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A Reroofing Primer I S S U E 4/2011 VOLUME 28 NUMBER 4 Journal of architectural technology published by Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. A Reroofing Primer Deborah J. Costantini, AIA and Michael S. Pereira, Assoc. AIA No one wants to be caught un- major failure before taking action. Not prepared by catastrophic roof failure. only can early, preventive replacement Emergency roof replacements tend to protect the structural deck and exte- be more expensive than planned ones, rior walls from water damage, planned and damage to interiors may mean reroofing may also realize cost savings. unrecovered costs and detrimental For example, re-covering an existing downtime. But nobody wants to roof with a new membrane offers shell out for a new roof when it’s not a less expensive alternative to full needed, either. So how to know when tear-off and replacement, but it is only it’s time to replace your roof? possible if the roof assembly is stable and dry. Planning ahead for roof Occasional leaks, especially after major replacement also allows facility dollars storms, may be resolved with an iso- to be spent on those areas that need lated repair. But when leaks become them most. It’s generally easier to recurrent and pervasive and the roof budget for a phased roof replacement approaches the end of the warranty program than it is to find funds for un- period, it’s probably time to consider expected replacement of a failed roof. roof replacement. As preventive maintenance ceases to keep pace For many building owners and manag- with failures, leaks can damage inven- ers, the first step in a reroofing project tory, equipment, and interior finishes, is to obtain proposals from roofing leading to business interruption and contractors. But proposals for what? closures as repairs are made. Hospi- Given technological developments in the roofing industry and changes in tals, laboratories, data centers, libraries, Planning ahead for roof replacement building codes over the past 20 years, and museums contain sensitive spaces avoids the unexpected expense of replacement in kind might not be the particularly susceptible to water dam- emergency leak remediation. best option—or even a possible op- age. For critical facilities, it therefore tion. Without a set of specifications may be prudent to replace an aging and drawings, contractors will often roof as it approaches the end of its opt for the cheapest possible assem- anticipated service life, before prob- bly to make their bottom line more lems are observed. appealing. A better strategy is to get Even for the typical industrial, com- a detailed picture of existing condi- mercial, or institutional building, tions first, then use that information planning for roof replacement is likely to select the right roofing system for a better option than is waiting for a the job. As Project Architect in Hoffmann Architects’ Connecticut office, Deborah J. Costantini, AIA leads project teams in diagnosing and resolving roofing distress and in developing roof maintenance protocols. Project Coordinator Michael S. Pereira, Assoc. AIA provides design documents and specifications for a wide range of roofing systems. JOURNAL Roof Investigation roof system. 1. Building Characteristics. If you’re planning to replace the roof A condition survey is also important A good reroofing option for a one- anyway, it may seem superfluous to to evaluate proposed roof replace- story, 100,000-square-foot warehouse conduct a roof investigation. However, ment systems for compatibility with might be a poor choice for a 50-story without an understanding of the exist- the existing structure. During the skyscraper with multiple roof setbacks. ing roof system and deck conditions, investigation, the design professional Building height is a major factor in roof building owners and managers may will determine the construction type system design, particularly as it relates inadvertently select incompatible and condition of the roof deck, as to wind uplift. Siting, too, is key, in systems, neglect to resolve underly- well as the adequacy of the existing that exposure to wind, rain, snow, and ing problems, or even replace a roof drainage system. He or she will also sunlight varies depending upon the when it isn’t necessary to do so. consider potentially difficult flashing roof orientation and its relationship conditions, such as a large number of Particularly for roof areas installed at to building intersections and exterior roof penetrations, and the structural different times or exposed to different walls. A roof laden with mechanical and waterproofing integrity of roof conditions, a professional investigation equipment and numerous penetra- intersections and terminations. Rec- can help decide which roofs need tions demands a very different type of ommendations for remedial action can maintenance (good general condi- roof system than does one with wide then be based on actual roof condi- tion), restoration or repair (salvageable open areas unencumbered by vents, tions, rather than on hypotheticals, condition), or full replacement (poor hot stacks, or fan curbs. Skylights and assumptions, or generalizations. condition). Evaluating roof conditions penthouses also play a role. Of critical importance is the deck construction assists in prioritizing roof areas for Roof Design Considerations replacement, which allows for accu- type and load capacity, which can im- rate budgeting and long-term capital Selecting a roof assembly for replace- pact re-cover/replace decisions, as well improvement planning. In addition, ment isn’t necessarily as simple as as the selection of insulation, adhesives, a comprehensive investigation aids re-installing the same system, nor is it and fasteners. sufficient to select a promising product in establishing code compliance and 2. Logistics. identifying deficiencies at parapet walls, seen at a conference or used on the penthouses/bulkheads, copings, and building next door. While these strat- Practical considerations for installation transitions, so that these repairs can egies can yield fine results, more often can make the difference between a be completed concurrently, saving on than not choosing the right system successful reroofing project and one set-up and construction costs and pre- for the job requires consideration of a that is fraught with problems. Urban venting damage to the newly installed number of factors. The top five: settings, for example, may preclude Roof replacement at a suburban or rural facility may involve use of a crane to facilitate material delivery. Reroofing projects in urban areas, such as this setback roof replacement in New York City, demand consideration of roof access as part of the design process. 2 VOLUME 28 NUMBER 4 use of a crane for lifting materials onto the roof. The size and capacity Cost Calculation and Budgeting of service elevators then becomes When selecting a roof system for replacement, consider ownership objec- vital to roof system selection, in that tives. A resilient roof system with a substantial warranty period is a good the elevators might not accommodate investment, but only if you plan to hold on to the building long-term. For a large membrane rolls or insulation quick sell, a new roof that doesn’t leak and meets minimum quality criteria boards. Debris removal can likewise may be sufficient. face similar obstacles. Coordination of site access and material storage Other factors to consider when selecting a roof assembly are future upkeep should be considered well before the costs, downtime during the reroofing project, and energy cost savings that contractor’s arrival on site. might be realized from the new system. The additional expenses that might be incurred by closing the top floor of a hotel or relocating large quantities Suburban locations have their own of inventory could mean that a roof system that can be installed in a day is challenges, particularly when it comes preferable to one that disrupts operations for weeks. to roof areas of excessive width, such as at industrial or manufacturing facili- A roof area that is difficult to access, such as a waterproofing system buried ties. Sprawling buildings may require below a rooftop terrace or garden, demands a more resilient, puncture-proof a large crane for delivering materials, system than does an assembly that’s in the open. Where resolving leaks and hot-applied products may not would prove cost-prohibitive, a waterproofing membrane that is initially more maintain the correct temperature expensive might be well worth the investment. by the time crews reach the middle During the investigation phase, the architect or engineer can evaluate these of the roof. For rural areas, material and other cost considerations when preparing recommendations for repair selection can be driven by availability. or replacement. Discuss any concerns regarding logistics, maintenance, or Choosing a system that’s not supplied performance during design development to avoid any unpleasant surprises. locally may mean that contractors Detailed contract documents enable contractors to provide accurate bids for don’t have support from the manufac- the full project scope, including any enhanced details necessary to meet war- turer’s technical representative, or that materials aren’t in stock and must be ranty, code, or insurance requirements. With the complete scope of services pre-ordered prior to installation. at hand, contractor bids can then be compared as apples-to-apples. 3. Roof Configuration. Here’s where a detailed roof investiga- tion really helps: identifying deficien- cies in drainage, deck slope, flashing details, and intersections before beginning a reroofing project allows these problems to be corrected in the design phase. Installing a roof mem- brane without first addressing insuf- ficient drainage or problematic details may leave the owner with a new roof that still leaks. A wide, even roof expanse with few ture fluctuations can be more or less penetrations is less likely to encoun- Roof configuration can also impact dramatic, depending upon whether a choice of assembly.
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