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After our article discussing Green Roofing Systems, we bring you another in our ongoing series of environmentally-friendly roofing options in the Philadelphia area. The TPO White Roofing System.

When your roof begins to fail, the typical response will be to manage what starts off as a small leak.  One small leak turns into several leaks.  The unseen damage can begin to take an even bigger toll.  The roof decking has been compromised.  Mold may start to develop.  Steel decking will begin to rust and weaken.  Tiny holes become larger holes and then bigger holes still.  It’s not long before you are spending many labor hours trying to manage leak sources and protecting the internal parts of your business critical to efficient operation: file systems, server and IT rooms, computers, desks and furniture, carpeting, ceiling tiles - the list of risks is endless.

It’s time to replace your 10-year old, 20-year old, 25-year old (or more) roofing system.  Aside from being outdated technology - it’s failing and putting your operation at risk.  Today’s technology is state-of-the-art, using advanced materials and coatings.  These technological advances have several major advantages over the traditional roofing materials that likely comprise your current roofing system.  Better still - it can provide a significant return on your investment.

Thermoplastic polyolefin (TPO) roofing membranes have been available for more than 10-years and have become one of the most popular single-ply membranes for commercial roofing applications. Additionally, reflective white TPO has the potential to provide a significant return on a building owner’s investment by aiding in the sometimes significant reduction in energy costs.

Life-cycle costing is a mix of the following four criteria, where average cost of each component is factored in and projected over a 10-year period or over the period equal to the anticipated length of the roofing warranty:

• Actual installation costs.
• Actual energy costs (i.e. yearly air-conditioning costs).
• On-going maintenance costs.
• Leak and repair costs.

Installation costs are only a small portion of the bigger picture when it comes to evaluating potential roofing systems. Too often, clients focus on the membrane or material square-foot price rather than the installed cost of the roofing system. Truth be told, less expensive roofing materials require significantly more labor to install than the more expensive ones. Also important to consider is that a low initial cost could turn into a high priced re-roof or tear-off much sooner in the future than anticipated. To get a true understanding of the cost, building owners need to take the installed cost and not simply the material price into consideration.

One often overlooked but very important component in the life-cycle equation is the color of the roofing surface. A white or light-colored roof (called reflective roofing systems) which reflects the sun’s energy play an important role in reducing the building’s long-term energy (heating and air-conditioning) costs.  Traditional black roof systems convert the sun’s light energy into heat that saps a building’s air-conditioning efficiency and effectiveness.  The roof’s surface approaches 200 degrees Fahrenheit!  Understand that this unwanted heat will be transferred into the building, creating a greater strain on air-conditioning. This, in turn, means higher energy requirements and additional costs for the building’s owner.

The facts and figures support the predicted cost savings.  Factored over a 10-year period, a white roofing system in hot, southern states can save an estimated $250,000+ in energy costs alone when compared to a black-surfaced roof. The same model shows a savings of over $35,000 in colder climates (such as the Philadelphia area)  from a white-surfaced roof vs. a black. The computer model, funded by a manufacturer of white roofing systems, compares white and black roofing systems for a 100,000-square-foot, air-conditioned building. As this data indicates, energy savings decline the further north a building is located, but savings are still significant enough to warrant the evaluation of energy-efficient roof materials even in the northern states.  We’re doing more and more of these white-roofing systems every year. Since light-colored roofing is energy efficient, it allows designers of new buildings to consider other cost-saving advantages such as smaller air-conditioners, or eliminate air-conditioning altogether!

Depending on the roofing system selected, on-going maintenance can be an expensive annual budget item for building owners who choose the incorrect roofing system.  Typical maintenance for a TPO roofing system is fairly minimal and really only involves making sure that roof drains remain free and clear so that the roof can shed water efficiently. It is recommended to check drains at least twice each year, usually in the early spring and in the late fall, and after any major storms. In addition, as with any type of roof system, annual roof inspections are recommended.

If a TPO roof becomes damaged, repairs are relatively easy to make since the membrane remains thermoplastic and heat-weldable throughout its life. Repair costs can be incurred any time during the roof’s life where the damage is not covered by the roofing warranty. This includes damage to the roof caused by maintenance personnel. Depending on the type of roof, costs can include removing wet materials, repairing the deck, replacing wet insulation, and even tearing off the old roofing system.

The decision on which roofing system to choose should take into account all factors, not just the dollar figure. These should, as appropriate, the immediate cost, the current roofing system on the building, the building design, and the experience and recommendations of our experts. The way to make the best decision is to take into account all the installation and maintenance costs and don’t forget to factor in the potential energy savings of each option. This is the best way to make an informed decision and get a clear picture of the true cost of a roofing system. Armed with the appropriate information, your decision will make the best sense in the long run for your organization’s future.

Next in our series: Metal Roofing Systems…

Foremost on everyone’s mind nowadays are ways to reduce our “carbon footprint.”  We see terms thrown about such as: eco-friendly, environmentally friendly, and “green” systems in every conceivable industry.  The same holds true in the roofing industry, be the project commercial, industrial, institutional, and even residential roofing.

There are several ways to go about installing roofing systems that are environmentally friendly in the Philadelphia area.  Today’s focus will be on truly green roofing systems which focus on installations that include plantings and soil systems as part of the overall project.

There are as many different approaches to such systems as there are businesses, states, counties, and communities.  What works best will depend on your locale.  The types of plant varieties chosen will direct how we install the necessary depth of the soil system required to sustain it.  It guides the design of the overall project.  The roof deck’s structural capacity must be the first consideration and the National Roofing Contractors Association divides green roofing systems into three distinct categories:

1. Extensive (or Shallow): A green roofing system with an engineered soil-based growth medium approximately 2- to 6-inches deep.
2. Semi-Intensive (or Moderate Depth): A green roofing system with an engineered soil-based growth medium approximately 6- to 10-inches deep.
3. Intensive (or Deep): A green roofing system with an engineered soil-based growth medium more than 10-inches deep.

A green roofing system is a combination of waterproofing and roofing concepts.  As the roof will have moisture present within the system, both must be taken into account.  Waterproofing the membrane will be appropriate and necessary in these circumstances.  We have the ability to consider the following design and installation options (among others):

• APP and SBS polymer-modified bitumen sheet membranes.
• EPDM membranes.
• PVC membranes.
• Hot-fluid-applied polymer modified asphalt membranes.
• One- and two-component fluid-applied elastomeric membranes.

The one chosen will depend on the structure and desired effect that the client wishes to see, and we can conference with you every step of the way.  When a project like this is completed, aside from the aesthetic beauty of the green roofing system (see pictures below), the following performance and environmental improvements are possible:

• Increased thermal efficiency (and lower utility costs).
• Noise reduction.
• Extended roofing system service life.
• Improved storm water management.
• Increased efficiency of photovoltaic panels.

With society focusing now more than ever on environmentally-friendly concepts, we anticipate our clients and our business to increase in these types of initiatives.  Our company strives to be kind to the environment.  We have available to our clients just such roofing systems to achieve that goal.  Please contact us today to find out if one our eco-friendly roofing systems will meet your requirements.

Clients such as hotel chains, hospitals, landscaping businesses, among others are interested in these types of green roofing systems.  Maybe you should be, too.

Stay tuned for our next segment on environmentally-friendly roofing systems for commercial, industrial, and institutional applications in Bucks, Montgomery, Lehigh Valley and surrounding areas: The TPO White Roofing System.  In the meantime, take a look at some of these vegetative roofs:

Photos courtesy of:

• 416style
• Pnwra
• Thingermejig
• Adamsofen

Our greatest challenge today is impressing upon the potential client why it pays to act now and not later on roofing repair issues.  People often fail to consider the repercussions of delaying the necessary (and often urgent) attention required for the one aspect of their organization that protects every other asset within - the roof.

It really boils down to this:  Pay for it appropriately now, or pay a lot more for it later.

Our efforts are designed to convince the clients that capital expenditures for their roofing system truly needs to be higher on their priority list.  All too often, a roofing contractor is called upon too late, when the roofing system is failing and other areas of the business are being adversely affected:

• Ceiling tiles need replacement.
• Mold intrusion into the facility.
• Carpeting needs to be replaced.
• IT and Server rooms have been breached by water.
• Furniture and file systems are affected.

The hesitancy becomes more evident when I share with you the growing businesses associated with installation of ceiling drains.  Ceiling drains are devices designed to fit into a drop ceiling grid to channel water leaks through a hose to a collection bucket.  It’s a stop-gap that prolongs the enduring damage that is evident in the roofing system.  It doesn’t stop the water infiltration into the roofing system itself.  The corrosion that is affecting the steel structure of the roofing system continues unabated.  It addresses the symptom and not the problem.

Many of our current and past clients are those who have long since seen their useful roofing life expire and the expenses associated with the repair and replacement are climbing on an almost daily basis.  The costs of delays are steep.

We don’t let the difficulty associated with explaining a client’s present situation prevent us from doing so.  While people tend to assume that our detailing the urgency of their roofing situation is a “hard sell” designed to separate them from their money as fast as possible, the reality is that for us - nothing could be further from the truth.  One of our clients suffered a $100,000 change order to replace expansive steel decking due to their allowing the roofing system to languish for more than 7-years beyond it’s useful life. We simply don’t want that to happen to you. We’ll tell you the reality of your situation so that you are in the best possible position to make a decision that’s best for your organization.

The aggravation of dealing with poor workmanship lasts much longer than the euphoria of obtaining the lowest price.

Every Philadelphia roofing contractor will have a different contract, but in general the contract will spell out the proposed roofing work, pricing and completion dates. Look for these other areas of your contract so you can avoid contract disputes:

Building Permits - Is your roofing contractor getting the permits or are you? Are they including in the price quote or are they additional? Who is responsible for posting the permits?

Starting and Completion Dates - Make sure the dates are specified and contingency plans are in place for weather or other unexpected delays.

Roofing Materials - Brands, colors, amount of roofing materials should be specified so there are no surprises

Inspections - Does the county or city need to inspect the work? When? What happens if an inspection fails?

Site Procedures - What are the working hours for the roofers? Who is responsible for cleaning up waste? What safety precautions needs to be put into place?

Warranties - What warranties are included for the roofing materials and the work?

Liens and Terms of Payment - Make sure the contract specifies when you will be making payment for the work being completed. Under most state laws, a contractor can put a lien on your home if they haven’t received payment. Specifying payment dates and making sure you receive a lien waver upon your final payment will protect your property and any misunderstandings.

Subcontractors - You should always be aware of who is working on your roofing project and require proof that subcontractors have been paid, or write terms that make you responsible for paying subcontractors directly.

Repairing or replacing a roof is an expensive proposition, and it’s one that could cost you lost wages and income, especially if you own a commercial building that is desperately in need of a new roof due to water leaks or damage. Choosing a roofing company that is dependable, qualified, and honest is important.

Research The Roofers Licensing/Insurance - You want a roofing contractor that is legally able to work on your building for more than one reason.  First you want to make sure they are qualified to do the job, after all, you wouldn’t hire a receptionist to pull your teeth, right? Secondly, if there is a problem with the roof construction, you need to be able to contact someone to settle the issues. If your roofer is just someone off the street, your legal options might be limited. Making sure your roofer has insurance protects you from any accidents that may occur. Without insurance you could be liable for any slips or falls.

Research Prior Clients - Like any business, testimonials are important. Find out if your roofer has completed projects on budget, on time, and in a satisfactory manner. Contact your local BBB to find out if there have been any complaints filed and how these complaints were answered. If your preferred roofer does have a complaint, make sure you get answers on how it was solved.

Get Another Quote - Contacting more than one roofing company is common, just make sure your roofer is aware of this. I highly suggest you research companies before requesting a quote and then only contact your top 2 or 3 so you aren’t wasting a lot of time. You’ll be much more confident hiring a roofer if you’ve done the research rather than just asking 10 roofing companies for a quote and comparing prices. There may be a reason one company is charging peanuts.