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
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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!!!!!!!!