Avoiding roof project pitfalls

Building Operating Management, Feb 2002 by Warseck, Karen

Knowing what to watch out for can help building owners avoid inconvenience, hassles and outright disaster

ROOFING-RELATED ISSUES constitute about two thirds of all construction-related litigation. But before you put your attorney on retainer, let's examine some typical problems and see how best to avoid or mitigate them.

A common roofing complaint is odor. One remedy is to move the source of the fumes away from the building. This can mean moving the asphalt kettle so that fumes are blown away from rather than towards the building. Another option is sealing off air intakes near the point of application of the roof. The building can also be slightly pressurized.

Note that these steps are needed only when the roof is actually being applied. It is usually not necessary to be worried about air intake during tear off or when metal work is being applied.

Elevators help spread odors through the building as cabs move up and down. Sealing top floor elevators will prevent the piston effeet from dispersing most roof-generated fumes. If fumes remain a problem, supplemental mechanical ventilation and air cleaning machines can be rented to eliminate most odors.

If concerns about odors are very high, fume-recovery systems are available for tankers and kettles. Be aware, however, that many roofers do not possess this technology, so fume recovery comes at a price premium. If odor is the highest priority of all, use of a mechanically fastened single-ply roof with heat-welded seams will eliminate almost all fume-generating materials.

Another complaint with reroofing is noise. Tear off is the noisiest part of the process; some noise may also occur during installation. Unfortunately, not much can be done to mitigate noise. One strategy during tear off is to require that the roofer start as early in the day as possible, so most tear off is done before the majority of occupants arrive. Requiring rolls to be placed rather than dropped will reduce installation noise.

If noise is a major concern, there are two approaches to consider. If possible, eliminate mechanically fastened roof systems to avoid the noise of drills and hammers. This may not be possible unless the deck is structural or precast concrete. All other deck systems may require mechanical fastening to anchor insulation and base sheets.

If conditions are appropriate, a re-cover roof may be designed, which will eliminate most of the tear off. However, re-covers should be designed with caution as there are other factors - including wet materials, code violations and roof longevity - that need to he factored in. If you are considering a roof re-cover, and you are not experienced in roof design, commission a qualified roof consulting architect or engineer to evaluate existing conditions and determine if a re-cover is desirable or even feasible.

While the project is underway, some dirt and debris are inevitable. However, there is no excuse for leaving a property looking like a train wreck. To avoid that, keep the roofing crew out of the building if at all possible. Require portable sanitary facilities.

Unless an agreement is made up front to repaint walls and repair floor finishes, require that all travel ways be covered - not just floors but walls and especially corners. Do not allow debris to be removed through the building. One option is to photograph all interior travel ways, landscaping and exterior walls before roof construction begins. These are compared to a similar set taken ofter the project. Any damage is immediately apparent.

Be sure to identify where sprinkler and other underground pipes are located if the contractor is going to bring trucks or dumpsters close to the building. This way you can avoid damage to the pipes and subsequent soil erosion, mud and plumbing costs associated with it. Be sure your consultant includes all such requirements as a part of the job conditions in the specifications. If job conditions are not put in the specifications, get another consultant.

Project Hassles

One problem is the leak that still leaks after you do the roof. Before you scream at the roofer, have an independent third party look at the roof Chances are good that it wasn't the roof that was leaking. The best way to avoid the recurrent leak problem is to be sure the roof is thoroughly analyzed before you begin a roofing project. Have a knowledgeable consulting architect or engineer find the cause of the leakage. A leak may actually be caused by masonry cracks, loose coping stones, window sealants or other wall- and glazing-related problems, so there may be no need to reroof.

Another common problem is when the roofer falls behind schedule. This can mean problems with tenant build-outs, school schedules, etc. The key to avoiding this problem is pre-project planning. Long before you anticipate reroofing a building, have a consultant survey the roof condition and give you a professional opinion of how long the existing roof is likely to last. Get a reasonable estimate of the time that will be needed to complete the work, depending on the season in which the work is to be done. That way, you can plan the reroofing for the optimum time. This doesn't mean that there will not be delays, but at least you will have placed the project at the time when it will cause the least inconvenience.