Edmonton Liquid Rubber Roof Replacement, September 2012

This commercial client had various water leak issues on his rooftop including water ponding which had damaged the membrane. The roof was a candidate for the replacement or recovery option and the client decided to go ahead with a full liquid rubber replacement. After two inspections the following emails were sent between our project manager (italicized) and the client:
Good afternoon,
After our second and more thorough inspection, GRS feels it would be in your best interest to do a Full Roof replacement over Recovery.
A Recovery (retro-fit, overlay, re-covering) involves covering an existing flat roofing system with a new roof membrane. This process requires removal of all wet, damaged, or deteriorating roof insulation prior to the new roof being installed.
The main concern with a Recovery System is that your roof is currently leaking and the large amount of ponding water. This means the roof membrane may be totally damaged and a Full Roof replacement will suit you best.
In addition, when the current roof membrane has been saturated 30% or more we typically suggest a full roof replacement.
After our second inspection, we estimate that the roof is most likely saturated at around 15%.
At this level of saturation we can still proceed with a recovery system, however if we miss any insulation that is saturated, with the Liquid Rubber Recovery over top it creates condensation and the Liquid Rubber will bubble and possibly crack. If you decide to do a recovery system, we may have to come back for a few repairs meaning you may have future leaks. In the end it is more of a on-going problem for you and us. These visits will be free of charge as our recovery systems warranty applies.
For full roof replacement we still encourage our 4 ply Engineered Liquid Rubber System as we have had the most success with the product.
Today, customers trust significant roof asset management, repairs, and projects to GRS which include some of the largest commercial and industrial roofs in the world.
What sets us apart is an industry leading Lifetime Workmanship Guarantee and our commitment to core values. Old-fashioned hard work, customer service and honesty, customer education, superior property stewardship, an unwavering position toward safe work, and a passion for pinnacle roof craftsmanship are examples of values we hold. These build trust with customers, a strong company culture, and great character in roofers who enjoy a job well done. Any further questions or concerns I will assist you as you require.
 Thanks for the Consideration! Greatly Appreciated.
 General Roofing Systems.
Hi, I guess we need to proceed with a roof replacement with liquid rubber. Is this possible this year? Thank you.
Good morning, The 4 Ply Liquid Rubber Roof Replacement is strongly recommended. Great choice, the Liquid Rubber Roof is our most successful membrane.
We can complete this roof this year. Do you have any other questions? If you decide to carry through with this scope of work I will compile a work order for you to sign. Thanks for the consideration.
Initial condition of the rooftop: 1 2 3 4
Plumber's Report: Friday we had a plumber and mechanical technician attend the site to disconnect and move AC units and to lower the drain for adequate drainage of the roof.
The plumber informed me that the acting drain on your roof was actually the main vent for all your plumbing and could not be used as a drain as this does not adhere to the current building code. There is going to have to be a new drain installed on your roof to bring the roof up to code. We can finish the roof and install the drain once we are complete or at a later date but this leaves your roof without adequate drainage and could potentially create large problems. If you would like us to proceed I will get a quote from the plumber and a change order will have to be processed outlining the costs and will have to be approved and signed by you prior to the drain being installed. Our Journeyman red-seal roofer has informed me that upon the event of a flash flood/torrential downpour water will inevitably reach the flashing level and at this point water will seep into the roof system, causing the roof to fail. Thank you.
Roof Report, September 13, 2012:
  • Ripped off roof and cleaned it.
  • Removed skylight and put it back on again after taking off the sheet metal and flashing.
  • We put plastic cement around the vents.
  • Put on ice and water shield.
  • Job will be 100 percent done in another 2 days roughly.
Today a safety officer showed up at the job site and asked for the safety documents. Mike was there and he handled the situation very well, The safety officer asked us to install hooks to the roof for each person who is going to be working on the roof. We did what he asked for and he inspected to see if it was done proper. We were given the okay to carry on with the job. Roof Report, September 16, 2012: Materials dropped off on site in the morning and half of the ISO was already removed. After lunch all of the ISO had been removed and the crew was beginning to install the fiber board. Once half of the fiber board is down, one of the crew members will begin laying fabric. We should be at the spraying point by 4 or 5pm today. If the LR install is complete tonight the only thing remaining will be the re-connection of the AC units and the duct work. The new drain is to be put in on Monday pending the customers decision. A second coat may also be applied if necessary.
  • Laid and mechanically fastened ISO to entire roof area 5 screw and plates per 4'x4' sheet.
  • Coated ISO and backside of fiber board with liquid rubber for installation.
  • Installing fabric with rolled on LR (fabric 80%).
  • Patched holes in field temporarily with fabric and highbuild 200.
  • Attempted to spray but ran out of daylight.
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Roof Report, September 17, 2012:
  • Finished 20% of fabric and rolled on LR.
  • We put high-build and mesh underneath flashing.
  • We put fabric and high-build around curbs.
  • LR coating on the entire roof.
  • Installed plumbing vents and roof jacks.
AC units and electrical are not connected. Plumber will be on site tomorrow to do the plumbing part. HVAC is not connected (duct not hooked back up). photo (1)photo (3)photo (4)photo (5)photo (6)photo (7)photo (8)photo (9)photo (10)photo (11) Extra Costs (associated with AC units): Our project manager sent the following email to the client:
Hi, I am writing this email to inform you of extra costs incurred on the project. Due to the age and positioning of the AC units on the roof they had to be completely disconnected and moved to install the roof system properly. Also while our mechanical contractors were on site disconnecting the AC and electrical, they requested they lower the drain on your roof to allow for adequate drainage. The plumber informed us the drain in current use was not a drain at all but the main vent for the plumbing of the building. Vents being used as drains is no longer accepted and is contrary to current building codes. This being said to bring the roof up to code and to be able to put the roof under warranty the drain simply had to be installed. I will get a change order for the additional costs sent over from our office for you to sign and send back, just sending this email as a courtesy to explain the extras so you don't feel in the dark. Thank You.
Roof Report, September 18, 2012:  
  • AC units connected and placed in original position.
  • Proper roof drain was installed.
  • Perimeter cant was brushed with highbuild 200 and meshed.
  • Entire roof was coated with brushed on LR.
  • AC units duct work reconnected.
  • Temporary anchor screws were siliconed and left as there was no drill on site.
 
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< End Report > CODE: 13030 Contact Us Call our 24 hour emergency roof repair at 1.780.424.7663. Mail to: 3428 99 Street NW Edmonton, Alberta T6E-5X5. We service all of Alberta including Edmonton, Stony Plain, Spruce Grove, Fort Saskatchewan, St Albert, Sherwood Park, Leduc, Nisku, Beaumont, Lac La Biche, Grande Prairie, High Level, Westlock, Slave Lake, Edson, Drayton Valley, Devon, Camrose, Wetaskiwin, Tofield, Lamont, Morinville, Vegreville, Tofield, Millet, Calmar, Evansburg, Redwater, Onaway, Viking, Athabasca, High Prairie, Valleyview, Fairview, Peace River, Whitecourt, Mayerthorpe and many more rural areas and towns.

Sherwood Park Commercial Roof Liquid Rubber Installation, September 2012

This commercial client required a liquid rubber installation to prevent further moisture from entering the building. An acrylic top coat was also to be applied over the liquid rubber installation. Inspection: Very difficult to pinpoint where the moisture is entering, however it appears to coming in at a number of areas. The metal roofing has a number of maintenance and sheet metal issues but the inherent expansion and contraction also likely causes issue. This roof leaks after the snow melts and heavy rainfalls. Roof is approximately 25 years old, could use a metal roof replacement but the Engineered Liquid Rubber coating will stop the roof from leaking for many years. Project Manager Notes:
This roof structure is a candidate for either a repair-maintenance program or an engineered coating and does not have to be replaced. I would not recommend an elastomeric coating or the SPF Spray Foam as the acrylic and EPDM covering options do not last well in Calgary climate, but liquid rubber performs well in our climate. Generally speaking, metal roof systems are constant aggravating roof structures. Industrial metal roof systems have a deficient design - they are water-shedding and not water-proofing coverings. Metal expands and contracts more than any other roofing material. Metal roofs tend to leak from expansion and contraction and ice / snow loads. Leaks are intermittent at seams, penetrations (stacks, etc.), fasteners (fastener holes get larger with expansion and contraction), around the perimeter as ice back-ups at gutters and then under eave, and at joints between roof and wall connections. Metal rust / corrosion may start at places, the seams and fasteners are vulnerable from expansion / contraction and snow loads, and any traditional caulking or coating won’t last more than a few seasons at best. Remedies are either spot repairs-maintenance with caulking or more extensive maintenance which involves engineered coatings. Our recommendation is a high end engineered liquid rubber polymer coating that carries a 10 Year Manufacturer Warranty and has option for maintenance contracts for extended warranty. General Roofing is considered a pioneer and leader in engineered roof coatings; (www.liquidrubber.ca, https://www.grscanadainc.com/Roof_Coatings.html, https://www.grscanadainc.com/Liquid_Rubber.html). We have significant liquid rubber operations specifically serving industrial facilities with low slope metal roofs. Our clients include companies such as Imperial Oil, Shell Oil, Telus, Fortis, Toran Power, National Oil Well Varco (NOV), Teck Resources, and many more. (https://www.grscanadainc.com/Project_Portfolio.html). In this instance, we recommend a 2 Ply System engineered liquid rubber coat to complete metal roofing, fastener replacement as required, sheet metal repair as required to-achieve a water-tight state. Typically this is even more successful than a full metal roof replacement. A recent project with photos can be found at; http://generalroofingsystemscanadainc.blogspot.ca/2012/05/roof-repair-liquid-rubber-metal-roof.html
1 2 Tomorrow we are ready to spray acrylic and will complete the scope (weather pending). The trailer is being left on site as it is a secure lot, temperature will be going down to zero tonight so all combustibles have been removed from trailer and a heater placed inside to maintain temperature of LR.
  • Pressure washed roof.
  • Poly'd enter building and tarped the trailer.
  • Applied 2 coats of Metal Safe LR to roof.
Strathcona County-20120915-00154 Strathcona County-20120915-00155 Strathcona County-20120915-00157Strathcona County-20120915-00159 Strathcona County-20120915-00161 Strathcona County-20120915-00162 We struggled to get a constant spray going but the gun would only spray for a maximum of one minute at a time. We did all the troubleshooting in the book to no avail. I am thinking the acrylic is to thick for a standard paint sprayer. In short we are going to have to find another solution to apply this acrylic. I will have to call him (another crew member) tomorrow and ask him specifically which type of gun and nozzle he uses.
Approximately 6 hrs for two guys work remains if we can get a sprayer that actually works without getting clogged.
  • Re-applied poly that had partially come down.
  • Cleaned out trough of all mud from pressure washing.
  • Rinsed all salt off of the surface of the LR.
  • Began spraying acrylic.
  • Applied one coat of acrylic to 25% of roof.
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< End Report > CODE: 2260 Contact Us Call our 24 hour emergency roof repair at 1.780.424.7663. Mail to: 3428 99 Street NW Edmonton, Alberta T6E-5X5. We service all of Alberta including Edmonton, Stony Plain, Spruce Grove, Fort Saskatchewan, St Albert, Sherwood Park, Leduc, Nisku, Beaumont, Lac La Biche, Grande Prairie, High Level, Westlock, Slave Lake, Edson, Drayton Valley, Devon, Camrose, Wetaskiwin, Tofield, Lamont, Morinville, Vegreville, Tofield, Millet, Calmar, Evansburg, Redwater, Onaway, Viking, Athabasca, High Prairie, Valleyview, Fairview, Peace River, Whitecourt, Mayerthorpe and many more rural areas and towns.

Edmonton Commercial Flat Roof Replacement, August 2012

This client in Edmonton required a complete flat roof replacement on a multi-family apartment building. An initial inspection was carried out by our crew followed by a complete roof replacement to prevent further water damage. Note: This report also contains additional follow-up service reports.
Inspection, August 30, 2012:
I have measured the apartment building, and have attached photos of the measurements, along with the possible problems regarding the leaks. There are a number of bubbles scattered over the roof, with the biggest bubble being roughly 12 feet long. It is a flat roof (tar and gravel), and by my estimation the current tar and gravel roof is roughly 20-23 years old. As the gum box is in pretty rough shape, I tried to picture as many of the bubbles as I could. However I lost track of them as there are roughly 8 bubbles over a 20' by 20' area. The corners of the building look okay, as do the surface of the pipes. I did not want to disturb the tar and gravel too much as I did not want to cause another leak. I am surprised there is only one leak. With the bubbles being scattered over the roof it would be hard to tell which bubble is causing it, and in time there will be more leaks.
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Roof Report, September 13, 2012:
Removed gravel from roof and window areas, repaired hole in roof and waterproofed. This roof requires a full replacement. Edmonton-20120913-00146 Edmonton-20120913-00148 Edmonton-20120913-00151
Roof Report, September 26, 2012:
  • Arrived at site, set up ladder (with bungee tie off).
  • Two crew members removed the old roof while I went to Roofmart for material pickup.
  • 720 sq ft. had been ripped by the time I had returned.
  • Gaping holes are evident in the sheathing. Will be replaced tomorrow.
  • We started to sweep the area, removing gravel in preparation for ice and water application.
  • Adhesive was applied to the substrate, and ice and water was laid down.
  • The ice and water was tied into the existing roof system with tar.
  • Vents were surrounded with tar.
  • Roof was cleaned up and ladder was taken down.
Materials Used:
  • 4 rolls of ice and water.
  • 1 pail of adhesive.
  • 1 roller.
  • Several sleeves.
IMG-20120925-00278-Optimized IMG-20120925-00279-Optimized IMG-20120925-00280-Optimized IMG-20120925-00281-Optimized IMG-20120925-00282-Optimized IMG-20120925-00283-Optimized IMG-20120925-00284-Optimized IMG-20120925-00287-Optimized IMG-20120925-00289-Optimized IMG-20120925-00291-Optimized IMG-20120925-00293-Optimized IMG-20120925-00294-Optimized IMG-20120925-00295-Optimized IMG-20120925-00296-Optimized IMG-20120925-00297-Optimized IMG-20120925-00298-Optimized IMG-20120925-00300-Optimized IMG-20120925-00301-Optimized IMG-20120925-00302-Optimized Roof Report, September 28, 2012:
  • Arrived on site and filled out safety documents.
  • The crew continued laying down fiber board on roof.
  • A tarp was attached to the side of building to prevent garbage from damaging walls while dumping.
  • Parapet was coated all the way around.
  • Fabric was laid and coated with liquid rubber with a paint roller.
  • Clean up began once whole area was rolled with liquid rubber.
  • Packed up equipment onto the trailer and finished for the day.
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Roof Report, October 15, 2012:
  • Dried off frost on the roof.
  • Rolled roof field with high bond 200.
work done for oct 15 2012 001 work done for oct 15 2012 002
Follow-up Snow Removal Service, March 31, 2013: This was a snow and water removal service call. There was only a small spot of snow and the rest was water. Water covers almost all the roof except where there was a drain or scupper. The average water level was 2' and was removed by pushing the water in tandem with snow shovels. Edmonton-20130207-00396
Follow-up Inquiry, June 4, 2013: Our project manager sent the following email to the client regarding a possible water leak issue (her response follows):
Hi,
I've had some time to sort through your inquiry earlier. I had a tech attend and the roof is extremely sound. It is possible, depending on timing over the weekend, that somehow when the crew attended to do the roof that somehow water got in somewhere. But the roof as it stands now is extremely and unusually sound. And as far as what you previously viewed with those flashings (the comment that the roof may not be done from your previous).... I have no idea how those came off the roof and I don't even want to venture a guess but my roofers re-fastened and all is good. Notwithstanding, here are some points of clarification or future discussion: IF THE ROOF EVER LEAKS AGAIN (or it appears to be the roof at all for any reason) have whomever it is call me the second they see an issue. This is critical so I can assess. I have a suspicion that a roof drain is leaking somewhere in the plumbing and in ideal conditions it will leak. A theory of mine is that when the crew attended and they they pumped water off the roof (and directed it down a drain), this is when the leak occurred - which means there is a breach in the plumbing at a drain (if I am correct). Also, the roofers did mention that at some point you should consider either scuppers at the edge of the roof on each side with a downspout or alternatively more internal drains. They commented that when they attended to re-cover the whole roof that there was a fairly good amount of ponding which isn't good. Internal roof drains are very expensive due to the plumbing costs but external scuppers at 2 or 3 sides would be much less (like 10% of internal drains). The cause of this is that over the years a building settles and isn't level so either more plumbing drains are added or exterior scuppers. I think that about covers it for now. Be sure if there is any sign of a leak that at first sign they call me and we'll get over there at first sign to track the problem down and if we diagnose it's an internal plumbing connection to a drain we can coordinate the plumber for you at that time also. Thanks
Hi, Thanks for the information.  We did have our plumber attend the building yesterday and he did discover an issue with the plumbing in the lower unit, which has since been corrected.  We will keep an eye on it. Thanks so much for your quick response and I hope that we will no longer have any water problems. Regards,

Follow-up Service Dispatch, May 21, 2014:
We fixed a lot of seams that were split and also found some holes that are now repaired. One section was really bad and was ponding so I dried it out and applied new LR to the entire area. One vent was peeling around the base (I also fixed it). I then went through the whole roof with a fine tooth comb and fixed every deficiency with the LR.
Materials Used:
  • .5 pail of trowel grade LR.
  • 1 pail of roll on LR.
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< End Report > CODE: 12402 Contact Us Call our 24 hour emergency roof repair at 1.780.424.7663. Mail to: 3428 99 Street NW Edmonton, Alberta T6E-5X5. We service all of Alberta including Edmonton, Stony Plain, Spruce Grove, Fort Saskatchewan, St Albert, Sherwood Park, Leduc, Nisku, Beaumont, Lac La Biche, Grande Prairie, High Level, Westlock, Slave Lake, Edson, Drayton Valley, Devon, Camrose, Wetaskiwin, Tofield, Lamont, Morinville, Vegreville, Tofield, Millet, Calmar, Evansburg, Redwater, Onaway, Viking, Athabasca, High Prairie, Valleyview, Fairview, Peace River, Whitecourt, Mayerthorpe and many more rural areas and towns.