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

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

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

Foundations of Real Estate Management Module 4: Building Operations II ® 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

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems 5 Reasons Roofing Systems Fail  E nd of the roof’s useful life  Inadequate maintenance  Poor or improper design  Poor or substandard installation  Faulty materials

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

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

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems  Inspect roofs for ponding  Increases chance of leaks  Adds significant amount of weight  No matter what roof system you choose, it is imperative you keep the insulation dry – maintaining the roof barrier is paramount

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems  Traditional roof  Roofing system  Insulation  Decking  Inverted roof (roof terraces)  Insulation – protects roof system  Roofing system  Decking

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems Phenolic foam insulation (PFRI)  Commonly used in 1980s  Creates a strong acid when wet and then eats away at metal roof deck  PFRI has been recalled

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems Roof replacement following identification of PFRI

Foundations of Real Estate Management Module 4: Building Operations II ® 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

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

Foundations of Real Estate Management Module 4: Building Operations II ® Built-Up Roofs (BUR) Gravel surfaced BUR system

Foundations of Real Estate Management Module 4: Building Operations II ® Built-Up Roofs (BUR) Installation of a BUR system Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Built-Up Roofs (BUR) Asphalt or coal tar pitch is heated in “pitch pots” Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Modified Bitumen  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 two layers – base sheet and top sheet

Foundations of Real Estate Management Module 4: Building Operations II ® Modified Bitumen  Applied with hot asphalt, a propane torch, or cold asphaltic adhesive  Membrane becomes one single sheet of “seamless” material  Fire hazard – fire watch for 60 minutes after work has concluded

Foundations of Real Estate Management Module 4: Building Operations II ® Modified Bitumen Modified Bitumen Roof System

Foundations of Real Estate Management Module 4: Building Operations II ® Modified Bitumen Installation of a modified bitumen roof system (using a propane torch) Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Modified Bitumen Installation of a modified bitumen roof system (using hot asphalt)

Foundations of Real Estate Management Module 4: Building Operations II ® Single-Ply Membrane  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

Foundations of Real Estate Management Module 4: Building Operations II ® Single-Ply Membrane  Typically come in 3 thicknesses  45 mils = 0.045”  60 mils = 0.060”  90 mils = 0.090”  Adhered to the roof:  Ballasted (stones)  Mechanically attached (fasteners)  Fully adhered (adhesives)

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

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

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

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

Foundations of Real Estate Management Module 4: Building Operations II ® Roofing Systems US market share by type of roof system

Foundations of Real Estate Management Module 4: Building Operations II ® Roof Maintenance  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

Foundations of Real Estate Management Module 4: Building Operations II ® Roof Maintenance Grass growing on the roof This is not a green roof! Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Roof Maintenance Roof drain clogged with debris Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Roof Maintenance You should never see debris like this! Photo courtesy of the National Roofing Contractors Association

Foundations of Real Estate Management Module 4: Building Operations II ® Roof Maintenance 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

Foundations of Real Estate Management Module 4: Building Operations II ® Window Washing Standard ANSI/IWCA I-14 Window Washing Standard  Structural engineer required to design and certify window washing anchors and tie offs  Initial certification  Annual recertification

Foundations of Real Estate Management Module 4: Building Operations II ® 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 carbon dioxide out of air

Foundations of Real Estate Management Module 4: Building Operations II ® Green Roofs Typical green roof