Who We Are Independent, third-party roofing and waterproofing - - PDF document

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Who We Are Independent, third-party roofing and waterproofing - - PDF document

Aug 16, 2023 384 likes •1.15k views

NABIE Conference 2014 STEEP AND LOW SLOPE ROOF SYSTEMS EXTERIOR WALLS AND WATERPROOFING ASSESSMENTS HISTORIC AND EXISTING FACILITIES INSTITUTIONAL, COMMERCIAL AND INDUSTRIAL FACILITIES HIGH-RISE RESIDENTIAL NEW CONSTRUCTION DESIGN, PEER

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STEEP AND LOW SLOPE ROOF SYSTEMS HISTORIC AND EXISTING FACILITIES INSTITUTIONAL, COMMERCIAL AND INDUSTRIAL FACILITIES NEW CONSTRUCTION DESIGN, PEER REVIEWS, CONSTRUCTION ADMIN / PROJECT MGT EXTERIOR WALLS AND WATERPROOFING ASSESSMENTS HIGH-RISE RESIDENTIAL

Who We Are

Independent, third-party roofing and waterproofing consultant Serving educational, institutional, governmental and private sector clients throughout the US, Canada and Mexico. Established in 1999

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What We Do

Perform roof condition assessments Develop roof O&M plans Develop repair or replacement scope of work and preliminary opinions of cost Prepare bidding and construction documents Assist with bidding Perform construction phase project management and construction administration services through project closeout

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What We Do

Perform periodic, daily, part-time or full-time construction observation for conformance with Contract Documents Perform forensic roof leak investigations Perform non-destructive roof moisture surveys Perform roof hail/wind damage assessments Provide roof litigation technical assistance

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Why We Are Here

To provide you with some insight on how we perform roof inspections, in general, at the four standard levels described in the NABIE Standard of Practice.

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NABIE Standard of Practice

Adopted December 12, 2011 Effective March 1, 2012

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Levels A-D

LEVEL A – VISUAL INSPECTION LEVEL B – FUNCTIONAL INSPECTION LEVEL C – SPECIALIZED INSPECTION LEVEL D – REMEDIAL DESIGN AND REPAIR

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LEVEL A - VISUAL INSPECTION

Visual inspection of specified systems and components in a representative manner from locations accessible to

  • rdinary users; results and conclusions

presented in verbal or written summary.

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LEVEL B – FUNCTIONAL INSPECTION

Level A plus more detailed observation, documentation by written report, may require accessing areas normally not accessible to ordinary

  • users. Results and conclusions presented in written

report bearing the official seal of the Building Inspection Engineer (BIE). Deficiencies are listed and subjective opinions regarding serviceability or need for repair provided in report. Major items restricted from inspection or outside the expertise of the BIE shall be listed. Report may contain limitations and recommendations for further evaluation as deemed necessary by the BIE.

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LEVEL C - SPECIALIZED INSPECTION Level B plus more comprehensive evaluation of specified systems or components, using specialized equipment, historical research, functional testing, analysis or other tasks deemed necessary by the Building Inspection Engineer. May require invasive techniques, material removal or destructive testing.

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LEVEL D - REMEDIAL DESIGN AND REPAIR

Level C plus design or detailed consideration of repair options or improvements generally beyond the scope of Building Inspection. Written reports may include working drawings

  • r detailed specifications.

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LEVEL A – VISUAL INSPECTION

Questions to ask, information to gather before getting on the roof:

 Who is most familiar with the roofs? (Usually

the person with all the keys).

 Are there any active leaks?  Has there been a history of leaks?  Do you have copies of roof repair invoices?  Can we review your maintenance logs/work

  • rder logs for current/past roof maintenance

history?

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LEVEL A – VISUAL INSPECTION

Determine Roof Type/Classification:

 Low-Sloped Roof Systems

 Asphalt or Coal Tar Pitch BUR  Smooth surfaced, gravel surfacing, pavers  Modified Bitumen  Smooth surfaced, granule surfaced  Single-Ply  TPO, PVC, EPDM  Sprayed Polyurethane Foam  IRMA  Garden Roof  Metal

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LEVEL A – VISUAL INSPECTION

Determine Roof Type/Classification

 Steep-Sloped Roof Systems

 Metal  Architectural or Structural  Solid Deck or Purlins  Insulation above the deck or draped over purlins  Insulation on ceiling or within cathedral ceiling plenum  Single-locked, double-locked or snap-locked  Surface fastened  Galvanized, Galvalume, Pre-Finished Galvanized  Copper  Aluminum, Pre-Finished Aluminum

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LEVEL A – VISUAL INSPECTION

Determine Roof Type/Classification

 Steep-Sloped Roof Systems

 Shingles  Asphalt  Composition  3-Tab  Metal  Slate  Wood shakes and shingles  Tile  Clay  Concrete

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LEVEL A – VISUAL INSPECTION

What we look for:

 Drainage efficiency – is the water getting off the

roof?

 Ponding?

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LEVEL A – VISUAL INSPECTION

What we look for:

 Number and type of rooftop A/C units

 Package units  Down discharge  Side discharge  Curb supported  Structural stand NABIE 2014 ANNUAL BULDING INSPECTION ENGINEERING CONFERENCE

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LEVEL A – VISUAL INSPECTION

What we look for:

 Split systems  Support type  Wood sleepers  Non-wood sleepers  Concrete pad  PPH NABIE 2014 ANNUAL BULDING INSPECTION ENGINEERING CONFERENCE NABIE 2014 ANNUAL BULDING INSPECTION ENGINEERING CONFERENCE

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LEVEL A – VISUAL INSPECTION

What we look for:

 Split systems  Utility Connections  Roof Penetrations NABIE 2014 ANNUAL BULDING INSPECTION ENGINEERING CONFERENCE

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LEVEL A – VISUAL INSPECTION

What we look for:

 Roof material age/condition  Looks can be deceiving or not

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LEVEL B – FUNCTIONAL INSPECTION

Before getting on the roof:

 Review aerial photographs  Exterior elevations - signs of water stains,

streaks on exterior walls

 Exterior elevations – roof drainage features  Locations of active/previous leaks  Underside of deck – indications of rust,

deterioration, roof leaks

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LEVEL B – FUNCTIONAL INSPECTION

Where does/should the water go?

 Off the edge – check embedded edge metal lap

joints

 Gutters and downspouts – drain efficiently,

ponding

 Roof drains – strainers missing, mismatched

strainers, strainers full of debris

 Edge scuppers – notorious for ponding,

inefficient drainage

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LEVEL B – FUNCTIONAL INSPECTION

 Through-wall scuppers – debris reduces

efficiency

 Secondary emergency overflow provisions  Ponding

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LEVEL B – FUNCTIONAL INSPECTION

The devil is in the details

 Roofing material laps/joints  Terminations, area dividers, expansion joints  Horizontal to vertical transitions (base

flashings)

 Rooftop equipment  Rooftop piping  Adjacent wall/parapet wall watertightness

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LEVEL B – FUNCTIONAL INSPECTION

 Roof hatch safety rails  Skylight fall protection guards  Others?

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LEVEL C – SPECIALIZED INSPECTION

Destructive testing:

 Core cuts (minimum of 1 per roof area, plus 1

additional sample per 10,000 square feet of roof area)

 Number of plies in multi-ply system  Width of overlap at membrane laps  Thickness and type of coverboard  Thickness and type of insulation

 More than one roof?

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LEVEL C – SPECIALIZED INSPECTION

 Deck type  Verification of non-destructive roof moisture

testing, wet is wet, dry is dry

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LEVEL C – SPECIALIZED INSPECTION

Non-destructive roof moisture surveys

 Infrared camera  Electrical impedance meters  Nuclear gauges  Electronic leak detection

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LEVEL C – SPECIALIZED INSPECTION

Functional Testing

 Fastener pull-out resistance (Com-Ten)  Exposed fastener vacuum tester (Wallace

Sales Company)

 Roof surface elevation survey

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LEVEL C – SPECIALIZED INSPECTION

Code Compliance

 Energy conservation code – meets current

code for R-value, reflectivity?

 Plumbing code – roof drains and scupper

  • penings sized to meet current code?

 Plumbing code - secondary emergency

  • verflow drainage provided, required?

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LEVEL D – REMEDIAL DESIGN AND REPAIR Documentation

 Roof overall dimensions, slope  Roof drains - number, location and diameter  Through-wall scuppers - number, location and

dimensions

 Gutter dimensions  Gutter downspouts - number, location and

dimensions

 Parapet wall dimensions - height and width, all

elevations

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LEVEL D – REMEDIAL DESIGN AND REPAIR

 Rooftop equipment - number, type, location and

condition

 Rooftop equipment - curb size, base flashing

height

 Rooftop equipment – number, type and location

  • f abandoned, non-functional equipment

 Rooftop piping: location, elevation above

finished roof, support type and spacing

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LEVEL D – REMEDIAL DESIGN AND REPAIR

 Determine if Licensed Structural Engineer

required to assess existing roof framing structure or deck

 Determine if Licensed MEP Engineer required

to assess rooftop MEP equipment.

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LEVEL D – REMEDIAL DESIGN AND REPAIR Destructive testing:

 Core cuts  Edge conditions - wood blocking type and

thickness, deck termination assembly/condition

 Wall substrate at parapet walls/rise walls  Masonry wall weeps covered over during

reroofing?

 Wall and edge conditions below clerestory

windows

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LEVEL D – REMEDIAL DESIGN AND REPAIR

 Location and type of through-wall flashing, true

through-wall or saw-cut reglet?

 True roof expansion joint or roof area divider?  Roof expansion joint continuous or

discontinuous at parapet walls?

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LEVEL D – REMEDIAL DESIGN AND REPAIR Functional Testing

 Fastener pull-out resistance (Com-Ten)  Exposed fastener vacuum tester (Wallace

Sales Company)

 Roof surface elevation survey  Coating adhesion testing

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LEVEL D – REMEDIAL DESIGN AND REPAIR Drawings, Specifications, Bidding Documents

 Jim Whitten Roof Consultants, LLC + Tejas

Design, PLLC joint venture.

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