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10307 Bailey Road, Cornelius, NC 28031 (704) 896-0022 (704) 896-7592 fax www.roofsolutionsinc.com

September 7, 2010 John Smith Sample Facility 1234 Berry Lane Charlotte, NC 28212 RE: Roof Evaluation Report Dear Mr. Smith: Roof Solutions, Inc., (RSI) is pleased to submit the following roof condition survey for your review. The survey was commissioned by you to identify the building’s roof status. Once identified, recommendations and budgets for the short and long-term would be provided. This report provides this information. CONSTRUCTION: Size: ~29,700 square feet (includes stairwell penthouse) Year Installed: 2003/2004 Estimated Deck: Concrete, Poured in Place Vapor Retarder: None Insulation: Isocyanurate, tapered for slope to drains Coverboard: ~1/2” Wood Fiber Membrane: 2 ply built up roof – GAF FlexPly 6, hot applied Cap Sheet: Modified Bitumen, Rubberoid Mop Plus Surfacing: Factory installed granules Wall Flashing: Modified Bitumen, granule surfaced (~36” high) Drainage: Drains and overflow scuppers Slope: ~1/8” per foot R-value: ~R15 (includes deck) CONDITION: The roof was initially observed to be in very good condition. The modified bitumen cap sheet is performing well and is not showing signs of degradation or advanced weathering. Areas of concern were identified along the perimeters of the building at the flashing transitions. There were approximately three open seams found in the parapet wall base flashings. Two of the three open seams showed no signs of substrate moisture intrusion using the capacitance and infrared moisture scanners. However, four other areas at the perimeters were found to contain moisture in addition to the one open base flashing seam. Upon closer investigation with the capacitance meter, water was discovered to be trapped within the roof system at the above five areas. It is estimated that water is trapped under the cap sheet but on top of the watertight built up roof below and has not saturated the insulation. Moisture infiltration is estimated to be occurring at the flashing membrane seams. In addition to the areas of substrate moisture, approximately five


blisters were observed. Blisters located under membrane seams should be cut out and patched to avoid unpredictable seam rupture. These blisters are called out in the photo section. A drain clamping ring was found to be broken and is no longer supplying constant compression of the membrane to the drain bowl beneath. If left uncorrected, water could enter the roof system if head pressure within the drain were to build up in a heavy rain forcing water under the clamping ring and into the roof system. Other items noted were preventative maintenance items that should be completed as part of an annual maintenance program. Items include applying new sealant to the counter flashings and HVAC penetrations, installing counter flashings around all units and installing HVAC condensate lines directly to the drains to prevent unnecessary ponding on the roof. Due to the presence of moisture a night time infrared scan was conducted. In addition to the areas found during the initial inspection a large area of wet insulation was discovered along the southern parapet wall. This area was measured to be approximately 128 square feet. RECOMMENDATION: The main priority on this section is removing the trapped moisture identified within the roof system and within the insulation as discovered using the infrared moisture scanner. Left in place, this moisture is subject to freeze thaw cycles which can cause increased seam failure and expand the affected area eventually leading to a roof leak which may not surface for years due to the concrete deck. By then substantial areas of roof may need to be removed due to moisture intrusion resulting in costly repair budgets. A repair scope should be conducted that addresses the following items and approximate quantities:

1. Remove the trapped moisture within the roof system in 6 locations (see defects photos: 3, 4, 8, 9, 10 and IR photo, IR-1). Approximate square footages are listed in the photo captions.

2. Remove the large area (~8’ x 16’) of wet insulation found during the Infrared Scan (see IR photo, IR-3 and IR-2)

3. Install new clamping ring on 1 drain (Defect 11). The preventative maintenance items listed in the photo section can be performed during this time as well but can also be delayed if needed but should be addressed on an annual basis. Funds should be allocated annually to provide for preventative maintenance and necessary repairs that will be needed as the roof continues through its service life. With the completion of the above repair scope and implementation of an annual preventative maintenance program this roof can be expected to perform satisfactorily for upwards of twelve to fifteen years. BUDGET: The following budget is for a repair scope to address the items listed in the above recommendation. Proper execution and performance depend on sound specifications and detailing being prepared and followed by the installer.


Estimated Budget………………………………………...……………… $5,000.00 +/- 10% Annual Preventative Maintenance………………………………………...$1,000.00 Unit cost pricing for replacing defective deck, wet insulation, or unforeseen conditions calls for a contingency of 15%. This contingency may be partially used or not used at all. Contingencies are strongly recommended and should be accounted for. This is not a part of the budget range. Sincerely,

Michael LeLiever, RRO


Defect Photos: All defect locations have been marked on the attached roof plan Overview of roof section This roof is approximately 29,700 square feet. This includes the raised stairwell and elevator penthouses. The stairwell roof was not inspected. The underside of the roof deck appears to be a concrete form pan sprayed with fireproofing. No obvious areas of moisture intrusion were identified. No leaks have been reported. Defects 1 and 2: (below) Open seams were observed. No substrate moisture was identified at these locations. These seams should be patched before they open up completely.


Defect 3: Fish mouths were found in the base flashing sheet at this location. This area registered on the moisture meter. Wet insulation is detected in this area. Approximately 4 sq.ft.

Defect 4: This is the northwest corner of the facility. An obvious pillow of water was found (red arrow). Upon further investigation wet insulation was detected in an area approximately 16 sq.ft. The red crayon lines in the photo outline the approximate area identified using the capacitance meter.


Defect 4 – continued This is a close up of the pillow of water found at the northwest corner of the building. The moisture meter is reading 100% at this location. Defect 5: No counter flashing was installed to cover the exposed top edge of the modified bitumen flashing at the units. This condition is present at all units. The flashings do not appear to be actively taking on water but installing counter flashing around the units will prevent possible leaks from wind driven rain forced up and behind the poorly fastened base flashing. Defect 6-1: An air blister was observed at this location. Blisters affecting the membrane field seams should be cut and patched before the seams prematurely fail due to the expansion of the air blister. Approximately 3’x 2’


Defect 6-2: This large blister approximately 7’ x 1’ has not begun to affect the membrane seam yet and only needs to be monitored at this time. Traffic should be kept off all blisters. Defect 6-3: This blister needs to be cut out and repaired with new cap sheet. Approximately 3’ x 4’ Defect 6-4: Blister at the drain needs to be cut and patched. Approximately 3’x 3’


Defect 7: A large gash in the cap sheet was observed here. A patch should be installed to prevent further degradation of the membrane that is no longer protected by the granules. Defect 8: This suspect area was identified during the inspection and read 80% on the moisture meter. The seams in this immediate area should be stripped in (~10 linear feet) Defect 9: A pillow of water was observed beneath the cap sheet at this location. This should be cut out and patched along with the seams in the immediate area (~3’ x 4’)


Defect 10: This water pillow found under the cap sheet (3’x 3’) needs to be cut out and patched along with the membrane seams in the immediate area.

Defect 11: Broken clamping found at one drain. This clamping ring needs to be replaced in order to prevent water from entering the roof system at this point.


Defect 12: The condensate from the units is collecting on the roof and causing ponding water. Four (4) units were observed causing heavy ponding and need to have the condensate lines run directly to the drains. This is a preventative maintenance item that should be addressed. Infrared Scan Overview: This is an overview of the main area of the roof. The darker areas represent cooler temperatures and the lighter areas represent hotter areas. Typically wet insulation has more mass and will hold the heat more than dry insulation once the sun goes down. Wet areas will radiate at higher temperatures and will show up as white. IR-1: This area was not found during the initial inspection. A pillow of water beneath the cap sheet was observed here once closely inspected. It appears that the wall base flashing seam is allowing the water infiltration. The membrane should be cut to drain the trapped moisture. Install a patch and strip in the base flashing seam. (3’x 3’)


IR-2: This is an infrared photo of defect 4 listed above. The wet area appears lighter and follows the crayon lines marked during the day almost exactly. Wet wood fiber insulation is suspected here in addition to moisture trapped beneath the cap sheet.

IR-3: This photo shows the area of wet insulation that was not identified during the day inspection. It appears that the wet insulation is expanding from the south wall. The area of wet insulation should be removed (~128 sq.ft.) and replaced. The wall flashing should be investigated during the repair to determine the cause of the intrusion. If water is found behind the membrane at the wall the coping may be allowing water to run down the wall an into the roof system. No blatant flashing seam defects were noted in this area.

roof evaluation reportroofsolutionsinc.com/wp/pdf/sample_survey_report.pdf10307 bailey road,...

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