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Foundations of Real Estate Management BOMA International Module 4: Building Operations II Roofing Systems.

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Presentation on theme: "Foundations of Real Estate Management BOMA International Module 4: Building Operations II Roofing Systems."— Presentation transcript:

1 Foundations of Real Estate Management BOMA International Module 4: Building Operations II Roofing Systems

2 Foundations of Real Estate Management Module 4: Building Operations II TM Objectives  List the components of a roofing system  Describe the difference between built-up roofs, modified bitumen roofs, and single-ply roofs

3 Foundations of Real Estate Management Module 4: Building Operations II TM Roofing Systems Out of sight… out of mind

4 Foundations of Real Estate Management Module 4: Building Operations II TM Roofing Systems  Long-term fixed asset  Use life cycle cost analysis to determine best roof system for your application  Goal: Longest roof system life with lowest life cycle cost

5 Foundations of Real Estate Management Module 4: Building Operations II TM Why Do Roofing Systems Fail? 1.End of the roof’s useful life 2.Inadequate maintenance 3.Poor or improper design 4.Poor or substandard installation 5.Faulty materials

6 Foundations of Real Estate Management Module 4: Building Operations II TM Roofing Components  Decking (deck)  Concrete or corrugated steel panels  Insulation  Roofing materials

7 Foundations of Real Estate Management Module 4: Building Operations II TM Roofing Systems  Flat roofs  Not really “flat” – there is some degree of pitch  Usually pitches to front or back of property  Sometimes pitches to the center  Pitched roofs  Drains and gutters

8 Foundations of Real Estate Management Module 4: Building Operations II TM Roofing Systems  Inspect roofs for ponding  Increases chance of leaks  Adds significant amount of weight  Keep the insulation dry

9 Foundations of Real Estate Management Module 4: Building Operations II TM Common Roofing Systems  Built-up roofs  Most expensive installation cost  Modified bitumen roofs  Moderately expensive installation cost  Single-ply membrane roofs  Least expensive installation cost All roof systems should have walk paths to prevent damage

10 Foundations of Real Estate Management Module 4: Building Operations II TM Built-Up Roofs  Alternating layers  Roofing ply sheets (felt)  Asphalt or coal tar pitch  Usually 3-4 layers  Final layer is either topped with gravel or is smooth (top sheet)

11 Foundations of Real Estate Management Module 4: Building Operations II TM Built-Up Roofs

12 Foundations of Real Estate Management Module 4: Building Operations II TM Modified Bitumen Roofs  Bitumen  Residual material after crude oil is refined (“the bottom of the barrel”)  Instead of ply sheets, system uses thermoplastic or elastomeric coating materials and bitumen  Usually 2 layers – base sheet/top sheet  Fire hazard – fire watch for 60 minutes after work has concluded

13 Foundations of Real Estate Management Module 4: Building Operations II TM Modified Bitumen Roofs  Applied with hot asphalt, a propane torch, or cold asphaltic adhesive

14 Foundations of Real Estate Management Module 4: Building Operations II TM Modified Bitumen Roofs

15 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Roofs  Made up of a single ply of roofing material  Three main types:  EPDM (ethylene propylene diene monomer)  Rubber  PVC (polyvinyl chloride)  Vinyl  TPO (thermoplastic olefin)  Plastic

16 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Roofs  Adhered to the roof:  Ballasted (stones)  Mechanically attached (fasteners)  Fully adhered (adhesives)

17 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Roofs

18 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Ballasted roof system

19 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Mechanically attached roof system

20 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane Fully attached roof system

21 Foundations of Real Estate Management Module 4: Building Operations II TM Single-Ply Membrane  Seams  EPDM  Seams are sealed and need routine maintenance  PVC and TPO  Seams are heat welded together  Can be manufactured in white  Does not reduce cooling costs  Upper floor HVAC system is insulated  Does reduce heat island effect in urban environments

22 Foundations of Real Estate Management Module 4: Building Operations II TM EPDM Seam Management

23 Foundations of Real Estate Management Module 4: Building Operations II TM Roof Maintenance Best Practices  Semiannual roof inspections  Equipment installations on roof and roof penetrations should always be supervised by roofer holding warranty  Remove leaves, plant material, and trash on regular basis  Inspect drains and ensure drains work properly

24 Foundations of Real Estate Management Module 4: Building Operations II TM Roof Maintenance Grass growing on the roof This is not a green roof!

25 Foundations of Real Estate Management Module 4: Building Operations II TM Roof Maintenance Roof drain clogged with debris

26 Foundations of Real Estate Management Module 4: Building Operations II TM Roof Maintenance Remove debris. Better yet – don’t let it accumulate in the first place!

27 Foundations of Real Estate Management Module 4: Building Operations II TM Roof Warranty  Usually 10 to 25 years  Understand warranty requirements  Roof inspections and preventive maintenance are usually required  Keep copies of all documentation!  Make sure you use vendors certified and approved by manufacturer

28 Foundations of Real Estate Management Module 4: Building Operations II TM Green Roofs  Partially or totally covered with vegetation  Advantages  Amenities space  Reduce heating and cooling costs  Reduce “heat island effect”  Increase lifespan of the roof  Reduce storm water runoff  Filter pollutants and CO

29 Foundations of Real Estate Management Module 4: Building Operations II TM Green Roofs


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