The First Facility Management Blog

This post was submitted by Jay Rintelmann, president of Hartford South.

Proper maintenance is a key aspect to extending a roof’s lifespan. Once there is an active leak, it is too late for proactive measures.

Many variables and issues can cause damage and lower the roof’s performance. Check for these five common problems affecting low-slope commercial roofs:

• Proper drainage – Debris from wind and storms can clog drains and gutters. Drains should be checked and cleaned every six months to one year to ensure proper flow of water.
• Ponding water – Older roof systems, and sometimes systems where insulation was not installed correctly, have the propensity to pond water. Ponding can occur anywhere on the roof deck, stressing the roof and causing premature failure of most membranes.
• Flashings – Identify roof membrane problems at vertical surfaces including walls and curbs. Look for holes in the membrane, open laps, hail damage, or membrane slippage.
• Penetrations – Inspect condition of roof at locations where vent pipes, soil pipes, heater flues, electric conduits, or gas lines pass through the roof. These penetrations and pitch pans are often the first areas to fail on a roof, but their lifespan can be extended indefinitely through proper maintenance.
• Walk pads – Facility managers should request that any individuals accessing the roof use these pads while performing maintenance or repair services to equipment on the roof.

Of course, age and severe weather can also affect the longevity of your building’s roof. Most have a lifespan of about 20 years – although the factors mentioned above can cause damage that necessitates a re-roof or repair. So, check your building’s roof regularly, because proactive maintenance can help save money (and hassle) in the long run.

Hartford South specializes in low-slope commercial roofing applications – both re-roof and new construction. Since 1984, Hartford South has installed more than 60 million square feet of product and completed numerous high-profile jobs throughout Central Florida. Clients have included Orange County Convention Center, Orange County Public Schools, Florida Hospital and Rosen Shingle Creek.

In the latest update of its ongoing recycling program, the EPDM Roofing Association (ERA) announced that more than five million square feet of EPDM membrane has been recycled since the program’s inception. That total is the largest recorded figure for a recycled commercial roofing product in North America. In all, roughly 1.25 million pounds of reclaimed EPDM membrane has been diverted from landfills in the past three years.

After initiating the program in a pilot phase in 2006 and 2007, ERA has expanded the program in 2008 and 2009, thanks in large part to the introduction of the ERA Recycling Council, featuring ERA Affiliate Members. The Affiliate Member category is open to any company engaged in any aspect of the business of recycling EPDM or other single-ply roof membranes.

Nationwide Foam Inc. (NFI), of Framingham, MA, and West Development Group (WDG), of LaGrange, OH, are the first members of the Recycling Council. Through the efforts of these partners, the EPDM recycling program is active in 48 U.S. states and several provinces in southern Canada. The program is available for low-slope ballasted and mechanically attached non-reinforced EPDM membrane tear-offs, offering jobsite collection and transportation directly to a recycling center.

“We have seen significant progess in the recycling program in the past 18 months,” said Mike DuCharme, director of product marketing, Carlisle SynTec, and chairman of ERA’s board of directors. “EPDM is now well positioned in a changing marketplace that has high expectations for sustainable performance and a life cycle that extends into recycling.”

The EPA also estimates that more than one billion square feet of EPDM roofing is removed from rooftops every year, the equivalent of 33,000 40-yard dumpsters or more than 120,000 full-size railcars.

The Bilco Company has introduced an enhanced performance roof hatch that meets LEED standards for recycled content and is nearly 50% more energy efficient than standard roof hatches. The new thermally enhanced hatch is designed with a fully insulated cover and curb, and features a 2″ ozone-friendly polyisocyanurate thermal insulation board with an R-value of 12. The EPDM finger-type gasket ensures a positive seal between the cover and curb to reduce air permeability and ensure energy performance. The hatch also has a high solar reflective index.

Bilco’s thermally enhanced hatch is fabricated from corrosion-resistant aluminum milled primarily from recycled content. It is equipped with a heavy duty slam latch that securely locks the cover in the closed position, and features interior and exterior hasps for additional security.

Fully enclosed compression springs counterbalance the cover for controlled operation regardless of its size or weight, and minimize the effort required to open and close the hatch. For added security, a rugged hold-open arm automatically locks the cover in the open position, and the grip handle allows for users to release and close the hatch with one hand.

As with all Bilco’s roof hatches, the insulated curb is equipped with cap flashing and the Bil-Clip® flashing system for ease of installation on single-ply roofs.

With the Mid-Atlantic region dealing with snowstorms, the Institute for Business & Home Safety (IBHS) is offering guidance on how businesses can protect their property from winter weather-related perils, such as roof collapse due to heavy snow loads.

“Roof collapse–particularly in areas where severe winter storms are not common events–can pose major threats to people and property,” said Julie Rochman, president & CEO of IBHS.  “Taking steps to prevent partial or total roof collapse can help property owners avoid costly losses.”

The snow load risk of a roof depends in large part on the age of the structure. Older roofs can suffer from corrosion of members and connections which can reduce the ability to resist high snow loads. In addition, buildings with lightweight roofs, such as metal buildings, typically have less capacity to handle a high snow load. For flat roofs, the step-down area between roof sections presents a problem due to the tendency for ice and snow collection.

The best source for determining how much snow load a building can handle is the original design plan. According to IBHS, most roof designs can support at least 20 pounds per square foot. However, design loads can range from 10 pounds to 20 pounds per square foot in Mid-Atlantic states, and between 40 pounds and 70 pounds per square foot in New England.

Guidelines to Estimate Snow Weight

• 10″ to 12″ of fresh/new snow equals about five pounds per square foot of roof space
• 3″ to 5″ of old/packed snow equals about five pounds per square foot of roof space
• Ice is much heavier, with 1″ equaling about one foot of fresh snow

Snow and Ice Removal from Roofs
IBHS recommends that property owners not attempt to climb on their roof to remove snow. A safer alternative is to use a snow rake while standing at ground level. Check your local hardware store or online stores to find snow rakes and other products that can help protect your property from the effect of snow loading.

More information from IBHS on protecting a facility against roof collapse and other winter weather-related perils can be found here.

This Web Exclusive comes from Rob Haddock, director of the Metal Roof Advisory Group, Ltd. of Colorado Springs, CO. He is a consultant to The Metal Initiative, the educational arm of the metal roofing and wall industry in North America.

Standing seam metal roofing can represent the state of the art when it comes to a durable, sustainable, eco-friendly approach, providing three or four decades of reliable service life. Unfortunately, this roofing option and the maintenance freedom it affords is often sabotaged when it comes to mounting essential rooftop equipment and ancillary mechanicals.

Regardless of the roof type, the best way to prevent rooftop problems is to clear the roof of any unnecessary equipment. And while facility managers would prefer an uncluttered roof, it is sometimes necessary or convenient to mount HVAC equipment—as well as screens to hide it, piping to fuel it, scuttles to access it, and walkways to service it.

There may also be a need for satellite dishes, lightning protection, solar panels, advertising signage, fall protection systems—and the list goes on. However, with some basic understanding of the “dos and don’ts,” rooftop equipment mounting, while unavoidable, can be made simple and trouble free on low-slope metal roofing.

Seam clamps ease rooftop mounting. One instance where this comes into play is mounting photovoltaic solar arrays.

Penetration-Free Attachment
Standing seam metal actually offers advantages over other roof types when mounting of ancillary fixtures does become necessary. These roofs are particularly well suited to accept special seam clamping hardware that grips the standing seam systems without puncturing their membranes (see example at right).

Unlike other roof materials, metal is rigid. The standing seam area creates a beamlike structure that can provide an anchor for things like walkways, solar arrays, condensing units, and gas piping without harming the weathering characteristics of the roof. Mechanicals can be secured safely and cost effectively to these seam clamps leaving the roof membrane free of penetrations. The clamps provide great holding strength, last the life of the roof, and preserve thermal cycling characteristics of the roof system.

If roof attachments are required, here are some tips that could prevent problems over time:

• Use penetration-free attachments whenever possible.
• Never use adhesives to secure attachments to metal roofing.
• Use only attachment clamps made of non-corrosive metals such as aluminum along with stainless steel mounting hardware. These metals are compatible with anything that may be found on a metal roof.
• Be sure that round-point setscrews are used to secure the clamp to the seam. This will prevent galling or other damage that could lead to corrosion.
• Any loads placed on the clamp will be transferred to the panels and their anchorage, and subsequently to the structure. That anchorage must be capable of withstanding the added load.

When Penetration Is Unavoidable
In the case of HVAC and plumbing vents, the roof membrane is often penetrated. The soil stack must carry gases from inside out, and the HVAC unit must bring either inside air out, outside air in, or both (see example below). Consequently, holes in the roof are inescapable. The challenge is to waterproof the holes, while also maintaining the thermal cycling integrity of the roof system.

Soil stacks and other round penetrations are flashed with unitized rubber pipe flashings.

There are a few rules for handling these kinds of rooftop penetrations in low slope standing seam that will help ensure trouble-free service. HVAC units and/or related ductwork penetrations should use pre-formed equipment curbs specifically designed to integrate with the roof profile being used. The curb is sealed to the roof and maintains the thermal cycling integrity of the system.

The best curbs are made of all-welded aluminum construction. This material is very compatible with sheet steel (or aluminum) used for roofing and should provide decades of service if designed, fabricated, and installed correctly. Often these curbs are load bearing “structural” varieties that simultaneously provide support and waterproofing. Roof curb suppliers are located throughout the U.S. and can be readily identified by most metal roofing manufacturers.

When penetrations are necessary, pre-formed structural curbs support weight and seal tightly to the roof.

When unusual HVAC equipment sizes and weights are involved, often the support and weatherproofing functions are divided as the unit is mounted on a structural curb, which is integral to the building’s structural framing system. When such a design is used, a second “flashing curb” must be employed to satisfy the specific waterproofing challenges of a metal roof. The first curb (or frame) supports the weight of the unit, while the second does the waterproofing and is integrated into the roof system. The outer curb features the same design and material as previously described.

When equipment curbs are used, it is imperative that:

• Welded, aluminum curb construction be used
• Curbs be equipped with diverters on the upslope flange
• Curbs be shingled into the roof so as to avoid “back-water” laps
• Curb walls are at least 6″ high
• Curb and installation be “floating” and not pinned to the building structure
• All seals be made with butyl tape/tube grade within the joints (not exposed sealants), with careful attention paid to “marrying” seals at the panel seams
• Curb sidewalls be located at least 6″ from the nearest adjacent seam to allow sufficient drainage to the sides of curbs
  

  Frame mounted HVAC unit using pipe supports extending down to the building structure and flashed through the roof using rubber pipe flashings

Round Penetrations
Round shapes, such as plumbing vents or pipe supports for rooftop equipment, should be flashed through the roof using EPDM (Ethylene Propylene Diene Monomer) rubber pipe flashings. The cone-shaped rubber is field cut to size and stretch-fitted to the pipe. It is recommended that a stainless steel draw band be used at the top of the flashing to ensure that the flashing never inverts itself. The part has an integral aluminum compression ring that is laminated to the rubber base.

The pipe flashing must be anchored to the roof panel only, and not to the building structure or deck. To do the latter would create an inadvertent “pinning” of the roof panel, compromising its freedom of thermal movement. Ideally these flashings should be centrally located to ensure free drainage.

In any event, interrupting a seam should be avoided. This flashing assembly, which is sealed to the roof with butyl copolymer tape sealants, should offer 20 or more years of service life. In summation, when using these rubber pipe flashings, it is important to remember the following:

Detail of pipe flashing through a standing seam metal roof (Click on image to see larger version.)

• Use unitized EPDM rubber pipe flashings (black preferred) with stainless steel draw band.
• Locate round penetrations centrally in the panel
• Seal with butyl tape beneath base; then fillet with one part polyurethane
• Do not pin flashings to the structure or deck

Rooftop mountings and penetrations are a challenge for any roof type or material. But following these guidelines will help to ensure trouble-free and enduring performance for low-slope metal roof systems.

Roof Express, a provider of roof asset management services based in Greenwood  Village, CO, has been approved as a vendor with the  U.S. General Services Administration (GSA) and awarded a five-year contract, effective September 4, 2009. The contract is within the Facility Maintenance and Management schedule of the GSA.

“Roof Express has provided roof asset management services on over 4,500 buildings and 42 million square feet of roof area for the U.S. Air Force, the U.S. Army, and the U.S. Navy. We are currently implementing roof asset management services for an additional 2,000 buildings and 16 million square feet of roof area for the Air Force,” said Richard Rast, President of Roof Express. “We are excited to have secured a contract with GSA, and believe we are in a position to provide the best roof management consulting service available to the U.S. Government.

A project Roof Express has already worked on for the U.S. Navy involved surveying and providing recommendations on 6.5 million square feet and over 600 buildings in the Washington D.C. Naval District.

Under the GSA Schedules (also referred to as Multiple Award Schedules and Federal Supply Schedules) Program, GSA establishes long-term, government-wide contracts with commercial firms to provide access to over 11 million commercial supplies (products) and services that can be ordered directly from GSA Schedule contractors or through the GSA Advantage!® online shopping and ordering system. GSA Schedules offer customers direct delivery of millions commercial supply items and services at volume discount pricing, in addition to the potential benefits of shorter lead times, lower administrative costs, and reduced inventories.

“Roof Express has become a much needed liaison between our individual Air Force Bases and the Major Command by providing comprehensive roof surveys, data management, reports and training for our personnel. The online database housing our roof information is easily accessible to all levels for optimal decision making and the immediate implementation of critical projects,” said Barbara Wilt, ACC/A7OI, Command Structural Engineer. “We are thrilled that Roof Express is now an approved vendor, providing another contract vehicle that may allow us to reduce lead times and conveniently solicit their services.”

This Web exclusive to FacilityBlog comes from Kelly F. Duke, vice president for pre-construction services at Calabasas, CA-based ValleyCrest Landscape Development.

Green roofs are easy and effective ways to beautify facilities while enhancing a building’s energy efficiency. These types of structures include vertical landscapes, green walls and roof-top gardens; they are currently playing a vital role in the development of LEED-certified buildings across the country.

Architects and building owners are increasingly understanding and embracing the value of sustainability in their developments, and today, roof-top level gardens are being incorporated into nearly every type of commercial structure including high-rise offices, hotels and resorts, residential, mixed-use, and retail properties.

There are really three types of roof-top gardens:

1. Intensive: An accessible, park-like roof garden with conventional trees and plants requiring irrigation, feeding and maintenance.

2. Extensive: A traditional blanket of green material, such as sedum, or select ornamental grasses or ground covers, not accessible to the general public, requiring little maintenance.

3. Semi-intensive: A combination of both types.

Some of the direct benefits of green roofs include:

• Ability to moderate roof-top storm water runoff
• Supplement a building’s insulation, reducing heating and cooling costs
• Offer new outdoor amenity space
• Moderate daily solar heat gain to reduce urban heat island effect
• Improve air and water quality by filtering and reducing pollutants
• Create aesthetic value
• Increase wildlife habitats and biodiversity in urban settings
• Lower the temperature of the water that is eventually returned to the watershed

Here’s a look at three green roofs and roof gardens recently installed by ValleyCrest Landscape Development around the nation:

Eaton Vance Green Roof, Boston, MA
Eaton Vance Corporation, a Boston-based investment firm, relocated its headquarters to the Financial District in downtown Boston. This 310,000 square-foot office building underwent a full retrofit including the addition of an outdoor entertaining space and landscaped roof deck. Included in this renovation was an intensive roof garden that affords employees and their visitor’s views of Boston Harbor and the newly constructed Rose F. Kennedy Greenway. The 13th floor green roof includes square and round pre-cast concrete planters filled with Skyline Honey Locust trees as well as 200 perennials and 350-square-foot blanket of sedum material.

Optima Biltmore Towers, Phoenix, AZ
Optima Biltmore Towers helped transform the Phoenix skyline with its environmentally friendly design. A green roof caps the towers where a trellised sky bridge links condominiums to a recreation area offering residents a natural view. The property integrates solar systems that compliment an environmentally sensitive green roof and retreat. The landscape and irrigation system include a pool and spa as well as arbors for shade. Nearly 300 boxed trees and 2,000 shrubs were planted on the 17th floor.

The Prologis Corporation, Denver, CO

Prologis, one of the largest global providers of warehouse and distribution space, expanded and added a roof-top garden bridge above an atrium that connects two buildings at a Denver-area campus. Plants and trees native to the region were planted in a 16″ deep tray, while a special drip irrigation system runs from inside the building and distributes water directly to the root of the plants. Pavers made from recycled concrete onsite line the walkways for pedestrians. The building is now registered as LEED Silver and is awaiting certification.

These green solutions are prime examples of how green roofs can help bring nature closer to urban settings, improve insulation and air quality, and work to deliver both economic and social benefits to their communities.

Tecta America Corp. has announced the winners of its 4th annual scholarship awards. Named after two of Tecta’s founding members, the Don McNamara and John Miller awards are given to the sons and daughters of Tecta employees. This year, 36 scholarships were awarded, which includes 16 new awards along with scholarship renewals.

This year’s highest honor, the Don McNamara Award, was given to three students:

• Rachel Hufsey, daughter of Kristen Hufsey, an employee of Murton Roofing. She is a senior at the University of North Florida in Jacksonville, FL.
• Alison Peymann, daughter of Brian Peymann, an employee at Schwickert’s. Alison is a freshman at Augustana College in Sioux Falls, SD.
• Beth Calvanese, daughter of Carl Calvanese, an employee of J.P. Patti. Beth is a Freshman at Ramapo College in Mahwah, NJ.

“We believe wholeheartedly in education and we are thrilled to have such exemplary students benefiting from the Tecta scholarship program. Their futures are looking bright and we are happy to help assist them in their academic endeavors,” said Mark Santacrose, CEO and President of Tecta America.

John Miller currently serves as the director of Tecta America and was the original chairman of Tecta America Corp. Don McNamara was chairman at F.J.A. Christiansen, one of the original Tecta America companies. Both men are elated that awards in their name continue to have a positive effect on the families of Tecta employees.

Academic performance, financial need, and letters of recommendation were factored into the allotment process. Each recipient may receive an award up to $5,000 per year for a maximum of four years at an accredited university, college, junior college, or trade school. The scholarship is renewable on an annual basis as long as the student continues to meet the academic and financial requirements of the award and the parent or guardian remains employed by Tecta America.

Carlisle SynTec's OctaGuard XT is a weathering package for its Sure-Weld TPO roofing membranes.

Carlisle SynTec, a manufacturer of single-ply roofing materials, has introduced OctaGuard XT, a new weathering package for all of its Sure-Weld TPO roofing membranes. OctaGuard XT is comprised of eight performance enhancing ingredients with three heat stabilizing antioxidants, three UV light stabilizers, and organic and inorganic UV absorbers that help protect Carlisle’s Sure-Weld TPO membranes and dramatically improve their ability to resist deterioration due to the effects of weather.

Test results show this new technology significantly improves Sure-Weld’s weather protection capabilities. TPO membrane samples from five manufacturers, including Carlisle, were subjected to accelerated heat aging tests by an independent testing laboratory to evaluate the impact of heat on the materials. The samples were removed from the heat upon showing signs of cracking or were proven unable to perform to waterproofing specifications. In these tests, Carlisle’s Sure-Weld TPO membranes outperformed all competitive products by as much as 300%.

A combination of Carlisle’s state-of-the-art TPO formulation and OctaGuard XT creates a smoother top surface designed to resist dirt, debris, mildew, and bacteria build-up. A cleaner, more solar reflective membrane is now possible throughout the life of a roof, and Carlisle will back it with a reflectivity warranty.

This year, Firestone Building Products Company, LLC collaborated with a number of its licensed roofing contractors to assist their local communities through the Firestone Community Service Program. Qualified Firestone contractors are awarded with material credit for Firestone roofing products installed as part of a donated labor community service project. Those eligible for participation in the community service program are recipients of Firestone’s esteemed Inner Circle of Quality Award or Partner in Quality Award—distinctions recognizing exceptional roofing professionals for their commitment to quality installation and outstanding roof performance.

This past year, the following roofing firms took part in this program:

• Greenberg Roofing of Fargo, ND donated labor and time to re-roof the 640 square foot roof on the Fargo Salvation Army building. The crew installed 60-mil fully adhered Firestone RubberGardTM EPDM. Fargo Salvation Army provides counseling, housing, clothing, meals, emergency disaster relief, and spiritual ministry to local residents.
• Herzog Roofing in Detroit Lakes, MN re-installed Firestone ISO 95+TM polyiso insulation and ballasted 45-mil Firestone RubberGardTM EPDM on the 41 square foot roof of the REACH volunteer center. The REACH center provides family support, nonperishable food from their food pantry, reusable items, and counseling services to local residents in Hawley, MN. 
• Houck Services, Inc. of Harrisburg, PA re-roofed a home of the winning family in WHTM Channel 27’s Midstate Home Makeover Contest. The crew installed 1,500 square feet of Firestone ISO 95+ TM polyiso insulation and 60-mil RubberGardTM EPDM. The home makeover contest awarded the grand prize to the Litschi family of Myerstown, PA. The Litschi’s have 12 adopted children, many of whom are mentally or physically disabled.   
• Nordmann Roofing Co. from Toledo, OH donated a portion of a new roof to Rossford High School in Rossford, OH for the school’s press box. The 1,000 square foot project replaced the old leaky roof with 1” Firestone ISO 95+TM polyiso insulation and 60-mil fully adhered Firestone RubberGardTM EPDM. 
• Plescia Roofing, Inc. in Norwood, NJ installed a 160,000 square foot roof on the Holy Family Catholic Academy in Norwood, NJ. The crew replaced a 20 year old leaky roof with 60-mil fully adhered Firestone UltraPlyTM TPO roofing system. This project is one of several service projects the firm has donated to Holy Family. 
• Richard L. Sensenig Company of Lancaster, PA donated labor and materials to install a new roof on the Twin Valley Bible Chapel in Narvon, PA. The crew installed 800 square feet of Firestone Tapered ISO 95+TM polyiso insulation fully adhered RubberGardTM EPDM.  
• S.G.O. Roofing and Construction, LLC of Lakeville, MN installed a roof on the new American Cancer Society Twin City Hope Lodge in Minneapolis, MN. A crew of 15 put in the 9,100 square foot Firestone 60-mil ballasted RubberGardTM EPDM roofing system with 1” ISO 95+TM polyiso insulation and DensDeckTM insulation. Hope Lodge provides free housing to out of town cancer patients and their families while patients are undergoing treatment.  

“Firestone is pleased to partner with a growing list of contractors who are enthusiastic about giving back to their local communities,” said Mike Gorey, president of Firestone and chairman, CEO, and president of Bridgestone Firestone Diversified Products. “This unique and worth while program has led to more than 60 local community service projects since its inception nearly 10 years ago, and we applaud the contractors who are dedicated to aiding public, private, and non-profit organizations in need.”
 
The Firestone Inner Circle of Quality Award recognizes a group of contractors who demonstrate a strong commitment to long term quality roof performance. Award recipients must achieve Master Contractor status, install at least four warranted roofs in each of the past five years, maintain at least two million square feet under warranty, and achieve an annual QIR of 2.0 or less.

The Partner in Quality Award acknowledges Firestone licensed contractors who maintain at least one million square feet under warranty and demonstrate the same qualities as the Inner Circle winners.