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Slide1

CODES

CONDENSATION &

GUARANTEES

Presented By

Keith Schaber, President

Schaber Roof Consultants, Inc

.Slide2

THE OSFMA ROOFSlide3

THE OSFMA ROOF

& HOW YOU CAN GET ITSlide4

OREGON’S MOST POPULAR “REROOF”/RECOVER FOR SCHOOLS

SAD, BUT TRUE………

Seldom meets code for wind, slope, vapor retarder, puncture resistance, and plumbing.

Requires additional insulation to be equal in energy efficiency to fully adhered assemblies.

Fosters condensation where ponding water occurs without adequate insulation or venting between vapor retarder and roof covering.

Poor base of financially responsible contractors with good performance records.Spotty service performance.

Currently, mechanically attached recovers are the cheapest and riskiest to install and poorest in energy conservation in Oregon.Slide5

Has it’s drawbacks!!!

Oregon’s Most Popular Method

for Reroofing…Slide6

WHY ARE MOST SCHOOL RECOVERS or REROOFS MECHANICALLY ATTACHED?

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 SellSlide7

THE

OSFMA

ROOF

ASSEMBLY

PERFORMANCE CRITERIA

Roof assemblies code compliant for it’s location for new construction, recovers and reroofing.Roof assemblies t

hat

are

energy efficient.

Roof

assemblies

w

ith

a

verifiable record of long term performance of 20 or more years. Practical resistance to vandalism or other roof traffic.Installed by financially responsible contractors capable of bonding project(s) including verifiable record of exemplary performance.

Competitively priced while meeting performance criteria.Slide8

WHAT A DILEMMA…….

Today’s information is factual

BUT….

It may contradict much of what you’ve heard and believed about roofs until today.Slide9

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

WUFIOregon SRC Field ExperienceA Bibliography is IncludedMOST OF TODAY’S INFORMATION IS FROM….Slide10

HOW DO ROOF ASSEMBLY PROBLEMS BEGIN?

METAL ROOF

The metal roof supplier will not guarantee

their roof against condensation.

BUTThe metal roof salesman or your architect can’t tell you how to design their roofs to avoid, or prevent, condensation.

SHINGLE ROOFThe insulation supplier recommends a vapor retarder under the shingles.BUTThe vapor retarder is excluded from the architect’s specifications because is wasn’t “required”. WHYRoofs with vapor retarders can cost 5-7% more.Slide11

Horizontal Wrinkles Completed The “Picture Framing”

THE RECOMMENDED VAPOR RETARDER WAS OMITTED & CONDENSATION DEVELOPEDSlide12

A technical drawing illustrated the size and attachment pattern on the top of a wall and

The architect said……..

“That’s 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 CREATIONSlide13

ROOFING FACT

THE

MOST COMMON SOURCE FOR

“TECHNICAL” INFORMATION COMES

FROM SALESMEN WHO CARRY NO

PROFESSIONAL LIABILITY INSURANCEAND HAVE NO CONTRACTURAL AGREEMENTS WITH THE DISTRICT OR THE ARCHITECTS THEY WORK FORSlide14

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 COULDN’T WITHSTAND INTERIOR VAPOR MIGRATION AND BALLOONED ITSELF APART

.Slide15

CODESSlide16

THE 2010 OREGON STRUCTURAL SPECIALTY CODE

It is based primarily on the

International Building Code.

THE CODE FOR OREGON IS:Slide17

CODES DO NOT

APPLY TO ONE KIND

OF ROOF ASSEMBLY….

BUT NOT TO ANOTHER

Codes are Based on Minimum StandardsSlide18

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.Slide19

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 it’s location.Slide20

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.Slide21

ONE LITTLE WALL WITHOUT A VAPOR RETARDER…..

Caused condensation that showed with a wrinkle at every insulation jointSlide22

A ROOF ASSEMBLY IS THE SUM OF IT’S PARTS

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.Slide23

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 rooferSlide24

ROOF ASSEMBLIES MUST COMPLY WITH REQUIREMENTS FOUND WITHIN

THE FOLLOWING CODE CHAPTERS

Ventilation Chapter 12

Roof Insulation Chapter 13

Energy Conservation Chapter 13

Drainage Chapter 16Wind Chapter 16The Plumbing Code AND……………Slide25

SOMETIMES THE REQUIREMENTS ARE HARD TO FIND

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.Slide26

ROOF ASSEMBLIES MUST COMPLY WITH THE FOLLOWING STANDARDS

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, 6754 6878 or CGSB CAN/CGSB 37-54.Roof Insulation: FM4450 or UL1266.( Includes passing dart drop testing)Slide27

CHAPTER

13

ENERGY CONSERVATION

Oregon Structural Specialty Code

1312.1.4 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).Slide28

CODE COMPLIANCE

ROOF DRAINAGE

SECTION 1504.1

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 1611.2 and approved by the building official.

(requires verification to preclude progressive deflection)SECTION 1504.3Overflow 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”.Slide29

Of An Overflow Scupper

A Local Roofers Idea…Slide30

REROOFING

1511.1 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.Slide31

Does the code require a 2% slope

for

ALL

roofs including reroofs and recovers?

SECTION 1511.1

REROOFINGException : If the roof doesn’t 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 COMPLIANCESlide32

Building officials don’t 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!Slide33

CODE COMPLIANCE

OREGON’S REROOFING CODE

SECTION 1511

REROOFING

1511.1 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

.

1511.2 Structural and construction loads. Structural roof components shall be capable of supporting the roof-covering system and the material and equipment loads that will beencountered during installation of the system.THE CODE IS THE SAME FOR REROOFING AS IT IS FOR NEW CONSTRUCTION!IN LAYMAN’S 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. Slide34

CONDENSATIONSlide35

FACTS ABOUT

COOL ROOFS &

CONDENSATIONSlide36

That someone will have to pay for.

Being Cool Has ConsequencesSlide37

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 efficiencyHOWEVER 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?Slide38

Energy Loss Clues…Slide39

WESTERN

OREGON EXPERIENCE

To my knowledge…

Oregon’s most expensive per square foot cool roof condensation failure required nearly 60% of steel decking to be replaced

ROGUE RIVER HIGH SCHOOLSlide40

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 Oregon’s conventional roofs have white ceramic surfaces)REALLY NOT COOL……………..The Cool Roof Savings Calculator’s formula is based on fully adhered

roofs

with

insulation and not for Oregon’s most popular method for installing cool roofs- mechanically attached. Roofs that are vented were not tested.

The Cool Roof Savings CalculatorSlide41

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.”

NO

savings for any location in Oregon. AND, not valid for Oregon’s

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.Slide42

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.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.Slide43

GUARANTEESSlide44

ROOFING FACT

GUARANTEES

ARE WRITTEN

BY

ATTORNEYS WHOSE SOLE JOB IS TO LIMIT THEIR EMPLOYER’S LIABILITYYour Attorneys know Legalese, but they probably don’t know roofing too wellSlide45

WHEN ATTORNEYS WRITE GUARANTEES….

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 hasn’t’ leaked for two continuous years.Any disputes (arbitration, court, etc.) must be settled in supplier’s home town.Valleys, waterways, and gutters not included.Slide46

THE OSFMA ROOF

PREMISESSlide47

EVERY ROOF (ANY ROOF) INSTALLED IN OREGON SHOULD LAST 20 YEARS…

Even on Schools !

THE OSFMA ROOF &

HOW YOU CAN GET ITSlide48

ANYONE DOING ANYTHING

RELATING TO ROOFS SHOULD KNOW AND

BE RESPONSIBLE FOR

WHAT THEY’RE DOING…

Especially on Schools…

THE OSFMA ROOF & HOW YOU CAN GET ITSlide49

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 GuaranteesTHE OSFMA ROOF & HOW YOU CAN GET ITSlide50

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 ITSlide51

WHO PAYS FOR POOR DESIGN?

WE PAY HIGHER INSURANCE PREMIUMS AS A RESULT OF CODE VIOLATIONS

SDAO (Special Districts Association of Oregon), Oregon’s largest school facilities insurer reports:

Only 1 loss in

27

was installed to meet Oregon’s 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, you’re able to sue

successfully.Slide52

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 ITSlide53

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 ITSlide54

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”. Slide55

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. Slide56

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. Slide57

THE OSFMA ROOF

LET’S GO GET ONE!!!!!!!!

By: lindy-dunigan
Views: 70
Type: Public

CODES - Description


CONDENSATION amp GUARANTEES Presented By Keith Schaber President Schaber Roof Consultants Inc THE OSFMA ROOF THE OSFMA ROOF amp HOW YOU CAN GET IT OREGONS MOST POPULAR REROOFRECOVER FOR SCHOOLS ID: 340075 Download Presentation

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