foundations of real estate management boma international module 4: building operations ii roofing...
TRANSCRIPT
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Foundations of Real Estate Management
BOMA International
Module 4: Building Operations II
Roofing Systems
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roofing Systems
Out of sight…out of mind
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Why Do Roofing Systems Fail?
1. End of the roof’s useful life2. Inadequate maintenance3. Poor or improper design4. Poor or substandard installation5. Faulty materials
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roofing Components
Decking (deck) Concrete or
corrugated steel panels
Insulation
Roofing materials
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roofing Systems
Inspect roofs for ponding Increases chance of leaks Adds significant amount of weight
Keep the insulation dry
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 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)
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Built-Up Roofs
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Modified Bitumen Roofs
Applied with hot asphalt, a propane torch, or cold asphaltic adhesive
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Modified Bitumen Roofs
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Single-Ply Membrane Roofs Adhered to the roof:
Ballasted (stones) Mechanically attached
(fasteners) Fully adhered (adhesives)
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Single-Ply Membrane Roofs
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Single-Ply MembraneBallasted roof system
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Single-Ply Membrane
Mechanically attached roof system
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Single-Ply MembraneFully attached roof system
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TMEPDM Seam Management
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roof Maintenance
Grass growing on the roofThis is not a green roof!
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roof Maintenance
Roof drain clogged with debris
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Roof Maintenance
Remove debris. Better yet – don’t let it accumulate in the
first place!
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 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
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Foundations of Real Estate ManagementModule 4: Building Operations II
TM
Green Roofs