which can be repaired in a manner that prevents further damage to the roofing system. Independent roof inspection firms can also assist owners in identifying roofs that will need total replacement and assist with the development of a budget for their replacement.
By kacey
Posted in: Roof Inspection, Roof Repair Project, Roof Replacement Project
