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BUSI 441 Project 1: Reserve Fund Study Estimating Roofing Replacement Cost

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BUSI 441 Project 1: Reserve Fund Study Estimating Roofing Replacement Cost BUSI 441 Project 1: Reserve Fund Study Estimating Roofing Replacement Cost In Project 1, Part One, section (b) you are instructed to identify the roofing type and area for your subject building. The section specifies the following: • Roof: y type: built-up, torch-on, IRMA, etc. y total square footage of the roof areas, number of roof drains and vent stacks y don't forget to measure the roof area above the elevator shaft is there is one y physical age, condition, repair history This document outlines guidelines and suggestions for completing this section of Project 1, as well as Part Two, sections (a) and (c), where you are required to estimate the replacement costs and the life cycle. MEASURING ROOF AREA First and foremost, you will need to measure the surface area of your subject building's roof, to determine the number of roofing squares that require replacement. How to take roof measurements at ground level: The first task in determining roof replacement costs is to measure the roof area. Due to safety restrictions we do not recommend that you measure the roof of your subject property at the roof level. It would be best to measure at the ground level. The first thing you need to obtain will be the exterior dimensions of the building, in other words the buildings perimeter. Use a measuring tape to calculate the length and width of the outside building walls. To determine the roof area multiply the building dimensions of width times the length. This will give you the area of the main roof surface. If your roof has an overhang you will have to estimate its width and length as this area is usually also covered by the roof membrane. Most flat or low pitch roofs do not have overhangs, but an overhang is typical for pitched roofs. Most overhangs range in width from 12 inches to 36 inches -- estimate what you think the width is, again, from the ground. Example: if your subject building has a pitched roof and is 200 feet long and 50 feet wide, after multiplying both sides your would find the main roof area of the building is 10,000 square feet. If there is an overhang that is approximately 2 feet wide, you would multiply the 2 foot width of the overhang by 400 feet (200 feet on each side) to cover the area of the overhang. You add the result 800 square feet to 10,000 for a total 10,800 square feet as the basic roof area of your building (before adjusting to the multiplier, discussed below). Keep in mind that some buildings do not come in perfect rectangular forms, and often will have funky architectural twists. So, if your building resembles a complex geometrical figure, such as several pieces of domino pieces next to each other on the table, then you can estimate the areas of each respective piece first, and then add together for a grand total. If your subject building has small gable roofs or dormers, you can ignore them as they will make minimal difference in the total area. If there is a mansard roof (barn style), then estimate the height of the close to vertical sections (again from the ground), and add the area of these to the calculation. ©2009 UBC Real Estate Division Page 1 Estimating Roof Replacement Cost Converting covered roof area to roofing squares The roofing industry likes to keep things simple and work with small numbers, so you need to convert the larger numbers expressed in square feet of roofing surface to a simple number of roofing squares. One roofing square has 100 square feet, or a 10' by 10' foot area. Converting the area in square feet to roofing squares is accomplished by dividing the total area by 100. For example, a 10,800 square foot roofing area would be described as 108 roofing squares. Measuring the pitch of a roof An accurate measurement of roofing area requires calculating the pitch or steepness of the roof. Calculating the roof's pitch is actually quite simple and can be useful information. However, for the purpose of this exercise you do not need to undertake this process -- these details are provided only for your information. Defining Roof Pitch: The pitch of a roof is a ratio that measures the steepness of the roof. The base number used in the measurement is 12, and the pitch is the number of units that the roof rises over the base number. Because the base is 12, you can think of the pitch as the number of inches the roof rises for every foot or twelve inches the roof extends horizontally. This change in roof height is also called the "rise" and the change in the horizontal plane is also called the "run". With this in mind, a perfectly flat roof would have a "pitch" of 0 in 12; for every 12 inches the roof extends in the horizontal plane the roof rises zero inches. A roof with zero pitch is completely level and, of course, would not shed water! Completely flat roofs are uncommon, although "ponding" roofs are used in some hot areas to collect and store water to cool the house. They are very effective, but need to be able to withstand the considerable weight of the water. As the pitch rises, the roof becomes better at shedding water. What is referred to as a "flat" roof, actually has a pitch of 1 to 3 in 12; it rises a couple of inches for every 12 inches horizontal. This is common on multi-unit residential and commercial buildings. This roof pitch requires "hot" tar or rubber roofs to seal out the water that can pool during heavy rains or snow. A common roof pitch for what is referred to as a “peaked” or “sloped” roof is usually in the range of 5:12 to 8:12 pitch. This is a good pitch for shedding water but not prohibitively steep for access and work, although it takes some experience to feel comfortable on any roof! This is probably what the average person perceives as the "normal" roof, one that is neither too flat nor too steep, A roof that has a 12 in 12 pitch has a rise equal to its horizontal projection. If the roof is pictured as a triangle, then a roof with a 12 in 12 pitch has the roof-top makes a 90 degree angle. Roofs with this pitch and steeper are used on traditional architecture such as English or Tudor as well as with mansard roofs. Measuring Roof Pitch: To measure roof pitch, you need a framing square and a level. You need to safely access the downward sloping underside of the roof. Hold the long end of the square against the roof, with the point of the square extending toward the centre of the house, and the short end extending upward to the roof edge (making a right-angle triangle, where the roof edge is the hypotenuse). The long end of the square should meet the roof edge at 12 inches. Use your level to ensure it is horizontal. The inches on the vertical part of the square will indicate the pitch. For example, if it measures 5 inches, then the roof is 5:12 pitch. There are more detailed methods for measuring pitch, but this is sufficient for a rough calculation. Above all, in making any roofing measurements, please keep in mind that safety is the paramount concern! ©2009 UBC Real Estate Division Page 2 Estimating Roof Replacement Cost Calculating the roof area by applying a roofing pitch multiplier Once you have derived the two-dimensional ground measurements, you need to convert them to a three- dimensional roof measurement. Mistakes are often made in this step, especially when dealing with a complex roof. The diagram below illustrates three categories of roofing slopes: Low Slope / Pitch At least a 4:12 pitch, meaning that roof rises 4 feet for every 12 feet of its base horizontal length. This roof slope is considered walkable and is easy-to- install. A low pitch roof will not be greater than 5:12 slope of roofing steepness. Multiplier: 1.15 to 1.25 times the number of ground squares. Medium pitch / slope Ranges from 6:12-9:12 pitch. Not considered walkable and installation requires special equipment such as roofing jacks and planks. The higher degree of complexity of installation makes them more expensive. Multiplier: 1.25 to 1.4 depending on the steepness and complexity (dormers, valleys, endwalls, referred to as how “cut up” the roof is. High pitch / slope A pitch 9:12 or greater. High slope is the most difficult and dangerous to install, requiring special safety protection and fall arrest equipment. As a result, it has the highest price. Multiplier: can range from 1.41 for a simple gable roof up to 1.7 for a high sloped and cut up roof, or greater. A 1.5 multiplier might be a reasonable average for high slope roof with and slight to moderate cut up. For your subject, make a reasonable assumption as to what you think the pitch of your subject property's roof is, low, medium, or high pitched slope. Then, based on the parameters above, determine a reasonable multiplier. For example, if you determine the roof is medium-pitched, around 7:12, then the multiplier will be in the range of 1.25-1.4. The total roofing area is the roofing squares times the multiplier. For example, assume that your roof has a medium pitch of 6:12, and is moderately cut up with an end wall and two valleys.
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