Yesterday we discussed climate considerations for selecting the right roofing products, but there are also considerations from the building owner's perspective that must be considered.
First, the building owner's intentions for the building should be your top consideration in roof selection. If the owner intends to flip the building as soon as possible, roof system cost becomes the primary driver. However, long-term holders and owner-occupied buildings are best served with a roof system designed with long-term use in mind.
Second, insurance can affect the choice of a roof system. If the building is insured by a Factory Mutual (FM) company, the FM design and installation requirements must be followed to the letter. Other insurers may have their own standards to follow, so you should always check with the insurance company during the design phase to be certain.
Third is the budget. Long before the roof is to be installed you should have a roof inspection performed by a competent roofing contractor, consulting architect or engineer who will give you an unbiased opinion of when the roof will need to be replaced and the probable construction costs for the replacement. A consultant can tell you whether you can re-cover or if a tear-off is needed and can prepare construction documents that anticipate all of these considerations prior to bidding the work. Having an adequate budget for the roof can help ensure the building owner's needs are met.
Finally, you need contractors available who know how to properly install the desired roof. When selecting a roof, you should identify contractors available to install it. Using local roofers is a good idea as they can respond more quickly to problems than if they are located far from the job site.
Knowing what you need before you obtain bids and being sure you communicate these needs to the contractors can help make sure the roof you have installed will perform well and have a nice, long life.
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The amount and type of precipitation, temperature and wind are the aspects of climate that should most affect the design and selection of the roof system for a building.
A building located in a dry climate like the desert southwest does not need the same type of roof as a building subjected to daily rains like in the pacific northwest. Places that have high fees for wastewater removal may want to consider a vegetated roof to absorb stormwater. However, rain isn't the only consideration. Snow can drift and collect in corners, topping flashings and cause leaks. Hail can puncture the roof system, requiring a roof that can withstand abuse. If there is a wide temperature spread between winter and summer, a roof system that will expand and contract with thermal movement is a good choice.
Climate also affects the amount of insulation needed. Predominantly hot areas should consider a reflective roof system to save on cooling costs. In mostly cold climates, energy savings depend on the cost of heating energy compared with cooling, the slope of roof, insulation, and overall building dimensions. One resource to determine whether a roof will have energy benefits is the Department of Energy's Roof Savings Calculator. Heat sinks may also be considered for hot climates to lessen the amount of thermal shock that can occur when a roof is suddenly cooled during a rainstorm.
Identifying the wind uplift requirements is important in areas prone to hurricanes or other high wind events. Anywhere the wind gusts more than gale force should take wind into consideration (even a 40-mile-per-hour wind can cause a poorly attached roof to peel).
Tomorrow we will discuss considerations for selecting the right roofing products from the building owner's perspective.
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You know you need a new roof, but where do you start? The most common method is to call three roofers to get independant proposals and then compare. But how do you know what to get proposals for? How do you pick a roof system that is best suited to your building? A step-by-step look at the various factors that affect the roof (and the needs of the building) is the best approach to answering those questions.
Yesterday we discussed reviewing the existing roof as part of the process to select the right roof system for your building. Today we will review a construction checklist you should go over with each roofing contractor that submits a proposal to you.
Construction Checklist
- What type of deck do I have?
- What is the slope of the deck?
- What is the condition of the deck?
- Does the roof drain well?
- Do I have sufficient overflow capacity?
- How will the extra thickness of the roof affect overflows and flashing heights?
- What access is there for materials and personnel?
- How can debris be removed?
- Is there a lot of equipment on the roof to be flashed?
- Is the roof a wide open expanse, or small sections?
- Do I have parapet walls?
- What is the load bearing capacity of the structural system?
- Is there the possibility of abuse by repair people or vandalism?
We hope you enjoyed this four-part blog series on what to consider when selecting a roof system. If you have any questions, please call Patton Services at (309) 303-3128 or email rpatton55@gmail.com
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