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CODES CONDENSATION & GUARANTEES Presented By Keith Schaber, President Schaber Roof Consultants, Inc.

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Presentation on theme: "CODES CONDENSATION & GUARANTEES Presented By Keith Schaber, President Schaber Roof Consultants, Inc."— Presentation transcript:

1 CODES CONDENSATION & GUARANTEES Presented By Keith Schaber, President Schaber Roof Consultants, Inc.

2 THE OSFMA ROOF

3 THE OSFMA ROOF & HOW YOU CAN GET IT

4 OREGONS MOST POPULAR REROOF/RECOVER FOR SCHOOLS SAD, BUT TRUE……… 1.Seldom meets code for wind, slope, vapor retarder, puncture resistance, and plumbing. 2.Requires additional insulation to be equal in energy efficiency to fully adhered assemblies. 3.Fosters condensation where ponding water occurs without adequate insulation or venting between vapor retarder and roof covering. 4.Poor base of financially responsible contractors with good performance records. 5.Spotty service performance. Currently, mechanically attached recovers are the cheapest and riskiest to install and poorest in energy conservation in Oregon.

5 Has its drawbacks!!! Oregons Most Popular Method for Reroofing…

6 Purchasers Price Motivated. Lack of Experience or Equipment to Install other methods or roof assemblies. Less Training for Roofers. Less Compliant With Codes or Accepted Practices Which, to Comply With, Would Increase Installed Cost. Cheapest Assembly is Always Easiest to Sell

7 THE OSFMA ROOF ASSEMBLY PERFORMANCE CRITERIA 1.Roof assemblies code compliant for its location for new construction, recovers and reroofing. 2.Roof assemblies that are energy efficient. 3.Roof assemblies with a verifiable record of long term performance of 20 or more years. 4.Practical resistance to vandalism or other roof traffic. 5.Installed by financially responsible contractors capable of bonding project(s) including verifiable record of exemplary performance. Competitively priced while meeting performance criteria.

8 Todays information is factual BUT…. It may contradict much of what youve heard and believed about roofs until today.

9 Oregon State Structural Specialty Code Federal-DOE-Oakridge Labs WSCRA 10 Year TPO Testing SPRI – Laboratory Testing Firestone, Carlisle, DOW (JP Stevens), Soprema, NRCA, NRC & RCI WUFI Oregon SRC Field Experience A Bibliography is Included MOST OF TODAYS INFORMATION IS FROM….

10 METAL ROOF The metal roof supplier will not guarantee their roof against condensation. BUT The metal roof salesman or your architect cant tell you how to design their roofs to avoid, or prevent, condensation. SHINGLE ROOF The insulation supplier recommends a vapor retarder under the shingles. BUT The vapor retarder is excluded from the architects specifications because is wasnt required. WHY Roofs with vapor retarders can cost 5-7% more.

11 Horizontal Wrinkles Completed The Picture Framing THE RECOMMENDED VAPOR RETARDER WAS OMITTED & CONDENSATION DEVELOPED

12 A technical drawing illustrated the size and attachment pattern on the top of a wall and The architect said…….. Thats far more detail than we ever show, and a good deal of it falls under the Contractors Means and Methods of how to install a roof. An attorney receives an award for opining……. The contractor is not responsible for the adequacy of the performance OR design criteria required by the contract. OOPS!!! RESPONSIBILITY AVERSION & CONFLICT CREATION

13 ROOFING FACT THE MOST COMMON SOURCE FOR TECHNICAL INFORMATION COMES FROM SALESMEN WHO CARRY NO PROFESSIONAL LIABILITY INSURANCE AND HAVE NO CONTRACTURAL AGREEMENTS WITH THE DISTRICT OR THE ARCHITECTS THEY WORK FOR

14 FULLY ADHERED COOL ROOF WITHOUT VAPOR RETARDER Specifications Provided by Sales Rep and Followed by Architect, Owner and Roofer ROOF COMPLIED WITH REQUIREMENTS FOR WIND UPLIFT BUT COULDNT WITHSTAND INTERIOR VAPOR MIGRATION AND BALLOONED ITSELF APART.

15 CODES

16 THE 2010 OREGON STRUCTURAL SPECIALTY CODE THE 2010 OREGON STRUCTURAL SPECIALTY CODE It is based primarily on the International Building Code. THE CODE FOR OREGON IS:

17 CODES DO NOT APPLY TO ONE KIND OF ROOF ASSEMBLY…. BUT NOT TO ANOTHER Codes are Based on Minimum Standards

18 The insulation under the metal roof assembly had none. This new school had 2 kinds of roof assemblies. The insulation under the built-up roof assembly had a vapor retarder.

19 A Roof Assembly is: All of the components necessary to keep water out of the building from the roof covering. And All of the components necessary to keep water out of the roof assembly from the inside. WHAT IS A ROOF ASSEMBLY? AND WHAT DOES IT DO? A roof failure is a failure of any roof assembly component, regardless of its location.

20 CHAPTER 15 ROOF ASSEMBLIES AND ROOFTOP STRUCTURES Oregon Structural Specialty Code DEFINITION ROOF ASSEMBLY; A system designed to provide weather protection and resistance to wind loads. A roof assembly includes the roof deck, vapor retarder, substrate or thermal barrier, insulation and roof covering.

21 ONE LITTLE WALL WITHOUT A VAPOR RETARDER….. Caused condensation that showed with a wrinkle at every insulation joint

22 Decking, plumbing, sheet metal, seismic anchors, HVAC, electrical, skylights and insulation add up to a ROOF ASSEMBLY. Carpenters, Electricians, Welders, HVAC Contractors, Plumbers, Sheet Metal Workers, and General Contractors work impacts the ROOF ASSEMBLIES PERFORMANCE. Manufacturers, Mechanical Engineers, Structural Engineers and Architects designs affect the ROOF ASSEMBLIES PERFORMANCE.

23 WHAT IS ROOF FAILURE? A ROOF FAILURE IS A FAILURE OF ANY DESIGN, MATERIAL OR WORKMANSHIP COMPONENT OF THE ROOF ASSEMBLY Only a few of the roof assembly components are designed or installed by a roofer

24 VentilationChapter 12 Roof InsulationChapter 13 Energy ConservationChapter 13 DrainageChapter 16 WindChapter 16 The Plumbing Code AND……………

25 The code for vapor retarders is listed in Section 1312 Exterior Envelope-Other Buildings There is no cross reference in the Roof Assembly Chapter to help in locating the requirements for a vapor retarder.

26 Impact Puncture Resistance: CGSB 37-GP-52M or FM4470 Section 5.5 Material Standards. Thermoset single- ply: ASTM D 4637, ASTM 5019, or ASTM 4434, or CGSB CAN/CGSB Roof Insulation: FM4450 or UL1266. ( Includes passing dart drop testing)

27 Moisture Control. A 1-perm vapor retarder shall be installed on the warm side (in winter) in all exterior floors, walls and ceilings of heated buildings. MOST SCHOOLS IN OREGON ARE HEATED (There is only one exception which is for insulation installed in ceilings in an existing structure and where ventilation has been provided as specified in Section 1203).

28 CODE COMPLIANCE ROOF DRAINAGE SECTION ROOF DRAINAGE. Roofs shall be sloped a minimum of 1 unit vertical in 48 units horizontal (2-percent slope) for drainage unless designed for water accumulation in accordance with Section and approved by the building official. (requires verification to preclude progressive deflection) SECTION Overflow drains and scuppers. Drains must have overflows, the same size as the drain or overflow scuppers three times the size of the drain with minimum height of 4.

29 Of An Overflow Scupper A Local Roofers Idea…

30 REROOFING General. Materials and methods of application used for recovering or replacing an existing roof covering shall comply with the requirements of Chapter 15. CODE COMPLIANCE Literally, whatever is required for new roofs is required for reroofs or recovers.

31 Does the code require a 2% slope for ALL roofs including reroofs and recovers? SECTION REROOFING Exception : If the roof doesnt have a 2% slope it is required to provide positive roof drainage which is defined as- POSITIVE ROOF DRAINAGE. The drainage condition in which consideration has been made for all loading deflections of the roof deck, and additional slope has been provided to ensure drainage of the roof within 48 hours of precipitation. There are NO exclusions (excuses for ponding water) on any type of roof. CODE COMPLIANCE

32 Building officials dont interpret the code consistently. Failing to obtain a building permit has little consequences. Few contractors have code manuals and few building officials have roofing manuals. Building departments do not carry liability insurance for incorrect decisions, interpretations or failures to uphold the code. A CODE CONUNDRUM!

33 CODE COMPLIANCE OREGONS REROOFING CODE SECTION 1511 REROOFING General. Materials and methods of application used for recovering or replacing an existing roof covering shall comply with the requirements of Chapter 15. Exception: Reroofing shall not be required to meet the minimum design slope requirement of one-quarter unit vertical in 12 units horizontal (2-percent slope) in Section 1508 for roofs that provide positive roof drainage Structural and construction loads. Structural roof components shall be capable of supporting the roof-covering system and the material and equipment loads that will be encountered during installation of the system. SECTION 1511 REROOFING General. Materials and methods of application used for recovering or replacing an existing roof covering shall comply with the requirements of Chapter 15. Exception: Reroofing shall not be required to meet the minimum design slope requirement of one-quarter unit vertical in 12 units horizontal (2-percent slope) in Section 1508 for roofs that provide positive roof drainage Structural and construction loads. Structural roof components shall be capable of supporting the roof-covering system and the material and equipment loads that will be encountered during installation of the system. THE CODE IS THE SAME FOR REROOFING AS IT IS FOR NEW CONSTRUCTION! THE CODE IS THE SAME FOR REROOFING AS IT IS FOR NEW CONSTRUCTION! IN LAYMANS TERMS! Requires compliance for drain sizes, installation of overflows, vapor retarders, ventilation and applicable cross-references to other sections. Requires positive drainage with additional slope provided to ensure drainage within 48 hours of precipitation (applies to all types of roofs with no exclusions). New structural codes often consider structures to be overloaded with one roof only. Even a 10% increase in weight triggers seismic upgrades. IN LAYMANS TERMS! Requires compliance for drain sizes, installation of overflows, vapor retarders, ventilation and applicable cross-references to other sections. Requires positive drainage with additional slope provided to ensure drainage within 48 hours of precipitation (applies to all types of roofs with no exclusions). New structural codes often consider structures to be overloaded with one roof only. Even a 10% increase in weight triggers seismic upgrades.

34 CONDENSATION

35 FACTS ABOUT COOL ROOFS & CONDENSATION

36 That someone will have to pay for. Being Cool Has Consequences

37 WHAT DOE RECOMENDS IS NOT INSTALLED Fully-adhered (compact) cool roof system is the only system recommended by DOE It is the most expensive for both materials and labor - It is the least risky for condensation and highest in energy efficiency HOWEVER Mechanically-attached cool roofs installed over other roofs is popular in Oregon - It is the least expensive - It has the highest risk for condensation & the lowest energy efficiency Fully-adhered (compact) cool roof system is the only system recommended by DOE It is the most expensive for both materials and labor - It is the least risky for condensation and highest in energy efficiency HOWEVER Mechanically-attached cool roofs installed over other roofs is popular in Oregon - It is the least expensive - It has the highest risk for condensation & the lowest energy efficiency A BIG CONUNDRUM CAN YOU AFFORD TO SAVE MONEY AND BE COOL?

38 Energy Loss Clues…

39 WESTERN OREGON EXPERIENCE To my knowledge… Oregons most expensive per square foot cool roof condensation failure required nearly 60% of steel decking to be replaced To my knowledge… Oregons most expensive per square foot cool roof condensation failure required nearly 60% of steel decking to be replaced ROGUE RIVER HIGH SCHOOL

40 COOL? BUT NOT IN OREGON COOL……………… The DOE/WUFI Cool Roof Savings Calculator will calculate your conversion to a cool roof in 2 minutes. NOT SO COOL………… It only compares black roofs to cool roofs (more than 90% of Oregons conventional roofs have white ceramic surfaces) REALLY NOT COOL…………….. The Cool Roof Savings Calculators formula is based on fully adhered roofs with insulation and not for Oregons most popular method for installing cool roofs- mechanically attached. Roofs that are vented were not tested. COOL……………… The DOE/WUFI Cool Roof Savings Calculator will calculate your conversion to a cool roof in 2 minutes. NOT SO COOL………… It only compares black roofs to cool roofs (more than 90% of Oregons conventional roofs have white ceramic surfaces) REALLY NOT COOL…………….. The Cool Roof Savings Calculators formula is based on fully adhered roofs with insulation and not for Oregons most popular method for installing cool roofs- mechanically attached. Roofs that are vented were not tested. THE COOL ROOF SAVINGS CALCULATOR

41 COOL ROOF SAVINGS CALCULATOR TELLS IT LIKE IT IS From Lew Seagraves, Licensed Mechanical Engineer Using applicable energy rates and mechanical efficiencies revealed that none of the listed locations (Astoria, Burns, Eugene, Medford, North Bend, Pendleton, Portland, Redmond and Salem) would retain any cool savings without addressing, or re-engineering the amount of insulation required to show a savings when converting from a black surface to a cool roof rated surface. The black surface requires less insulation to achieve maximum savings. From Lew Seagraves, Licensed Mechanical Engineer Using applicable energy rates and mechanical efficiencies revealed that none of the listed locations (Astoria, Burns, Eugene, Medford, North Bend, Pendleton, Portland, Redmond and Salem) would retain any cool savings without addressing, or re-engineering the amount of insulation required to show a savings when converting from a black surface to a cool roof rated surface. The black surface requires less insulation to achieve maximum savings. NO savings for any location in Oregon. AND, not valid for Oregons most common construction and widely used cool roof method of installation. From Oakridge National Labs The calculator was designed for compact low slope roofs only. It is probably OK for unvented assemblies not for vented roofs. NOTE: Most cool roofs recovers are mechanically attached over vented roof spaces which will not enhance cool roof savings. From Oakridge National Labs The calculator was designed for compact low slope roofs only. It is probably OK for unvented assemblies not for vented roofs. NOTE: Most cool roofs recovers are mechanically attached over vented roof spaces which will not enhance cool roof savings.

42 WSRCA 10 YEAR FIELD TESTING TPO Roof Research & Testing Project 10 th –Year Update (Excerpts) However, the presence of moisture is of serious concern to the authors, and brings the subject of vapor retarders back to remind manufacturers, architects and roof designers, as well as contractors, that prudent vapor retarder practices cannot be overlooked, especially in mechanically-attached single-ply systems in cool climates. ( Vapor retarders of 45 mils are suggested). Western States continues to suggest that when TPO is considered for a roofing project in the western regions of North America, a white, 60 mil minimum (or thicker) membrane be used. Based on this study, 60 mil and thicker TPO membranes, where appropriate, are a reasonable option in the single-ply roofing system category. TPO Roof Research & Testing Project 10 th –Year Update (Excerpts) However, the presence of moisture is of serious concern to the authors, and brings the subject of vapor retarders back to remind manufacturers, architects and roof designers, as well as contractors, that prudent vapor retarder practices cannot be overlooked, especially in mechanically-attached single-ply systems in cool climates. ( Vapor retarders of 45 mils are suggested). Western States continues to suggest that when TPO is considered for a roofing project in the western regions of North America, a white, 60 mil minimum (or thicker) membrane be used. Based on this study, 60 mil and thicker TPO membranes, where appropriate, are a reasonable option in the single-ply roofing system category. RECOMMENDS 45 MIL THICK TPO VAPOR RETARDER AND THICKER MEMBRANES Comment Western States recommendations adds substantially to the cost of the most popular TPO Cool Roof Membrane – After just 10 years the TPO Cool Roofs are exhibiting no characteristics of being sustainable. Comment Western States recommendations adds substantially to the cost of the most popular TPO Cool Roof Membrane – After just 10 years the TPO Cool Roofs are exhibiting no characteristics of being sustainable.

43 GUARANTEES

44 ROOFING FACT GUARANTEES ARE WRITTEN BY ATTORNEYS WHOSE SOLE JOB IS TO LIMIT THEIR EMPLOYERS LIABILITY Your Attorneys know Legalese, but they probably dont know roofing too well

45 Limited to cost of materials. Workmanship covered only if done correctly. Design not covered, nor reviewed. Excludes components not sold or furnished by guarantor. If roof fails, you must by a new one from company whose roof failed. 30 year guarantee-a series of 5 year maintenance requirements, inspections, and renewal fees all at your expense. Guarantee voided if roof not kept clean. Guarantee not in effect until the roof hasnt leaked for two continuous years. Any disputes (arbitration, court, etc.) must be settled in suppliers home town. Valleys, waterways, and gutters not included.

46 THE OSFMA ROOF PREMISES

47 EVERY ROOF (ANY ROOF) INSTALLED IN OREGON SHOULD LAST 20 YEARS… Even on Schools ! THE OSFMA ROOF & HOW YOU CAN GET IT

48 ANYONE DOING ANYTHING RELATING TO ROOFS SHOULD KNOW AND BE RESPONSIBLE FOR WHAT THEYRE DOING… Especially on Schools… THE OSFMA ROOF & HOW YOU CAN GET IT

49 EVERYONE DOING ANYTHING TO A SCHOOLS ROOF MUST PROVIDE ROOFS THAT: Meet Code Are Correctly Designed Will Last 20 Years Are Correctly Installed Have Realistic Guarantees THE OSFMA ROOF & HOW YOU CAN GET IT

50 EVERYONE DOING ANYTHING RELATING TO A SCHOOLS ROOF… SHOULD PLAY FOR THE SAME TEAM! Does it leave room for opinions? Yes Does it leave roof for code violations? No THE OSFMA ROOF & HOW YOU CAN GET IT

51 WHO PAYS FOR POOR DESIGN? WE PAY HIGHER INSURANCE PREMIUMS AS A RESULT OF CODE VIOLATIONS SDAO (Special Districts Association of Oregon), Oregons largest school facilities insurer reports: Only 1 loss in 27 was installed to meet Oregons code for wind uplift resistance. Roof losses as a result of code violations are involved in over 70% of all claims. Your District pays for bad advice, designs, or poor workmanship…. Unless, youre able to sue successfully.

52 GETTING STARTED Step 1:Supply Statistical Information About Codes, Condensation and Guarantees to Anyone Who Will Listen. Step 2:Provide Training of Building Officials Through The Oregon Building Codes Officials Association. Develop Pool of Roofing Special Inspectors in Outlying Areas. Step 3:Add Roof Assembly Plan Review to Permit Process for Schools and 1 ½% of Roof Assembly Contract Amount. THE OSFMA ROOF & HOW YOU CAN GET IT

53 Is There Money for Increased Project Inspection? RCA/Wholesalers Estimate $ 2.4 to $ 2.6 Million in Uncollected Permit Fees THE OSFMA ROOF & HOW YOU CAN GET IT

54 THE OSFMA ROOF & HOW YOU CAN GET IT Step 4:Furnish OSFMA Roof Requirements to Design Professionals, AGC, Roofing Contractors, Consultants and Material Suppliers. Requirement: Library & Dissemination Fees Paid by Applicants.

55 THE OSFMA ROOF & HOW YOU CAN GET IT Step 5:Create and Maintain a Roofing Technical Library and/or Blog for Internet Access From Schools. Step 6:Thorough Analysis, Design and Installation Process Project Commissioning by Trained & Licensed OSFMA Roof Protectors.

56 THE OSFMA ROOF & HOW YOU CAN GET IT Step 7:Write Realistic Oregon OSFMA Roof Guarantees That Protect Schools. Step 8:Receive DISCOUNT from Insurance Carriers for CODE-Compliant Guaranteed Roofs That are Commissioned.

57 THE OSFMA ROOF LETS GO GET ONE!!!!!!!!


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