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Many years ago, the term “sick building” was a little more in the public eye than it has been as of late. No, it doesn’t mean a building has a cold, the flu, or sore throat. The term “sick building syndrome” (SBS) describes situations whereby building occupants experience acute health and comfort effects that appear to be linked to time spent in a building. However, no specific illness or cause can be readily identified. Complaints may be relegated to a particular room or zone, or may be more widespread. Others sometime refer to “building related illness” (BRI). This term is used when the symptoms are diagnosable and an illness is identified. To have a BRI - the source of the illness can be directly attributable to airborne building contaminants.

A commercial roofing contractor understands the importance of a quality installation which includes eliminating areas where moisture and other contaminants can breach the roofing system. The roofing contractor also understands the importance of excellent ventilation.

From the Environmental Protection Agency:

A 1984 World Health Organization Committee report suggested that up to 30 percent of new and remodeled buildings worldwide may be the subject of excessive complaints related to indoor air quality (IAQ). Often this condition is temporary, but some buildings have long-term problems. Frequently, problems result when a building is operated or maintained in a manner that is inconsistent with its original design or prescribed operating procedures. Sometimes indoor air problems are a result of poor building design or occupant activities.

Indicators of Sick Building Syndrome:

• Building occupants complain of symptoms associated with acute discomfort, e.g., headache; eye, nose, or throat irritation; dry cough; dry or itchy skin; dizziness and nausea; difficulty in concentrating; fatigue; and sensitivity to odors.
• The cause of the symptoms is not known.
• Most of the complainants report relief soon after leaving the building.

Indicators of Building Related Illness:

• Building occupants complain of symptoms such as cough; chest tightness; fever, chills; muscle aches
• The symptoms can be clinically defined and have clearly identifiable causes.
• Complainants may require prolonged recovery times after leaving the building.

There are as many potential causes for Sick Building Syndrome, which may include:

• Inadequate ventilation
• Chemical contaminants from indoor sources
• Chemical contaminants from outdoor sources
• Biological contaminants, including mold

Recently, concerns about mold and fungi growing in indoor environments have caused major concern and protest among various building-related trades and businesses. Adding fuel to this fire - insurance companies and various governmental agencies (particularly OSHA) are also in the mix. Trying to prevent and/or mitigate workplace mold can be time-consuming, disruptive, and expensive.

Molds can grow on virtually any surface as long as moisture, oxygen, and an organic source are present. Molds proliferate by creating spores (viable seeds) that usually cannot be seen without the aid of magnification. Mold spores continually float through the indoor and outdoor air.

Molds are usually not a problem unless mold spores land on a damp spot and begin to grow. They digest whatever they land on in order to survive and spread. Molds can grow on: paper, wood, food, carpeting, upholstery, food, insulation, etc. The list of of places where mold can settle in and “set up shop” is virtually endless. There are even molds that can live on the very dust and dirts that gather in the moist regions of a building on a daily basis.

When excessive moisture or water accumulates indoors, mold growth often will occur, particularly if the moisture problem remains uncorrected. One of the most difficult places to discover workplace mold is in the roofing system! The high protection that we take for granted every day is often “out of sight - out of mind.” Unless regular inspections are undertaken, it can be a long time - time for molds to take serious hold and spread - before it’s discovered. While it is impossible to eliminate all molds and spores, controlling moisture goes a long way towards controlling indoor mold growth. A quality roofing system using the latest technology is one of the best defenses against workplace mold!

Molds gradually damage building materials and furnishings. If left unchecked, mold can eventually cause structural damage to wood framed buildings, weakening floors, walls, and roofing decks as it feeds on moist wooden structural members. If you suspect that mold has damaged building integrity, consult a structural engineer or other professional with the appropriate expertise at once.

Since mold requires water/moisture to grow, it is important to prevent excessive moisture in commercial, industrial, institutional, and residential buildings. Many of today’s moisture problems in buildings are linked to changes in building construction practices since the 1970s. Those changes, which resulted in tightly sealed buildings with dramatically reduced ventilation, contributed to moisture vapor buildup. Buildings need to breathe! Other moisture problems may result from roof leaks, landscaping or gutters that direct water into or under a building, or unvented combustion appliance. Delayed or insufficient maintenance may contribute to moisture problems in buildings. We wrote about the recent “stop-gap” measure of installing ceiling drains in our article “It Pays to Act Now, Not Later.” Such cheap repairs can actually hasten the development of mold by introducing more moisture into the building.

In the event that mold growth is identified in a building - remediation and cleanup is absolutely necessary.

So, if your roof is outdated and/or you know that your roofing system is in need of upgrade or replacement - you may need to take a look at taking care of that issue now. The potential liability associated with workplace mold, particularly if it causes your employees or customers serious health issues, will cost far more to your organization than your investment in the latest roofing systems available to you.

If you’re an organization in the Philadelphia, Buck County, Berks County, Montgomery County, the Lehigh Valley and many of the other surrounding regions - please give us at V.A. Morelli Construction, Inc. a call today and see how we can tend to your building’s roofing needs.

Here is our list of the Top 10 Questions (okay, perhaps a few more than 10, in no particular order) every client should ask their commercial, industrial, and institutional roofing contractor:

1. Is this the best roofing system for this roof deck, my building, our climate?

It is estimated that defective design & engineering is responsible for nearly 50% of all roofing failures. Critical consideration must be given to drainage, windage, insulation, fire resistance, thermal expansion, tensile strength, puncture resistance, and watertight performance.  Some systems may not be practical for certain building types and locations. As an example, a “cool” roof may not afford the types of benefits we’ve spoken about in primarily cooler climates. A commercial building in Florida will stand to see substantial energy savings versus a similar building in North Dakota.

2. Is a complete roof tear-off required?

One of the top considerations in re-roofing projects is minimizing the environmental impact by reducing or eliminating waste.   Several types of roofing systems can be installed over your existing roof.  If we discover that option is a possibility for you, this will reduce construction time, lower your overall costs, and minimize trips to the landfill.

3. Does the roof system moderate temperatures in summer and winter?

Cool roofing systems, green roofing systems, and solar-integrated roof systems can help moderate indoor air temperatures, even if your building doesn’t have air conditioning.  The end result would be reduced energy costs and may even improve employee health, well-being, and morale.

4. What type of ventilation does my roofing system offer?

Ventilation systems can be either 1-way or 2-way, assuming it has a ventilation system at all.  In order to help reduce moisture and the appearance of mold - ventilated roofing systems are very desirable.  Ventilation allows the building to breathe and reduces the build-up of energy-sapping heat.  Either option is good for a building, but for more effective moisture evaporation, an Army Corps of Engineers study concludes that the 2-way ventilation is the way to go.

5. What is the roofing manufacturer’s reputation?

This “question” actually has a subset of very important questions regarding the manufacturer of your roofing system option:

• Does the manufacturer do a post-installation inspection?
• Does the manufacturer train, monitor, and grade/rate contractors?
• What is the range of life-expectancy (in years) for this type of roof system in this area?
• How much maintenance can I expect will be required and how often?
• What have been the primary failure modes with this type of roof? How are they resolved?

6. How long is the warranty?

Be certain to find out the length of the warranty.  Find out if it covers the entire roof system, including installation defects.  Find out if there are any exclusions and/or fees in the warranty for issues such as ponding water and collateral damages.

7. Is the roofing system Energy Star Compliant?

At the government’s Energy Star Website, you will find details regarding the minimum standards for the minimum reflectance during specific periods in the roofing system’s life. Initial reflectance must be at least 65%. After 3-years of exposure to weathering, it must have a minimum reflectance of 50%.  In addition to the Energy Star website, you can visit the Cool Roof Rating Council Website for ratings of various roofing systems for solar reflectance.  With this information, you’ll know whether or not your roofing system options are energy efficient.

8. Is my roofing system eligible for Federal tax deductions?

If it meets the ASHRAE 90.1 standard it does!  The American Society of Heating, Refrigeration, and Air Conditioning Engineers established standard 90.1 to set the minimum requirements for energy efficient building design.   This standard was adopted by the federal government in 1994.  The minimum solar reflectance requirement is 70% and the minimum solar emittance level is 75% for government facilities.

9. Is a system Life Cycle Assessment available for my roofing system options?

A life cycle assessment (LCA), is a science-based measurement of the environmental impact of a roofing system through its entire life cycle.  The parameters include material extraction costs, manufacturing waste, embedded energy, and recycling & reuse potential.  Additionally, you may want to follow up by asking if the materials manufacturer can provide a Life Cycle Costing analysis, which we posted about earlier in our White TPO Roofing System article.  Many building owners consider life cycle costs one of the most important aspects of a roofing system.  And if they don’t, they should!  Just ask us!

10. Does the manufacturer of the roofing materials for my project have a recycling program?

Several manufacturers have created recycling programs to collect materials once the roofing system and reached the end of its useful life.  The number of different types of products that much of this waste can be turned into continues to amaze us each day.  Some examples include, but are not limited to:  flooring, roadways, park benches, and yes - turned back into new roofing materials.

V.A. Morelli Construction, Inc., your roofing contractor in Philadelphia, the Lehigh Valley, Bucks and Montgomery County, and surrounding regions will work with you every step of the way to determine which roofing option is best for your investment.  Call us today!

Another one of the many environmentally conscious efforts in the commercial, industrial, and institutional roofing industry is using materials made from recycled content and/or may be recyclable in the future when replaced.  Our previous installment on environmental advances in roofing systems was the TPO roofing system.  We continue our series of eco-friendly roofing systems by discussing the metal roof.  Since we want to be your #1 choice for a roofing contractor, it is another of the many systems we offer to our clients in Philadelphia, Bucks County, Montgomery County, the Lehigh Valley and surrounding areas.

With the ever-expanding focus on protecting the environment, metal roofing options have grown by leaps and bounds within the roofing community. Metal roofing systems have a number of positives associated with them. Though the initial costs of such a roof are often higher than some other options, the long-term investment potential cannot be overlooked. Already, roofing systems made of steel offer one of the lowest life-cycle costs of any roofing material. In addition to being very long lasting, they can provide substantial energy savings for buildings, and they increase a structure’s resale value. In addition to energy savings of as much 40% (or more, depending upon your location), it can also reduce a building owner’s insurance premiums.

Unlike their metal counterparts, non-metal roofing systems may begin deteriorating just as soon as they are installed and become exposed to the elements. Wind, ultraviolent rays from the sun, winds, dramatic changes in temperatures - all have a higher impact on non-metal roofs versus metal roofs. It worst-case scenarios, the impact of the elements can dramatically decrease the service life of these systems. Depending upon the system chosen, the typical life-span of the non-metal roof is somewhere in the neighborhood of 15- and 20-years. Conversely, a metal roof can last as much as 3 times that long, depending on style, quality, and workmanship. Aesthetically, metal roofs come in a an expanding variety of designs, colors, and styles. Ask us about the options available to you.

Available metal roof materials include aluminum, steel, and copper… with the most common types being the steel and aluminum. All are available in a myriad of thicknesses but are most commonly 24-gauge steel and 1/32″ aluminum. Each type is incredibly durable and surprisingly easy to work with. This makes them a fantastic choice for both V.A. Morelli Construction, Inc. and our clients!

According to the American Iron and Steel Institute:

Steel roofing systems are also more environmentally efficient than other alternatives. Industry-wide, the overall recycling rate for steel is 68 percent – higher than paper, plastic and glass. And while most other materials are degraded in the recycling process, steel can be recycled over and over again without ever losing quality. Steel roofing systems in particular are 100 percent recyclable, and many manufacturers use as much as 50 percent recycled materials in fabricating their product.

Additional benefits associated with metal roofing systems:

• They don’t warp, crack, rot, curl, split, break, burn, or blow off.
• Most resistant to adverse conditions like hail, wind, freezing/thawing, high-temps.
• Available in wide variety of styles, patterns, designs, and colors.  It looks incredible!
• Lightweight - most styles are less than one-third the weight of asphalt systems.
• Energy efficient - can lower your utilities costs and increase employee comfort.
• Low maintenance.
• Long lasting and durable.
• Long warranty, some as long as 50-years!
• May reduce the cost of your building insurance and may increase the re-sale value of the structure.

Please give us a call and see if a metal roofing system will work for your organization.

Did you know?   You do now!  The economic stimulus package offers federal tax deductions for commercial buildings.  Yes, your Philadelphia commercial roofing contractor can even offer the occasional tax tip.

A tax deduction of up to $1.80 per square foot is available to owners or designers of new or existing commercial buildings that save at least 50% of the heating and cooling energy of a building that meets ASHRAE Standard 90.1-2001. Partial deductions of up to $.60 per square foot can be taken for measures affecting any one of three building systems: the building envelope, lighting, or heating and cooling systems. The systems must be or have been placed in service from January 1, 2006 through December 31, 2013 to qualify for the federal tax breaks. On October 3, 2008, President Bush signed into law a five-year extension of the deduction through December 31, 2013.   The extension was included in HR 1424, the Emergency Economic Stabilization Act of 2008 which passed the Senate on October 1 by a vote of 74-25 and by the House on October 3 by a vote of  263-171.

A full deduction of up to $1.80/sf is available if it can be certified that the combined energy and power costs will be reduced by at least 50 percent. A partial deduction of up to $0.60/sf can be taken for those projects achieving energy improvements that don’t reach the 50% threshold for the full deduction. To qualify, the particular system must be certified to reduce total building energy and power costs by at least 16.67 percent. The deduction is prorated by the amount of reduction between $0.60 and $1.80/sf.

What about Pennsylvania state tax benefits?

In addition to potential tax benefits for building new or upgrading existing building which exist in our state, the commonwealth’s new, $25 million High Performance Building program will provide grants and loans to families and businesses constructing or renovating buildings that meet standards that measure a building’s overall sustainability. The program’s guidelines were approved just this week by the Commonwealth Financing Authority, a great incentive for commercial roofing projects in the Philadelphia area.

Funds are available to anyone building or renovating a primary residence and to businesses with 100 or fewer full-time employees.

Loans of up to $2 million are available for small businesses; the maximum loan for an individual residential project is $100,000. Grants are not to exceed $500,000, or 10 percent, of total eligible costs, whichever is less. Applicants may apply for a grant or a loan, but not both.

The CFA also may provide loan guarantees not to exceed $2 million for a business and $100,000 for an individual.

Applicants may use the funds to acquire the land, buildings, rights-of-way and easements that are necessary to build an eligible project; to clear and prepare land; for planning, designing, modeling or consulting services; to register and certify the project with the U.S. Green Building Council; or for construction and renovation.

Costs incurred prior to the approval of a project are ineligible.

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.