The following report covers an ongoing file in which GRS is to replace a commercial client's flat roofing system. The article will be updated with an inspection and in-progress photos as they come in. Continue reading Flat Roofing Replacement, August 2015, Edmonton
Below you will find a photo journal from a commercial contract in High Level, Alberta. The work entailed a TPO flat roof recovery and sloped insulation.Background When a roof reaches the end of its life, our clients are faced with the choice of either a full replacement or a recovery. Roof recovery refers to applying a new system over an existing one when the roof is reaching its end-of-life (1). Depending on climate conditions, preference, or preexisting solutions, a roof recovery may be performed using TPO, EPDM, bitumen, cap-sheets and/or asphalt. Sloped insulation refers to the tapering that exists on an insulation system. As a weatherproofing measure, when precipitation reaches your roof, it will run off into the drain system down the slope. Call us today for a consult on which roof recovery system is right for your commercial, industrial, or residential environment. < End Journal > Code: HIGH Article Topics: TPO Flat Roof High Level Alberta. 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.
Below you will find a series of quotations for an existing commercial client. We had previously dealt with some leaks for them as outlined here. This time, the client required a roof recovery for a 28 ft. x 44 ft. garage. Client files request, April 20 2015:
I know that you quoted on the small garage, we would like another quote that requires the following: layout, retrofit, TPO roof, no asphalt.Quotation, April 20 2015:
- Layover, remove stone.
- Install new 2 in. polyisocyanurate and 0.45 mm TPO membrane.
- New flashing is required all around to match the front of the building.
- 5 ft. of cap
- 5 ft. of base
- 1x can of spray primer
- 1x 3 in. drain
- 1 can of mastic
- 1x roll of 6 in. reinforcement mesh
- Gum patches to three or more areas
- Replace the drain with a new 3 in. unit
- Roof replacement using an SBS 2 ply system
- Estimated time: 20 hours
Article: TPO Roof Repair. Flat Roof. Commercial Building. Hotel in Fort Saskatchewan Alberta.TPO Roof Repair, maintenance, and considerations for type of membranes in cold climates. TPO Roofing or Thermal Plastic Olefin Roofing is a single ply roof system that is used extensively world-wide. In most instances TPO is installed as a white or cool-roof. It can be installed in one of three ways. 1. Fully Adhered, 2. Mechanically Fastened, and 3. Loose Laid Ballasted. Single ply roof systems came along after tar and gravel and then torch-on SBS modified systems. It's primary advantage is that it is less costly for supply and install than torch-on and tar and gravel due to labor costs. Market acceptance in the USA (or in warm climates) is considerable and the product is effective in those climates. In colder climates, such as with most of Canada, TPO isn't installed as often as the USA and there are considerable studies that suggest that reflective roofing in Canada results in a negative net benefit and that reflective or cool roofing in Canada is prone to condensation issues. Visit these off-site publication links for more information about cool roofing membranes (reflective) in cold climates: 1. Calgary Says No to Cool Roofs. EPDM Roofing Association. http://www.epdmroofs.org/blog/2015/05/18/calgary-says-no-to-cool-roofs 2. The High Cost of White Roofs in the North. Huffington Post. http://www.huffingtonpost.com/charlie-soffel/the-high-cost-of-white-roofs_b_5623273.html?utm_hp_ref=green 3. Effects of Roof Color and Solar Reflectance on the Accumulation of Moisture in Roof Systems. Asphalt Roofing Manufacturers Association. http://www.asphaltroofing.org/effects-roof-color-and-solar-reflectance-accumulation-moisture-roof-systems
Repairing a TPO Roof (or any single-ply) Does Have Advantages Over Torch-On and Tar and Gravel.One advantage that single ply roofing systems have (TPO, PVC and EPDM) is that they are usually quicker to inspect and easier and quicker to repair. As long as it isn't a ballasted single ply roof. If it's ballasted with rock then this becomes a negative and not an advantage because it takes more labour to remove the rock for inspection and repair. Single ply roofing such as TPO, PVC, and EPDM also do not need open flame work such as with torch on modified bitumen roofing. If you get a roofer to work on your 2 ply SBS modified bitumen roof BE SURE they are insured for open-flame work! Also to consider is that torch-on roofing typically requires a more experienced technician than does single-ply and as the years go on there are more and more single ply techs and less that can repair torch-on and tar and gravel. The issues or pro's and con's listed above are why we typically encourage customers that are looking at single ply to install EPDM in a cold climate and not TPO or PVC. The net benefit is a consideration but also is the cost of installation and the cost for repairs and maintenance over the years. October 30, 2014: Crew Arrives To Complete TPO Roof Repairs. 10120 86 Avenue Fort Saskatchewan.
They have a leak in the south-west corner of the hotel. The roof is TPO. When I got up on the roof I picked at all the laps in the area in where it was leaking and on the top side of the slope that would of run through the area and they were all good. I did find a couple breaches in the system. One I fixed with TPO cover strip and the other with water cut off. Personally, I think the leak is coming from the stucco to frame work - there are cracks and holes all through it. Also there is a electrical conduit that runs along the parapet walls which is mechanically fastened and the conduit is attached with 1 inch screws and are popping out - this should be fixed (re-installed correctly or patched correctly) to prevent any further breaches to the system.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.
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)
- 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)
- TPO or PVC
- 2-ply SBS modified bitumen (torch-on)
- 1-ply coat tar
- 2-ply engineered liquid rubber
- 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.
- All roof membranes have similar life-cycle expectancy and associated costs.
- All roof membranes will provide excellent protection over many years if maintained properly.
- GRS installs all different system types. Not every roofing contractor can or does install them, so personal bias can play a role in recommendations.
- All low slope roof systems have pros and cons.
- Skylights are not included in pricing unless otherwise noted.
- 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.
- 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.
- 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.
This client required an emergency dispatch due to water leaking into their property. A crew member was sent to inspect the rooftop and look for the source of the leak. Roof Report, March 9, 2013:
First I spoke with the client about where the leak was and then I headed onto the rooftop to clear the water and snow away. It is leaking warm water inside and very steadily. It could be the inner water line leaking but this is just a theory. Water continuously drops from the unit right by the air filters and creates a pool all around it.
Water stopped leaking inside and from the unit itself after 15 minutes of clearing the water and snow. I searched for a possible source of the leak in the TPO but could not find anything. I searched around the unit and all of the curbs and seams. Inch by inch I looked, but I did not find a single hole or anything else.I waited another ten minutes and the leak stopped. Stop time was at 6:52 pm. The client is happy with it being halted. < End Report > CODE: Stony Plain 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.
This project started with an inspection of the client's residential roof as the owner wanted options for replacement. Our project manager provided a comprehensive quotation outlining various options for replacement and recovery. The client wanted options for both the house and the garage. Upon first inspection it was determined that the leakage in the garage was occurring at the flashings, which all need to be replaced. Our crew was informed that a tree had fallen on the rear portion of the garage which is evident from the damage there. The roof itself is not in good shape and has many soft spots, one area even has a foot long bubble on it. There is also a tear about 8 inches long. The inspection of the roof on the house was not quite as bad as the garage; however, there was one soft spot located around the drain. It is possible that the insulation underneath is beginning to saturate with water. Normal blistering on the roof is evident of the roof coming to the end of its life. The flashing is also an issue with one hole caused by the adjacent tree. The client is open to all available options. The following is an email sent by our project manager to the client providing a quotation for various roofing options:
Good morning, Please find attached the pricing you requested. Both your home and garage is priced. The documentation and internet links in the attached report detail our; Workmanship Guarantee, System Options and Methods, Credentials, 2011 Schedule Availability, Links to Manufacturers, GRS Project Portfolio and Clients, etc. There are two different methods to do your roof, one is to rip the old roof off (a complete replacement) and the other is a new Roof Recovery System. A Roof Recovery has our crew scraping the gravel off, taking the old membrane and soaked insulation off (as required only) and then mechanically attaching a fibre board and then putting a new roof over top (SBS Torch On, Tar and Gravel Mop On, EPDM, TPO, or PVC per quote). Typically a roof recovery is what is done. A roof recovery is less intrusive, it is more environmentally friendly as the old bitumen layers don't end up in the land fill, the old system also has an inherent R Value of usually around 7, it is less costly, and the life-cycle is the same as a complete replacement. However, if you find that you want or are required to completely remove the old system down to the substrate (the sheathing or metal Q deck), we can accommodate this and the pricing is included in the attached documentation also. Additionally, there are a number of different membranes available, which I've detailed in the quote. Essentially, it comes down to 1) A traditional 4ply mop on tar and gravel (BUR), 2) 2ply SBS Mod Bit (torch down or cold apply), or 3) Single ply; black rubber membrane (EPDM) or a white membrane (TPO or PVC) depending on whether you want to draw the sun in or not. EPDM, TPO, PVC are available in multiple colors, however EPDM out of the box is typically black and TPO / PVC are typically white. Single ply systems are what are being installed more and more now (for GRS singly ply is about 80%), however, we install all system types. I would encourage you to consider the life-cycle costing and maintenance / repair benefits of a single ply system prior to choosing a system. Have a read and let us know what you think - I know there is a lot of information so I'm sure you will have questions. Thanks for the opportunity to quote - it is appreciated!
< End Report >
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.
Below you will find a series of reports from the Grande Prairie roofing repair crew. Initially, they had been called in for snow removal on a condominium complex flat roof. This culminated into further inquiries for a roof replacement in the summer season. Inspection, January 18 2011: The scupper drains on the north and south side of the roof were blocked with ice, and the drain pipe was frozen. I suggested to disconnect the frozen pipe, clean the ice out of the scupper, and clean the snow off the roof. The client gave their approval following our observations. As far as cleaning goes, this roof should be easy, as there are many areas to throw the snow off from. Roof Report, January 19 2011: I arrived at 8:30am and cleaned approximately 5,000 to 6,000 sq. ft. of snow from the client's flat roof. The ice was cleaned from the two scupper drains as well, followed by an ice melt application. Service Followup, January 20 2011: Although the snow removal is complete, the client still has frozen drain pipes. The north scupper seemed to be running when I left the site. There is an internal drain on the south side that will be helpful when water starts to accumulate down on that end. Leak Investigation, January 27 2011: The drain on the south side needs to be repaired with torch-on and SOPRAMASTIC. Our client also inquired about a roof replacement for next summer. Roof Report, January 29 2011: Based on our investigations, we carried out a drain leak repair with a torch-on membrane. Mastic was applied as a sealant. Eventually this drain will require a replacement. Quotation, April 4 2011:
- Immediate Repairs Required to Tar and Gravel Flat Roof.
- Replacement (retro fit) of Front Entry Roof.
- Replacement Options:
- EPDM (Black Rubber Roof).
- TPO or PVC (White Reflective Roof).
- 2 Ply SBS Modified Bitumen (Torch-On).
- BUR – Tar and Gravel Built Up Roofing (BUR).
- Retrofit/Overlay Options:
- TPO or PVC.
- Recoat of Hot Tar or Coat of Cold Application Emulsion & Repairs.
- Spray on SPF (Top Coating add 1.00 – 2.00 per sq).
- Metal Panels (Corrugated, Ribbed, or Standing Seam).
- Roof Flashing (if they cannot be reused).
- Warranty: Manufacturer Warranty As Applicable.
- Workmanship Guarantee: GRS Lifetime Unconditional Workmanship Guarantee.
- Technical Service: 24 Hr - 7 Day – 365 Day Per Year Technical Service.
- Credentials: Licensed, Soprema PAQ S Advanced Certified, WCB, $5,000,000.00.
- Commercial Liability Insurance, Safety Program Exceeds Provincial Standard.
- Work Duration: Repairs 2 days. Replacement 9 – 12 days. Retrofit 5 – 8 days.
- 2011 Crew Schedule Availability: April 26, May 10, 24, June 13, July 26, 2011.
Below you will find an example of a consultation our Edmonton roofing repair crew provided to a residential client. Their initial inquiry was regarding replacement of both their house and attached garage roof. Quotation, October 3 2010: LUMP SUM TENDER PRICING FOR FLAT ROOFING OPTION
- Flat Roof Overlay / RetroFit Options
- EPDM (Black Roof – Recycled Tires)
- TPO or PVC (White Roof)
- Flat Roof Replacement Options
- TPO or PVC
- SBS Modified Bitumen (Torch On Rolls)
- Tar and Gravel (Traditional Built Up Roofing)
- Flat Roof Replacement Extras (over attached garaget)
- Perimeter Flashing (replace only as required)
- Custom Fabricated Eaves, Downs, and Scuppers (as required)
- Site Visit Done. Initial Assessment Completed. Photos on file (see Krain Consulting report).
- Options for roof replacement, roof overlay, repairs, and regular maintenance attached.
- Full roof replacement is not required except at garage portion where the installation crew will determine how much to take out when they open roofing system.
- An EPDM, TPO, or PVC roofing system overlay is a reasonable option for this roof.
- A roof overlay saves significant costs, provides environmental relief as old system does not end up in the waste, and all the roof overlay systems are very successful.
- The deciding factor when considering a roof overlay is whether the preference is a black roof (drawing the sun in) or a white roof (a cool roof for more efficient function).
- Repairs to existing roof is a consideration, but not recommended considering the number of failures.
- Roof Flashing.
- The existing roof flashing is in moderately good shape. It could be replaced but it is most definitely not required. We suggest keeping as much of the old flashing as possible.
- We suggest keeping as much of the old flashing in place as possible. When the new roofing system is retrofitted, the Senior Installation Manager would instruct the crew to save as much of the old flashing as possible (unless client decides to simply replace all flashings).
- The roof flashing invoicing (whether all new is ordered or the existing flashing is modified) would be a separate invoice. Our sheet metal / flashing crew is about two weeks behind our flat roof membrane applicators so we would bill the flashing separate of the roofing system.
- Eaves, Downs, and Scuppers.
- Crew to be instructed to slope roof in such a way that the flow of water moves toward the east and south.
- Custom fabricated architecturally designed eaves and gutters with external scuppers (drainage to gutter area) will be added to back of home and east side. Client and installation manager to determine where the downspouts will send water to on east side of property.