Engineered Liquid Rubber Roof Recovery in Edmonton AB, October 2014

Below you will find a quotation, project manager notes, and a field report for an engineered liquid rubber roof recovery for an industrial metal roofing client in Edmonton, Alberta. Quotation, October 15 2014:
  • Engineered liquid rubber recovery to complete metal roof.
  • Pressure washing to clean, water test, and assess.
  • Fasteners will be tested and replaced as required to complete the roof deck, penetrations, and gutters.
  • Sheet metal repair and penetration saddle fabrication as required.
  • Remove old caulking as required.
  • Hand trowel all penetrations, roof to wall connections, fasteners, ridge, horizontal sheet seams, hidden gutters, and roof edge at external gutters with mesh and high grade rubber as required.
  • Apply liquid rubber coating, allow cure time, repeat hand trowel process above, and apply second coat of liquid rubber.
  • Liquid rubber to full inside face of parapet and top of parapet cap.
  • Ten year manufacturer warranty is extendable to twenty year maintenance agreement.
Project Manager Notes This roof structure may be a candidate for either a repair-maintenance program or an engineered liquid rubber coating - you may not have to replace it. I would not recommend a standard reflective elastomeric coating, or the SPF spray foam (with standard reflective coating), as this standard does not last well in a Western Canadian climate. Liquid rubber performs well in our climate as it has up to a 1200% expansion/contraction rate. If considering SPF for R-value, we strongly suggest covering the spray foam with liquid rubber or EPDM. Our crews do this work everyday with success. Generally speaking, metal roof systems are constant aggravating roof structures. Industrial systems have a deficient design - they are water-shedding, and not waterproofing, coverings. Metal expands and contracts more than any other roofing material and tend to leak from ice/snow loads. Leaks are also intermittent at seams (vertically where sheets are seamed together and horizontally where seams meet between sheets), penetrations, fasteners, around the perimeters at gutters, under the eaves, and at joints between roof and wall connections. Rust and corrosion may also develop. Traditional caulking or coating lasts a few seasons at best. Remedies are either spot repairs - maintenance with caulking or engineered coatings. Our recommendation in this instance is a high and engineered 2-ply liquid rubber polymer coating with a 10 year warranty, with the option of a 20 year maintenance contract for extended leak protection. Our client approved the quotation the same day for a roof recovery. Field Report, October 22 2014: After picking up the liquid rubber, we went to the work site and prepared the roof with seam tape around all seam tapes and penetrations. We then began coating the roof with liquid rubber and completed this site by the evening.
20141020_141353_resized
Seam taping around units
20141020_164201_resized
Coating begins
20141020_141400_resized
Assessment
20141020_141654_resized
Scoping ventilation units
20141020_141701_resized
Low-slope valleys
20141020_141707_resized
20141020_164303_resized
Coating around B-vent
20141020_162526_resized 20141020_164209_resized 20141020_164217_resized liquid 20141020_164257_resized 20141020_164320_resized 20141021_150726_resized 20141021_150734_resized 20141021_150743_resized < End Report > Code: 9222 Article Topics: Industrial Metal Roof Coating Edmonton, Alberta. Liquid Rubber.   Contact Us 24 Hour Emergency Roof Repair. Telephone: 1.403.873.7663. Email: info@calgaryroofrepair.ca. Mailing: 240 – 70 Shawville Boulevard SE Calgary, Alberta. T2Y 2Z3. For all other areas of Canada call 1.877.497.3528 Toll Free. We service all areas of southern and central Alberta and south east British Columbia including Airdrie, Banff, Calgary, Canmore, Crossfield, Carstairs, Didsbury, Olds, Sundre, Three Hills, Drumheller, Hanna, Brooks, Bassano, Strathmore, Chestermere, Irricana, Cochrane, Black Diamond, Okotoks, Priddis, Bragg Creek, Cranbrook, Fernie, Panorama, High River, Vulcan, Medicine Hat, Lethbridge, Taber, Sylvan Lake, Red Deer and other Alberta rural points between.

Commercial Roofing Maintenance in Edmonton AB, January 2011 and May 2014

Below you will find field reports and project management notes from our Edmonton roofing repair crew responding to maintenance calls for an ongoing commercial real estate client.  Maintenance Call, January 20 2011:
Further to the situation at our other property, we have received confirmation that the owner has completed all he can do for snow removal at this site. As per our conversation, we would like a site assessment and quotation. This information will then be forwarded to the owner for a final decision.
Post-Repair Report, January 17 2011: There was water in the roof drain, but we noticed the down-pipe was frozen solid. Water was forced out of the pipe near the top of the wall and caused lots of ice to form against it. Ice melt was spread out around the pipe and drain. The drain pipe should be removed and thawed, or otherwise replaced completely. A tenant on the ground floor unit told us there might be as many as four units in this block (northeast corner) that have roof leaks. We should schedule a meeting with the building superintendent so he can let us in to see where they are. January 18 2011: We were shown three other units that reported leaks. Only one on the southwest corner was an actual leak caused by a frozen drain pipe. The leak on the northeast corner that we worked on yesterday has stopped. The owner also inquired about pricing for snow removal. January 19 2011: The owner has advised us that he will be cleaning the snow off the roof himself. Post-inspection indicates that there are many potential issues that will come about during the spring thaw. The roof will like experience failures during this time. The drain pipe should also be replaced. The client called us back a couple of years later inquiring about a roof replacement. We have attached notes from the project manager as well, detailing his recommendations, pros, and cons of each system. Quotation, May 15 2014:
  • Complete roof replacement options:
    • Spray foam only (+ top coating - polyurea, liquid rubber, or EPDM)
    • EPDM
    • TPO or PVC
    • 2-ply SBS modified bitumen (torch-on)
    • 4-ply engineered liquid rubber roof
    • TOUGH ROOF
  • Sustainable Roofing - Roof Recovery
    • Spray foam only (+ top coating - polyurea, liquid rubber, or EPDM)
    • EPDM
    • TPO or PVC
    • 2-ply SBS modified bitumen (torch-on)
    • 1-ply coat tar
    • 2-ply engineered liquid rubber
Project Manager Recommendations This roof appears to be a candidate for any of the systems above. Although we can perform repairs or a complete re-conditioning (maintenance), we cannot guarantee any probability of material performance or success (beyond our Lifetime Workmanship Guarantee, automatically included with any work we do). I will preface my personal recommendations with a list of important things to remember when reviewing roof system choices:
  1. All low slope roof membranes on the market are "good products" - performance depends on who installs the system, the quality of roof assembly components, and geographical area.
  2. All roof membranes have similar life-cycle expectancy and associated costs.
  3. All roof membranes will provide excellent protection over many years if maintained properly.
  4. GRS installs all different system types. Not every roofing contractor can or does install them, so personal bias can play a role in recommendations.
  5. All low slope roof systems have pros and cons.
Two of my personal recommendations for colder Canadian climates are the 2-ply SBS torch-on and the single-ply EPDM. We are discovering that EPDM achieves one of our highest probabilities of success. It has consistent performance, price point, and ease of maintenance (provided it is fully adhered and not ballasted). SBS is also widely used and has performed consistently in Western Canada. In addition to the roof membrane, if you require added R value I would consider adding roof insulation boards or a spray-foam with a liquid rubber. Polyurea or EPDM as a covering. As noted above, one of our recommendations is the single ply roofs. Of the single plys, I recommend EPDM over TPO and PVC as TPO and PVC are heat welded and technician error can play into the integrity of seaming. GRS has many hundreds of thousands of square feet on hundreds of buildings with fully adhered EPDM performing exceptionally well across Western Canada. FYI: ballasted EPDM can be a nuisance to maintain as the rock ballast becomes a significant landscaping endeavour, so we choose to fully-adhere EPDM when possible. And finally are the Tough Roof, 4-ply tar and gravel, and the 4-ply liquid rubber options. Tar and gravel (and torch-n) have been used successfully in Western Canada for a number of decades now. They do, however, use an open flame or kettle and the SBS modified torch-on also has seams that can be problematic if the torch applicator is not highly skilled. The Tough Roof system is a great system that in some instances could be considered over-kill and the 4-ply liquid rubber system can be problematic if installing outside of perfect summer conditions. A note specifically to the spray foam SPF roofing - we have experienced a number of roof failures in colder climates due to the top coat cracking and peeling when not applied properly and to the recommended thickness. Many roofing companies are pricing SPF roofing in such a way that it is difficult for them to be profitable applying the top-coat at a proper thickness. If not applied correctly, the spray foam elastomeric or polyurea coatings are prone to cracking and peeling. Water then penetrates the foam and gets in-between the existing roof system and foam, then runs, and then we have to replace the roof as there is no way to get the water out between the systems. A properly applied polyurea spray coat, liquid rubber spray coat, or EPDM membrane solves that problem. With spray foam (specifically in Canada) we prefer to cover it with EPDM primarily, and if not with EPDM then liquid rubber. We prefer to not use the standard polyurea or reflective elastomerics. Additional notes for consideration:
  1. Skylights are not included in pricing unless otherwise noted.
  2. If structure is experiencing condensation prior to renovation or does in future - a repair, recovery, replacement, or any work done by GRS under this contract is not guaranteed to alleviate condensation issues.
  3. GRS is not responsible for the structure currently or in future experiencing any deflecting, warping, or settling. GRS is not responsible to assess or advise toward engineering issues. If you have any concern about the engineering of the building, please check with an engineer in advance of any roofing work commencing.
  4. Due to the nature of low slope roofing and although all care and attention is expected by the crews at work, GRS is not responsible for water ingress that may result during construction or retro-fitting of a low-slope or “flat roof” system.
< End Report > Code: 153 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.

Acreage Re-Roofing in Edmonton AB – December to February 2011

Below you will find a series of field reports from the Edmonton roofing repair crew for an acreage re-roofing. We took special care in terms of quality control to ensure that the acreage did not experience damage from crew equipment or the shingling process. Assessment, December 14 2011: This is a 3-tab shingled roof with a 10/12 pitch. There is only one layer of shingles, fifteen air vents, nine goose necks (three large ones), five plumbing flashings, and three skylights. There is a small dead valley in the rear (no leaks), but may need some flashing work done against the wall. there is also a small porch on the east side that requires some work. The property has good access points for loading and garbage bins, but we will need tarps for falling debris. Lyndal Osborne 18610-Ellerslie Rd 001 Lyndal Osborne 18610-Ellerslie Rd 002 Lyndal Osborne 18610-Ellerslie Rd 003 Lyndal Osborne 18610-Ellerslie Rd 004 Lyndal Osborne 18610-Ellerslie Rd 005 Lyndal Osborne 18610-Ellerslie Rd 006 Lyndal Osborne 18610-Ellerslie Rd 007 Lyndal Osborne 18610-Ellerslie Rd 008 Lyndal Osborne 18610-Ellerslie Rd 009   Quotation, December 14 2011:
  • Sloped re-roof
    • Remove roofing, dispose, apply new system. Choose from:
      • Premium SBS modified shingles
      • Slate/shake
      • Metal, rubber, shake, tile
Work Order Agreement, February 17 2012:
The material is scheduled to arrive between now and Tuesday. The crew has been instructed to leave it in the driveway so that vehicular and pedestrian traffic is not obstructed. They will begin work at some point next week, although it is still hard to point the exact day at the moment. The disposal bin is a point we need to discuss. The site manager told me there is a concern with gardens and such. What I would like to do is give your phone number to our bin driver so that when he is coming drop the disposal bin, he can call you in advance to be sure you are home and direct where he can or cannot leave the bin.
Work Order Scheduled, February 20 2012:
We will begin your re-roofing project on Tuesday in the morning around 11:00 am. On Wednesday they will continue on and will likely have more crew members available. Our project manager will drop by to check in with you and pick up a signed copy of the order form, ensure that the bin is in the right location, and whatever else needs to be discussed so we are all on the same page. 'Looking forward to seeing you Tuesday morning if you are there!
Property Protocol, February 22 2012: The garage is not being done for this site. A new road has been installed from the main road to their home. There are markers showing where the asphalt of this roadway to their home is and where not to drive, as there is fresh topsoil. The bin must be placed on asphalt at the residence on the left side lined up behind in line with the beaver sculpture. The bin truck cannot leave asphalt residues (if there is not enough room to turn, the truck will have to back out down the acreage road to the main road). Crew trucks can park right at the house to unload, but then need to be relocated to the main road (two minute walk). Trucks cannot leave the asphalt at any time. Tarps must be used at all times under all workers when ripping and shingling. Pay attention to where there are obvious flower gardens. Jacks and planks will be required, as this is a steep roof. Use magnets daily, not just at the end of the job. The site at large must be kept spotless. All PPE must be in order. Client Request
I wonder if it would be possible to start on the north side of the house. We have house guests and they are staying in a bedroom on the south side. They arrive today and be pretty tired.
Quality Control, March 5 2012: Our site inspector checked the work site a week in to ensure that the quality was up to par for this estate property. The inspector's notes are in the photo captions.
Lyndal inspection 001
Flashing needs to be nailed down properly
Lyndal inspection 002
Gable end needs to be trimmed and starter should be straight
Lyndal inspection 004
I don't exactly know what this is, is it a diverter?
Lyndal inspection 005
Seal strip flapping. I've seen this in a few spots
Lyndal inspection 006
Remove garbage from the roof
Lyndal inspection 007
The satellite dish was not reinstalled
Lyndal inspection 008
Extra material remaining; still need to magnetic rake the site
  Final Product, March 13 2012: All the repairs have been completed at this site. The homeowner is happy with the work overall.
  • All Dutch laps have been removed and new shingles have been installed
  • The water diverter above the back door is installed
  • All vents and goose necks have been caulked, and Ice & Water has been applied
  • Most of the cleanup is complete
    • We will have to come back when the snow is gone to finish cleaning
  • Dripping rows and valleys are complete
100_0772 100_0773 100_0774 100_0775 100_0776 100_0777 100_0778 100_0779 100_0780 100_0781 100_0782 100_0783 100_0784 100_0785 < End Report > Code: 18610 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.