No one wants to hear that water is leaking onto the CEO’s desk, that it’s raining in the server room, or that swollen ceiling tiles are about to collapse over a major traffic way. Moisture presents a great threat to occupant health and safety, interior ceilings and walls, [Click on title to continue reading...]]]> With the exception of a major natural disaster or a pandemic, few other scenarios cause as much alarm in facility managers as sudden water intrusion into a building. Every FM has received one of those calls.

No one wants to hear that water is leaking onto the CEO’s desk, that it’s raining in the server room, or that swollen ceiling tiles are about to collapse over a major traffic way. Moisture presents a great threat to occupant health and safety, interior ceilings and walls, electrical supply, electronic equipment and interior furniture and equipment, to name a few. And mold is one word you don’t want to utter to your health and safety executives.

While plumbing issues occasionally lead to these scenarios, all too often the cause lies in one of the four letter words in an FM’s vocabulary – the ROOF.

So just how do these problems develop from a new roof that seemed to have been installed only a few years ago to the ugly waterfall emergency that has a tenant or senior management member looking for someone’s head on a plate?

5 Ways to Induce a Roof Leak

1. Doing Nothing

Because of their “out of sight, out of mind” status, roofs often don’t get enough (or sometimes any) attention. Your car won’t last long without regular oil changes and other preventive maintenance. Likewise, roofs need to be inspected regularly by a knowledgeable professional and any required maintenance performed promptly. The ROI on regular roof inspections and maintenance is significant as replacement costs will be deferred substantially. Doing nothing is always your most expensive option.

2. Uncontrolled Access to Rooftops

Control who has access to the roof, and log the visitors. Use signage or implement a company safety policy to ensure rooftop visitors report any possible roof damage (like dropping a tool). This way you and your staff can have the problem inspected and rectified immediately – before it becomes a large and expensive issue. Stuff happens. (True story:  An HVAC technician removed a rooftop unit’s access panel and leaned it against the unit on a windy day.  The wind grabbed the panel and cartwheeled it across the smooth surfaced rubber membrane, leaving a trail of about 15 cuts in the membrane.)

3. Going with the Lowest Price

The roofing industry is an unregulated industry in Ontario with little to no formal qualification for contractors and crews.  There are literally hundreds to thousands of options, many of which are unproven, and often promoted by “Ace fly by night” type companies.  Solutions must be planned and implemented carefully. They must be compatible with the physical characteristics of the building, its internal use and the company insurance provider’s requirements (wind uplift, fire resistance, etc.).

4. No Quality Control During Installation and Maintenance

There’s an expression that roofing is one of the only industries where the contractor gets to cover up their work at the end of every day.  Roofs may seem simple at first glance, but their long-term performance (or lack thereof) is all in the details. There is a direct relationship between roof life cycle length and quality control on maintenance and replacement projects.

5. Lack of Regular Visual Inspections by Maintenance Staff

Maintenance staff should do weekly, or at least monthly roof walkovers to look for anything obvious. This doesn’t require major roofing know-how. Simply looking for obvious problems like accumulated debris on the roof, clogged drains, wall scupper drains or gutters, wind damage or missing metal flashing. This is particularly important after major storms or wind events.

Your roof is exposed to the harshest conditions and temperature swings of any building component. It begins to degrade from the minute it’s installed. Careful and regular monitoring, as well as partnering with knowledgeable, trustworthy professionals for maintenance and project oversight, will minimize leaks and situations like the one described at the beginning of this article. It will also extend life cycles, and keep you in control of this critical building asset.

The maintenance and monitoring described here are green and sustainable practices: they keep roof related waste out of landfills longer and can often double the roof system’s life cycle.

This article originally appeared in the April, 2012 Newsletter for IFMA Toronto.

When Are Infrared Roof Scans Usually Performed?

Here are the times of year and weather conditions that are optimal for performing a thermographic roof scan:

As discussed in our previous post, an infrared roof scan can identify areas of wet insulation on your roofs using a thermographic camera. Today, we’ll look at what it means when you find wet insulation on your roofs and why it’s important to find it early.

What Does Wet Insulation Mean?

Wet insulation indicates that the roof system has been compromised and is no longer performing its protective function. Roof leaks can take months or even years to manifest themselves internally. [Click on title to continue reading...]]]>  

As discussed in our previous post, an infrared roof scan can identify areas of wet insulation on your roofs using a thermographic camera. Today, we’ll look at what it means when you find wet insulation on your roofs and why it’s important to find it early.

What Does Wet Insulation Mean?

Wet insulation indicates that the roof system has been compromised and is no longer performing its protective function. Roof leaks can take months or even years to manifest themselves internally. That means a compromised roof system can be costing you money before you even know you have a problem. Here’s how:

1. Compromised Interior Building Safety: many types of insulation are comprised of, or have components that are organic. This can quickly result in mold growth.
2. Elevated Heating and Cooling Expenses: wet insulation can no longer insulate. It becomes a conduit between the inside and outside, driving energy costs much higher.
3. Compromised Structural Integrity of Roof Decks: prolonged exposure to wet insulation can cause rot or corrosion to almost any type of roof deck – wood, steel, lightweight concrete, or poured concrete.

Finding Roof Problems Early Is Critical

An infrared scan can let you know that your roof system has been compromised before the onset of mold, increased energy expenses, structural deterioration or water infiltration. If the cause of the problem is located early enough, it can be remedied before it has a chance to damage the interior of the building or compromise the health and safety of its occupants.

The cost of an IR is relatively small, especially when compared to the cost of finding a roof leak too late.

How Does It Work?

On a warm sunny [Click on title to continue reading...]]]> An infrared roof scan (IR scan) can be an integral part of a comprehensive roof audit or seasonal roof inspection. You can think of an IR scan as an x-ray of your roof. In this case, however, we’re looking for compromised roof components rather than broken bones. Using an infrared or thermographic camera, an experienced roofing professional can look for areas of wet insulation on compatible roof systems (more on that in future articles).

How Does It Work?

On a warm sunny day good (dry) insulation does what it’s supposed to do: it insulates. Effective insulation helps maintain the building’s optimal interior climate while shielding it from external temperatures. Wet insulation, on the other hand, readily absorbs the sun’s energy, retaining much higher temperatures for a longer period of time than dry insulation.

 When the surface of the roof cools down at night, areas with functioning, dry insulation cool relatively quickly while sections containing wet insulation stay warm for an extended period of time. The infrared camera easily picks up on these “hot zones.”

An experienced roof consultant can then map them on the roof for the building owner:

1. Areas of suspected wet insulation are marked on the roof.
2. Wet sections are verified using a moisture meter or core sample.
3. Verified areas of wet insulation are plotted on a CAD roof plan.

A professional roof consultant will usually include the IR scan report (where appropriate) in the context of a comprehensive roof audit report. The audit report would also include some options for addressing problem areas in the short and longer term, along with opinions on probable costs.

An IR scan can be a very cost-effective way to look inside your roof systems and identify problems early.

Winter, particularly near its beginning and end, can bring rapid temperature swings of [Click on title to continue reading...]]]> Every season presents its own unique challenges, but none is more harsh on your buildings’ roofs than winter. While most people believe it’s the deep freeze periods that do the most damage, but it’s actually the freeze-thaw cycles that wreak the most havoc on your roofing. Given that the roof protects all of your building’s other assets, it’s crucial to assess the effects of winter on your roofing once spring arrives.

Winter, particularly near its beginning and end, can bring rapid temperature swings of 15 to 25 degrees, taking membranes from a soft, flexible state to one that is rigid and brittle. Water can work its way into the smallest locations. When it freezes, it expands, making small cracks larger and many other small problems worse.

The repetition of the freeze-thaw cycle tests the viability of your building’s roof, especially if it already has a number of years of service behind it. Aging roofs tend to be less flexible, and are much more susceptible to any stress. It’s critical to keep a close eye on these roofs to ensure they perform their protective function as long as possible.

In addition to the ravages of the freeze-thaw cycle, we often find a significant accumulation of debris when we perform springtime roof inspections. Some of this may be left over from the previous autumn, and it can clog drains, leading to ponding and all of the potential problems that go with it:

• excess weight on the structure
• water backing up and exceeding low equipment curbs
• water leaking through worn, tired or split flashings at the perimeter or projections

Because of the numerous competing responsibilities most building owners and managers deal with on a daily basis, many resort to the old “wait till it leaks” approach to roofing. Unfortunately, by the time a leak reveals itself internally, there has likely already been significant and expensive damage to the roof system. A roof can leak for weeks or months, soaking large areas of insulation before it’s noticed inside the building. The easier and most cost-effective way to manage roof assets is to regularly monitor and maintain them, saving money and extending the life cycle. Having all of your roofs inspected by a professional roof consultant is a great start. Spending a little today can save a lot tomorrow.

What to Expect from a Spring Roof Inspection

A spring roof inspection is essential to assess the status of your roof assets in the wake of winter’s damaging effects. A professional roof consultant knows what to look for and what to do about it when he finds an area of concern. Here’s what you should expect from a spring roof inspection:

• Visual walk-over of the entire roof area, looking for wind or ice damage to the roof field
• Focus on critical components and potential problem areas like perimeter and projection flashings, gutters, drains, and adjacent building fabrics such as windows and masonry walls
• Infrared scan on compatible roofs (recommended every 2-3 years) to identify andy areas of wet insulation
• Evaluate where each roof sits in its life cycle and advise the building owner or manager on options for extending longevity, or instituting budget plans for possible future projects

The relatively low cost of a spring roof inspection delivers a significant, measurable return on investment by identifying and remediating small problems before they become larger and more costly. A simple roof assessment allows you and your budget keep up with the ravages of winter and protect your valuable assets for the long term.

Top 10 Countdown

Here are the top 10 reasons why a roof system might fail before it’s [Click on title to continue reading...]]]> There are lots of reasons why a roof system might fail, requiring premature replacement. Of course, every roof system begins to age and deteriorate from the moment it’s installed. We’re not talking about failure of a system that’s simply come to the end of its useful life. We’re talking about the roof systems that fail (leak) before they make it to the end of their intended service life.

Top 10 Countdown

Here are the top 10 reasons why a roof system might fail before it’s time:

10. Vandalism

9. Fire

8. Manufacturing defects/poor quality materials

7. Severe weather damage

6. Damage by subcontractors performing other services

5. Use of incompatible materials

4. Improper finishing of surface materials

3. Poor quality control during application or repair

2. Poor choice of roofing system

1. Lack of routine maintenance

You can see that many of the less common causes of roof failure are events that are largely out of our control. As we move into the more frequent causes, however, it becomes clear that most of them are preventable. A simple, automated program of roof inspections and preventive maintenance can eliminate the number one reason for roof failure and extend the life of your roof system, deferring replacement costs and saving a lot of time and money.

The first step will more than likely be to schedule a roof audit for all of your buildings’ roof assets. What does that mean? Today we’ll take a look at a step-by-step breakdown of the work involved in putting together [Click on title to continue reading...]]]> So you’ve decided to take a proactive approach to managing your roof assets. No more waiting to see water trickling in to give your roofs some much-needed attention. You’ve hired an independent roof consultant to manage your buildings’ roofs. Good move. Now what?

The first step will more than likely be to schedule a roof audit for all of your buildings’ roof assets. What does that mean? Today we’ll take a look at a step-by-step breakdown of the work involved in putting together a thorough roof audit and report so you’ll know what you should expect.

Anatomy of a Roof Audit

First, it’s important to make sure the person performing your roof audit is qualified to do so via experience and/or accreditation. Experience is more important. If you want a few tips on what to look for in a roofing professional, check out 6 Questions to Ask Your Roofing Professional.

The roof audit and reporting process should look something like this:

1. Accurate measurement of all roofs – no cheating with Google Earth! Measuring on-site also allows us to get a good look at every part of the roof.
2. Infrared Scan: an audit may or may not include a scan depending on the type of roof and customer requirements. IR scans are a highly effective tool for locating areas of wet insulation – more on this in future posts.
3. Core Sampling: small sample of the roof to the deck to verify the components of the existing roof system. This must be resealed with compatible materials and should only be performed if it won’t affect the existing roof warranty.
4. Examine Perimeters and Projections: areas like HVAC flashings, skylights, edges and drains are where 80% of roof problems originate. It’s important to make sure that weather, insects, birds, or visiting contractors have not compromised the roof membrane in these areas. We’re looking for splits, holes, cracks, failed seams or serious deterioration.
5. Examine Roof Field: as we walk the main field of the roof, we’re looking for ponding water, blistering, failed seams, degradation, delamination of the membrane, and clogged drains.
6. Adjacent Building Fabrics: we like to take a look at walls, windows, cladding and masonry adjacent to the roof in order to identify any signs of water infiltration that appear to indicate a roof problem.
7. Deck Inspection: if there’s interior access to it, we’ll take a look at the underside of the roof deck to look for signs of water infiltration, corrosion or mold.
8. Locate Current Leaking Problems: if clients suspect a leak, we investigate until we locate the source. It may or may not be a roof issue.
9. CAD Roof Plan: drawing of roofs with measurements and areas of interest highlighted
10. Roof Audit Report: includes roof plan, description, observations, recommendations, opinions on probable costs and associated timelines.

~Charles Proteus Steinmetz

Owners and managers of commercial and industrial buildings have a lot of options when it comes to choosing partners to help them manage and maintain all aspects of their facilities. One of the key partners they need to select is someone with the knowledge and experience to properly manage their roof assets. A compromised roof system can lead to so many other problems that costs [Click on title to continue reading...]]]>

There are no foolish questions, and no man becomes a fool until he has stopped asking questions.

~Charles Proteus Steinmetz

Owners and managers of commercial and industrial buildings have a lot of options when it comes to choosing partners to help them manage and maintain all aspects of their facilities. One of the key partners they need to select is someone with the knowledge and experience to properly manage their roof assets. A compromised roof system can lead to so many other problems that costs can multiply very quickly.

Once you have a feel for the types of roof management services available, you can set about the business of choosing the particular partner that’s right for you and your organization. But how do you find them? And once you find them, how do you know you’ve chosen the right partner?

Key Questions for Your Roofing Partner

1. What type of knowledge and experience do you have in the roof management field?

Unfortunately, some of the people offering roof management services out there are better at selling than roofing. They are trained to make the sale rather than serve the customer. Asking some general questions about how long they have been in the business can be very informative.

Getting a little more specific can be even more illuminating. Don’t be afraid to ask your potential partner whether or not they’ve managed a project similar to yours in the past. What challenges have they faced on other projects and how have they overcome them? How willing are they to do the work necessary to really investigate your leak or other roofing concerns in order to find the right solution for your unique situation?

2. How do you manage cost control on projects?

Poorly planned roofing projects often lead to unexpected add-on costs for the customer. While there are sometimes legitimate surprises when crews begin to tear off an existing roof, proper pre-construction due diligence can eliminate some of these. An experienced roof consultant knows what to look for and saves you money and headaches in the process.

3. Who is issuing the warranty?

It’s imperative that customers understand whom to call if something should go wrong with their roof in the future. Who is accountable for the cost of repairs and under what circumstances? Will it be the materials manufacturer, the contractor, or the roof consultant? Clearing this up ahead of time can help you avoid the finger-pointing circles that are all too common in this industry. It’s also important to note that most warranties require regular maintenance in order to remain valid, so make sure you understand what’s required of your organization in advance.

4. Can you share some references?

Any experienced roofing professional will be able to provide you with at least 3 references you can contact. Try to get references to people or companies with roofing requirements that are similar to yours. An inability or unwillingness to provide references is a red flag and a good signal that you should probably move on to another candidate. Of course, it’s a great idea to actually call these references, and even better, to actually visit the referenced project(s). Find out how past projects went, how the candidate handled any problems, and whether they’re still using their services.

5. Does your company carry errors and omissions insurance?

Error and omissions insurance is carried by many service professionals to ensure that they can bear the cost of any claims of negligence. In addition to reassuring customers that they have recourse in the case of a roofing professional who does not deliver the products or services specified, it also provides them with some peace of mind regarding the financial stability of the firm.

6. How are you paid?

This is perhaps the question customers are most squeamish about asking directly. But aside from the knowledge/experience answer, it’s probably the most important one of all. The manner in which your roof management partner is paid will determine their motivation.

If you’re working with a manufacturer’s sales representative, they are being paid a percentage of the materials cost. So it’s in their  best interest to include as much of their own materials as possible in the specification. If you are using a roofing contractor without any objective third party to hold them to account, they may choose the cheapest (as opposed to the best) system for your project in order to win the work . Once the job begins, you have no way of monitoring the contractor’s work to ensure they are delivering what they promised.

If you are working with an independent roof consultant, they are paid to look after your interests. They will take responsibility for choosing the correct system, inviting reputable contractors to bid on the installation, conducting quality assurance inspections as the project progresses, and performing a final inspection to ensure that all outstanding items have been completed.

Some customers may feel awkward asking so many questions, but a true professional won’t mind answering them. After all, it’s your money. You trust your roofs to protect all of your assets. Why trust just anyone to protect your roofs?

Normally, we highly recommend that every commercial and industrial roof should be inspected prior to the onset of winter. Once the seasonal deep freeze sets in, it’s much more difficult for roofing professionals to get on roofs, to properly assess their condition, and to perform remedial work.

But what if you’ve been [Click on title to continue reading...]]]> The 2011 winter solstice is almost upon us. Winter officially arrives on December 22, marking the shortest day and longest night of the year. What does that mean for your roof assets?

Normally, we highly recommend that every commercial and industrial roof should be inspected prior to the onset of winter. Once the seasonal deep freeze sets in, it’s much more difficult for roofing professionals to get on roofs, to properly assess their condition, and to perform remedial work.

But what if you’ve been so busy that you simply haven’t had a chance to schedule your pre-winter roof inspection. Is it too late?

As long as there’s no snow on your roof, it’s not too late to make sure your roof assets are ready to handle the ravages of Old Man Winter. Depending on what the weather’s been like recently in your area, you may be able to sneak in a pre-winter roof inspection. Generally, as long as your roof is clear of snow, a professional roof consultant will be able to offer a very good assessment of their condition.

Roof audit tools like infrared cameras can be more difficult to use when the mercury dips, but a sunny day – even in December – can offer us the opportunity to get a reasonably accurate infrared scan of your roofs. As a matter of fact, we very recently took advantage of a sunny day in Ontario to scan a building for a client with some roofing concerns.

Why Inspect Your Roofs Before Winter?

Freeze-Thaw Cycle: Think about what the freeze-thaw cycle does to the roadways where you live during the winter. Water can enter any tiny crevice, expand it when it freezes and then leave an even larger crack when it thaws. The same thing can happen on your roof. A small void, open seam, or weakened area of membrane can literally be torn open, allowing water infiltration once the ice thaws. All may seem well while temperatures are below freezing, but sudden warming temperatures will tell the truth about your roof’s resilience.

Fall Clean-Up: The vagaries of the freeze-thaw cycle can be compounded by the presence of fall debris. Leaves from trees and surrounding vegetation that fall to the ground frequently clog roof drains, scuppers, downspouts and eaves troughs.  If water cannot properly drain, large ice buildups begin, raising the possibility of structural overload, overwhelming of flashing heights, and the associated damage potential that comes with these situations.

A pre-winter roof inspection can identify potential problem areas before they cause more extensive – and expensive – damage to your building and its contents. Preventive maintenance is always cheaper than reactive damage control and a pre-winter inspection is a very cost-effective component of your roof management plan.

What If Your Roof Is Less Than 5 Years Old?

Roofs begin to degrade and wear from the moment they are installed. The sun’s UV rays, wind, rain, snow and ice are constantly attacking the membrane that you rely on to protect all of your company’s employees  and assets. Regular roof inspections should start immediately in order to achieve the longest possible life for your roof assets. We recommend roof inspections at least twice a year (spring and fall) to assess the wear and tear on your roof systems and nip potential problems in the bud.

Your roof assets should also be assessed following any major weather event, especially those involving high winds, lightning, excessive rainfall, ice or snow storms. Even a brand new roof can be compromised by the elements at any time. Identifying potential problems as soon as possible is the key to making sure they don’t intensify, shortening the life cycle of your roof system and causing an unnecessary expenditure of time and money.