ROOFING 101

CONEX Roofing wants our customers to feel informed and knowledgeable regarding their roofing needs. This page is designed to be an educational resource and we hope you find this information useful.

Choosing the “Right” Contractor

Selecting a qualified contractor for a new roof on your commercial building is no simple matter. There are literally thousands of “contractors” to choose from nationwide and the selection process can be frustrating and difficult to say the least. Making the wrong choice can cost your company time, money and aggravation. The following are some guidelines to follow when you pre-qualify a contractor for your project:

1. Licensed and Insured
   The contractor you select must have a current specialty contractor’s license from the state where the project is located. Every state, municipality and county has varying requirements – so be sure your contractor has the appropriate licenses for your area. Don't be afraid to call your local building department to check on the requirements.
   
   It is also important that the contractor provides evidence of current insurance coverage to the limits you deem necessary for your project. Ask for insurance certificates showing both workers compensation and general liability insurance. Many building owners have suffered needless risk and expense because contractors working on their buildings were not properly covered.
   
   
2. Place of Business
   Your roofing contractor should have a permanent and identifiable place of business complete with phone number, physical address and the appropriate business licenses. Ask for this information if it is not provided with your written proposal.
   
   
3. Industry Savvy
   Your roofing contractor should keep abreast of the latest developments in the industry. A professional contractor belongs to local , regional and/or national associations, in order to remain up-to-date on the latest trends and information to best serve their customers.
   
   
4. Approved Applicator
   The contractor must be approved to install the brand of material chosen for your project by the manufacturer of that product. The vast majority of roof failures are due to poor and/or sub-standard workmanship. As systems get more sophisticated and the value of the building asset increases, having the manufacturer’s approval and support is essential.
   
   
5. Trained Workforce
   The contractor must employ full-time technicians, trained in the specific system being installed. Many of the modern systems require very special training and knowledge. Part of the “Approved Applicator” status described above is the requirement that technicians are fully trained in the selected system.
   
   
6. Business History
   Over 70% of roofing contractors fail and go out of business in their first two years of existence. Of the remaining contractors, over 60% fail within the first five years. If a contractor does not have a proven track record and has less than five years of experience, you should consider the potential cost to your business if you were to have any problems with your roof in the future.
   
   
7. Deals of the Century
   Beware of deals, discounts and low prices. In the roofing industry, the saying “you get what you pay for” truly applies and you should not skimp on protecting your assets. Nobody likes to spend their hard earned dollars on a roof that in most cases will never even be seen. But an effective roofing system that is installed properly is necessary protection against facility, equipment and inventory damage.
   
   
8. Warranties
   There are many kinds of warranties for different roofing systems. There are enormous differences between manufacturer’s warranties and warranties from contractors. Most manufacturers’ warranties have more exclusions than inclusions. If the flat roof warranty you are being offered excludes ponding water, content damage and full replacement costs, then you must ask yourself, “what does this warranty cover?” Contractor warranties are widely varied and only as good as the contractor issuing them. As a final note, the small print in warranties will tell you a lot more about the warranty’s validity.
   
   

   A quick rule of thumb when evaluating warranties is to ask:
   

   1. Has the company issuing the warranty been in existence as long as the warranty they are providing?
   2. If a contractor with a 2 year history provides a 10 year warranty, what assurance do you have that the warranty will have any value in 5 years, or 10 years?
      
      
9. The Bottom Line
   Once you have found two or three contractors that appear competent and reliable, interview their representatives. It has been said that people buy from people they like – we suggest you choose a person your instincts tell you can be trusted. Today’s legitimate contractor is a businessman or woman with full-time employees, a full-time support staff, and equipment and production resources with a proven track record of successfully completed projects and references to be contacted upon request. A good contractor can also provide guidance concerning the systems best suited to your project. Most of all, your roofing contractor should make you feel comfortable that the company has the experience and expertise to handle your roof installation.

For additional information on finding a contractor, please contact the Western States Roofing Contractors Association at www.wsrca.com.

Choosing the “Right” Flat Roof Membrane

Selecting a flat roof membrane can be extremely problematic for a consumer if not provided with the correct information. Key to coming to a decision when selecting a new flat roof membrane is generally based upon the six following components:

1. Roof Slope (whether or not the roof ponds water)
   In selecting the correct flat roof membrane, the most important consideration is roof slope or the tendency for the roof to "pond water" (water remaining on a roof surface 48 hours after raining). This is very important to consider as many roof failures are a result of the roof ponding water. Many traditional roofing methods, such as fiberglass cap sheets, coated membranes and modified bitumen membranes tend to fail very early in ponding situations. These roofs are best suited for slightly sloping roofs that don't pond water.
   
   
   The most effective roofs, especially when ponding water is present, are PVC roofs which can withstand ponding water without any damage to the roof membrane. These membranes are often used specifically for this reason and the warranty remains in full force even with ponding water. PVC roofs are at the upper end of pricing for roof membranes, but they provide the added benefit of long labor and material warranties from the manufacturer, as well as excellent energy efficiency due to their reflective nature. There are a number of PVC membranes available on the market, most with warranties ranging from 10 to 20 years, and most are Energy Star rated by the E.P.A. for their reflective characteristics. These roofs also provide the benefit of extreme strength, light weights and energy savings.
   
   
2. Roof Access
   Roof access may be a primary component when deciding upon roofing type due to the need to unload roof removal wastes and provide delivery of roofing materials/accessories to the roof surface. The greater the ability to access the building, the wider array of roofing choices available to the consumer. Roofs with extremely difficult access are often good candidates for PVC roofs, cold applied roofs and roof coating systems. If direct access is not available, then the ability to pump hot liquid asphalt to the roof surface can eliminate these membrane types as options. This consideration must always be secondary to ponding water when selecting a roof membrane type.
   
   
3. Code and Regulatory Requirements – Title 24
   As with any building decision, local and state building codes and requirements must be considered to insure your new roofing system is in compliance. As of October 1st, 2005, all “conditioned commercial space” must be re-roofed with a Title 24 compliant “cool roof” membrane as recognized by the California Energy Commission and the EPA’s Cool Roof Rating Council. This legal requirement applies only to conditioned commercial space, meaning commercial buildings with either heated or air-conditioned spaces below. Non-commercial buildings and commercial buildings that are not “conditioned” are excluded from this requirement. Beware of contractors suggesting you have a special exemption from this rule, because the California Energy Commission has opted to add additional penalties for building owners who fail to comply with this requirement.
   
   
4. Desired Energy Efficiency
   Most types of traditional roof membranes, such as capsheet, gravel and torch applied roof membranes, do not provide any benefit to the energy usage of the building on which they are installed. Most PVC roofs, TPO roofs, and some roof coatings offer increased energy efficiency due to their reflective nature. Reflective roofs benefit the building owner from cooler interiors during the hot summer months, without the added cost of building insulation. Insulated roof assemblies offer superior energy efficiency through the installation of one or more types of rigid roof insulation. There are numerous types of insulation, but if compared by the "R value” provided by the insulation, usually Polyisocyanurate insulation beats the competition hands-down. R Values measure an insulations ability to shield the interior of the structure from thermal transfer, (the ability for heat outside to get inside) and the higher the R Value the better the insulation performs to keep out hot air in summer and cold air in winter. Not all insulations provide for higher R Values. The insulations without high R Values are usually used to separate an old roof from a new roof or to provide for positive sloping of a roof structure.
   
   
   The roofs that provide for excellent energy efficiency carry the "Energy Star" designation, which means they meet the proven requirements to help reduce energy usage. Most single ply PVC roofs are "Energy Star" rated roofs and provide for cooler interiors providing as much as 87% reflectivity of the sun’s rays. Other energy star rated roofs are TPO (thermal polyolefin) plastic roofs and some roof coatings. Roof coatings can be very effective in providing for more efficient roofing assemblies, but they are not an effective substitute for a roof membrane. Coatings should only be used in situations where a good roof membrane is present and the customer does not mind frequent maintenance to keep the coating in good working order.
   
   
5. Projected Roof Life
   Roof life can only be predicted based upon membrane type, quality of application and existing conditions of the roof structure. A fiberglass cap sheet roof can last 15-20 years if no ponding water exists, but less than 10 years in a situation where ponding water occurs. Some rock roofs have withstood 30 years of aging and continue to perform well with routine maintenance. The only roofing systems that meet Title 24 requirements on their own are certain PVC systems and TPO systems. The Dura-Last PVC roofing system provides the highest reflectivity in the industry, is Title 24 compliant, and continues to be one of, if not the most effective system on the market.
   
   
   On the flip side, incorrectly installed rock, torch applied and hot mopped cap sheet roofs of less than one year old are being removed all over the nation each day as a result of incorrect installation techniques and materials. Roof longevity will always depend upon using the correct materials, the correct installation methods and the correct treatment of your new roof. Most if not all roofs should not be used as walking areas and should be left alone for best performance.
   
   
6. Budget Constraints
   Given real world considerations, most of us do not drive a Rolls Royce even though we might feel it best suits our needs. Flat roof membranes are much the same way. The best possible alternative to our roofing solution may be beyond the reach of our budget, which may result in selection of a roofing system that will underperform. Although this approach seems logical, it rarely pans out that way.
   
   
   It is almost always a better alternative to prolong roof replacement and purchase the best solution to your roofing needs the first time, rather than installing an incorrect solution and replacing it every five to six years. Since a building’s roof protects all interior contents and failed flat roofs can lead to catastrophic results, careful consideration of the best roofing solution is always the best practice. If your budget does not allow for complete re-roofing, then consider partial re-roofing with the right roof, phased over two to three years. This phased approach allows you to make headway each and every year with the right system that will last for decades.

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