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Insure Roofs Override Convention Reverse the Roles of Attorneys Enlist Taxpayers as Advocates.

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Presentation on theme: "Insure Roofs Override Convention Reverse the Roles of Attorneys Enlist Taxpayers as Advocates."— Presentation transcript:

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4 Insure Roofs Override Convention Reverse the Roles of Attorneys Enlist Taxpayers as Advocates

5 RESPONSIBILITY AVERSION FOR ROOFS IS CONTAGIOUS

6 WHY DO WE HAVE RESPONSIBILITY ISSUES RIGHT FROM THE START Every Salesman.... sells his own stuff AND Every Design Discipline Designs... From Their Own Perspective AND Every Trade That Works on the Roof... Acts on Their Own UNLESS All Parties are Held Responsible for How Their Work & Designs Impact Roof Performance Wouldnt This be a Good Time for a Roof Success Co-ordination Meeting with All Parties?

7 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 OR who installed it.

8 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.

9 WHO IS RESPONSIBLE FOR THE ROOF ASSEMBLY? Decking, plumbing, sheet metal, seismic anchors, HVAC, electrical, skylights and insulation are part of 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 long term performance of the roof assembly. Roofers play a very small part compared to the whole…..

10 DISTRICTS ARE CONSTANTLY PRESSURED BY MANY PARTIES Have you heard of any of these… Ours is the best- Its new, cheap, looks good, works well every place and installs in any kind of weather Weve got a building to build- We want a roof we can install in any kind of weather. Weve got a guaranteed maximum price – we didnt budget for all the stuff you want Weve got to have a roof that looks this way- dont ruin your schools great design YOU HAVE THE SAME RIGHTS AS ANY CONSUMER… TO GET WHAT MEETS YOUR NEEDS

11 What Nobody Wants to Say…. WELL-INTENIONED, SCHOOL BOARDS ACTING WITHOUT AN INDEPENDENT ADVOCATE ARE FREQUENTLY MISSINFORMED

12 REPORT CARDS FOR ARCHITECTS CONTRACTORS AND MANUFACTURERS

13 USE STATISTICS NOT SALES OR COST FOR ROOF SELECTION Statistics That Verify Roof Performance

14 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

15 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 barrier 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. 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 barrier 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. OREGONS MOST POPULAR REROOF/RECOVER FOR SCHOOLS OREGONS MOST POPULAR REROOF/RECOVER FOR SCHOOLS

16 CONTINUNING EDUCATION CLASSES FOR ARCHITECTS CONTRACTORS AND ROOF-RESPONSIBLE DECISION-MAKERS

17 HIRING LOCALS CAN BE A COSTLY POLICY COMPARED TO CORRECT SOLUTIONS FOR ROOF LOCATION

18 MAKING EXCEPTIONS SELDOM, IF EVER IS A SUCCESSFUL LONG TERM SOLUTION

19 IN OREGON BEING COOL COSTS, NOT SAVES, ENERGY AND MONEY

20 THE NEED FOR FULL DISCLOSURE WHAT YOU DONT KNOW MAY COST YOU! 1.Has anyone discussed the 3 ways of installing roofs and their impact on energy or condensation. 2.Has anyone discussed roofing over vented spaces and the needed re-engineering required for cool roofs. 3.Has anyone disclosed how ponding water on cool roofs can create condensation. 1.Has anyone discussed the 3 ways of installing roofs and their impact on energy or condensation. 2.Has anyone discussed roofing over vented spaces and the needed re-engineering required for cool roofs. 3.Has anyone disclosed how ponding water on cool roofs can create condensation.

21 < Re-Roofing Specific Repairs$4,590 Metal Mansard Repair$8,820 Re-roofing$802,050 Spread over 7 years$815,460 Maintenance Option > Specific Repairs $4,590 Maintenance System $156,310 Metal Mansard Repair$8,820 Re-roofing $45,000 Spread over 4 years $214,720 North Clackamas Setting Standards Provides Phenomenal Options Options Shouldnt Be Kept a Secret

22 WITH ADVOCATE…. North Valley High School 19 Years After Installation Will Last Another Years

23 WHY DISTRICTS NEED COMMISSIONING Neither Decking Damage or Advice Were Covered by Manufacturers Warranty

24 WHY DISTRICTS NEED AN ADVOCATE Roofer Was Paid by District to Roof Over Gravel With Insurance Money

25 MANDATORY CODE ENFORCEMENT Changing the Code if Necessary

26 CODES DO NOT APPLY TO ONE KIND OF ROOF ASSEMBLY… AND NOT TO ANOTHER

27 ROOF ASSEMBLIES IN OREGON NEED VAPOR RETARDERS This new school had 2 kinds of roof assemblies.. The insulation under the built-up roof assembly had a vapor retarder. The insulation under the metal roof assembly had none..

28 CODE COMPLIANCE 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).

29 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.

30 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…

31 ASSURE THAT ATTORNEYS WRITE GUARANTEES THAT PROTECT SCHOOLS INTERESTS

32 ASHLAND EXPERIENCE Roof Prioritization Were Misidentified by Architect/Salesman Based On The Assumption That New Roofs Had To Be Better Than Old Ones. Old Roofs Were Best – New Ones Were Not The Best.

33 ASHLAND EXPERIENCE Passes Bond Levy With Reroofing Projects Prioritized by Salesman for Architect With No Budgets For Repairs or Maintenance Roof recovers developed mold within a few years. The mold, of course, was not covered by their warranty.

34 ASHLANDS LUCK Hailstorm Damages New Roofs Insurance Paid for Replacement of New Roofs Which Did Not Meet Code for Impact Resistance Which Could Have Resulted in Claim Denial

35 ASHLANDS NEW CONSTRUCTION EXPERIENCE Architect and General Contractor Told District Their Request For Winter Time Construction Methods Were Cost Prohibitive Their Winter Time Friendly Roof Resulted in Condensation and Leak Problems. Neither Were Covered by Warranty.

36 ASHLANDS ONGOING EXPERIENCE Manufacturers refusal to honor warranties for both roofs and roof maintenance systems. Architects refusal to comply with Districts Standards and reluctance to be responsible for the decisions they forced on District. General Contractors insistence to stay on schedule at roofs thus districts expense. Roofs in District with commissioning in design are out performing roofs with none.

37 EVERYONE DOING ANYTHING RELATING TO A SCHOOLS ROOF… SHOULD PLAY ON THE SAME TEAM!! Does it leave room for opinions? Yes Does it leave room for options? Yes Does it leave room for code violations? No EVERYONE DOING ANYTHING RELATING TO A SCHOOLS ROOF… SHOULD PLAY ON THE SAME TEAM!! Does it leave room for opinions? Yes Does it leave room for options? Yes Does it leave room for code violations? No STATEWIDE STANDARDS

38 EVERYONE DOING ANYTHING TO A SCHOOLS ROOF MUST PROVIDE ROOF THAT: Meet Code Are Correctly Designed Have proven to last 20 or more years Are Correctly Installed Have Realistic Guarantees Will Not Void Guarantee EVERYONE DOING ANYTHING TO A SCHOOLS ROOF MUST PROVIDE ROOF THAT: Meet Code Are Correctly Designed Have proven to last 20 or more years Are Correctly Installed Have Realistic Guarantees Will Not Void Guarantee STATEWIDE STANDARDS

39 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. 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. STATEWIDE STANDARDS

40 Request code changes with consistent interpretation and enforcement of codes throughout the state.* Gain state support for mandatory roofing education for architects. Develop State of Oregon Roof Warranties for manufacturers.* Partner with State of Oregon Building Codes Agency, PACE (legislatively-funded insurance carrier for Oregon public agencies), City of Portland, and OSFMA (Oregon School Facilities Managers Association) to educate and promote common sense, code compliant roofing industry standards Conduct education programs for Oregon Bar Association. THERE ARE SOLUTIONS

41 PUBLICIZE SCHOOLS PLIGHT In the Press and at the Legislature

42 IF WE FAIL TO COMMUNICATE WITH EACH OTHER THE CHANCES FOR FAILURE INCREASE EXPOTENTIALLY EXPOTENTIALLY


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