CODESCONDENSATION &

GUARANTEESPresented By

Keith Schaber, President

Schaber Roof Consultants, Inc.

THE OSFMA ROOF

THE OSFMA ROOF& HOW YOU CAN GET IT

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

SAD, BUT TRUE………

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 retarder 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.

Has it’s drawbacks!!!

Oregon’s Most Popular Method for Reroofing…

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 Sell

THE OSFMA ROOF ASSEMBLY

PERFORMANCE CRITERIA

1. Roof assemblies code compliant for it’s 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.

Competitively priced while meeting performance criteria.

WHAT A DILEMMA…….

Today’s information is factual

BUT….

It may contradict much of what you’ve heard and believed about

roofs until today.

• 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

• WUFI

• Oregon SRC Field Experience

A Bibliography is Included

MOST OF TODAY’S INFORMATION IS FROM….

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.

Horizontal Wrinkles Completed The “Picture Framing”

THE RECOMMENDED VAPOR RETARDER WAS OMITTED & CONDENSATION DEVELOPED

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 CREATION

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

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.

CODES

THE 2010 OREGON STRUCTURAL

SPECIALTY CODE

It is based primarily on the International Building Code.

THE CODE FOR OREGON IS:

CODES DO NOT APPLY TO ONE KIND

OF ROOF ASSEMBLY….BUT NOT TO ANOTHER

Codes are Based on Minimum Standards

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.

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.

CHAPTER 15ROOF 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.

ONE LITTLE WALL WITHOUT A VAPOR RETARDER…..

Caused condensation that showed with a wrinkle at every insulation joint

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.

WHAT IS “ROOF” FAILURE?

A “ROOF” FAILURE IS A FAILURE OF ANY DESIGN,

MATERIAL OR WORKMANSHIP COMPONENT OF THE ROOF

ASSEMBLYOnly a few of the roof assembly components are

designed or installed by a roofer

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

16• Wind Chapter

16• The Plumbing Code

AND……………

SOMETIMES THE REQUIREMENTS ARE HARD

TO FIND

The code for vapor retarders is listed in

Section 1312Exterior Envelope-Other Buildings

There is no cross reference in the Roof Assembly Chapter to help in locating the requirements for a vapor retarder.

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)

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).

CODE COMPLIANCE

ROOF DRAINAGE

SECTION 1504.1ROOF 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”.

Of An Overflow Scupper

A Local Roofers Idea…

REROOFING1511.1 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.

Does the code require a 2% slopefor ALL roofs including reroofs and recovers?

SECTION 1511.1REROOFING

Exception : 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 COMPLIANCE

• 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!

CODE COMPLIANCEOREGON’S REROOFING CODE

SECTION 1511 REROOFING1511.1 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.

CONDENSATION

FACTS ABOUT COOL ROOFS & CONDENSATION

That someone will have to pay for.

Being Cool Has Consequences

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?

Energy Loss Clues…

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 SCHOOL

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 CALCULATOR

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.

WSRCA 10 YEAR FIELD TESTING

“TPO Roof Research & Testing Project 10th –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

CommentWestern 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.

GUARANTEES

ROOFING FACT

GUARANTEES ARE WRITTEN BY

ATTORNEYS WHOSE SOLE JOB

IS TO LIMIT THEIR EMPLOYER’S

LIABILITY

Your Attorneys know Legalese, but they probably don’t know roofing too well

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.

THE OSFMA ROOF

PREMISES

EVERY ROOF (ANY ROOF) INSTALLED IN OREGON

SHOULD LAST 20 YEARS…

Even on Schools !

THE OSFMA ROOF & HOW YOU CAN GET IT

ANYONE DOING ANYTHINGRELATING TO ROOFS SHOULD KNOW AND

BE RESPONSIBLE FOR WHAT THEY’RE DOING…

Especially on Schools…

THE OSFMA ROOF & HOW YOU CAN GET IT

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 Guarantees

THE OSFMA ROOF & HOW YOU CAN GET IT

EVERYONE DOING ANYTHING RELATING TO A SCHOOLS’ ROOF…

SHOULD PLAY FOR THE SAME TEAM!

Does it leave room for opinions? YesDoes it leave roof for code violations? No

THE OSFMA ROOF & HOW YOU CAN GET IT

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.

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 IT

Is There Money for Increased Project Inspection?

RCA/Wholesalers Estimate

$ 2.4 to $ 2.6 Million inUncollected Permit Fees

THE OSFMA ROOF & HOW YOU CAN GET IT

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”.

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.

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.

THE OSFMA ROOF

LET’S GO GET ONE!!!!!!!!