Insure Roofs Override Convention Reverse the Roles of Attorneys Enlist Taxpayers as Advocates.

Presented by

Keith Schaber

President

ROOFS THROUGHOUT

OREGON

CAN, DO, AND SHOULD

LAST 25 - 40 YEARS(Even in low tax rate Districts)

RADICAL IDEAS

Insure Roofs

Override Convention

Reverse the Roles of Attorneys

Enlist Taxpayers as Advocates

RESPONSIBILITYAVERSION FOR ROOFS

ISCONTAGIOUS

WHY DO WE HAVE RESPONSIBILITY ISSUES RIGHT FROM THE START

Every Salesman.... sells his own stuffAND

Every Design Discipline Designs...From Their Own Perspective

ANDEvery Trade That Works on the Roof...

Acts on Their OwnUNLESS

All Parties are Held Responsible for How Their Work & Designs Impact Roof Performance

Wouldn’t This be a Good Time for a Roof Success Co-ordination Meeting with All Parties?

A Roof “Assembly” is: All of the components necessary to keep water out of the building from the “roof” covering.

AndAll of the components necessary to keep water out of the roof “assembly” from the

inside.

WHAT IS A ROOF “ASSEMBLY”?

AND WHAT DOES IT DO?

A roof failure is a failure of any roof assembly component, regardless of it’s location OR who installed it.

CHAPTER 15ROOF ASSEMBLIES AND ROOFTOP STRUCTURES

Oregon Structural Specialty Code

DEFINITIONROOF ASSEMBLY; A system designed

to provide weather protection and resistance to wind loads. A roof assembly

includes the roof deck, vapor retarder, substrate or thermal barrier, insulation

and roof covering.

WHO IS RESPONSIBLE FOR THE ROOF ASSEMBLY?

• Decking, plumbing, sheet metal, seismic anchors, HVAC, electrical, skylights and insulation are part of a ROOF ASSEMBLY.

• Carpenters, Electricians, Welders, HVAC Contractors, Plumbers, Sheet Metal Workers, and General Contractors work impacts the ROOF ASSEMBLIES PERFORMANCE.

• Manufacturers, Mechanical Engineers, Structural Engineers and Architects designs affect the long term performance of the roof assembly.

Roofers play a very small part compared to the whole…..

DISTRICTS ARE CONSTANTLY PRESSURED BY MANY PARTIES

Have you heard of any of these…• Ours is the best- It’s new, cheap, looks good, works well every place and installs in any kind of weather

• We’ve got a building to build- We want a roof we can install in any kind of weather.

• We’ve got a guaranteed maximum price – we didn’t budget for all the stuff you want

• We’ve got to have a roof that looks this way- don’t ruin your schools great design

YOU HAVE THE SAME RIGHTS AS ANY CONSUMER… TO GET WHAT MEETS YOUR NEEDS

What Nobody Wants to Say….

WELL-INTENIONED,

SCHOOL BOARDS

ACTING WITHOUT

AN INDEPENDENT ADVOCATE

ARE FREQUENTLY

“MISSINFORMED”

REPORT CARDS FOR

ARCHITECTS CONTRACTORS

AND MANUFACTURERS

USE STATISTICS NOT SALES OR COST

FOR ROOF SELECTION

Statistics That Verify Roof Performance

ROOFING FACT

THE MOST COMMON SOURCE FOR “TECHNICAL” INFORMATION COMES FROM SALESMEN WHO CARRY NO

PROFESSIONAL LIABILITY INSURANCEAND HAVE NO CONTRACTURAL

AGREEMENTS WITH THE DISTRICT OR THE ARCHITECTS THEY WORK FOR

1. Seldom meets code for wind, slope, vapor retarder, puncture resistance, and plumbing.

2. Requires additional insulation to be equal in energy efficiency to fully adhered assemblies.

3. Fosters condensation where ponding water occurs without adequate insulation or venting between vapor barrier and roof covering.

4. Poor base of financially responsible contractors with good performance records.

5. Spotty service performance.

Currently, mechanically attached recovers are the cheapest and riskiest to install and poorest in energy conservation in Oregon.

OREGON’S MOST POPULAR“REROOF”/RECOVER FOR SCHOOLS

CONTINUNING EDUCATION CLASSES

FOR

ARCHITECTS CONTRACTORS AND ROOF-RESPONSIBLE DECISION-MAKERS

HIRING “LOCALS”CAN BE A COSTLY

POLICY COMPARED TO CORRECT

SOLUTIONS FOR ROOF LOCATION

MAKING EXCEPTIONSSELDOM, IF EVER

IS A SUCCESSFUL LONG TERM SOLUTION

IN OREGON BEING COOL COSTS,

NOT SAVES,ENERGY AND MONEY

THE NEED FOR FULL DISCLOSURE

WHAT YOU DON’T KNOW MAY COST YOU!

1. Has anyone discussed the 3 ways of installing roofs and their impact on

energy or condensation.2. Has anyone discussed roofing over

vented spaces and the needed re-engineering required for cool roofs.

3. Has anyone disclosed how pondingwater on cool roofs can create condensation.

< Re-RoofingSpecific Repairs $4,590Metal Mansard Repair $8,820Re-roofing $802,050Spread over 7 years$815,460

Maintenance Option >Specific Repairs $4,590Maintenance System $156,310Metal Mansard Repair $8,820Re-roofing $45,000Spread over 4 years $214,720

North ClackamasSetting StandardsProvides Phenomenal Options

Options Shouldn’t Be Kept a Secret

WITH ADVOCATE….

North Valley High School 19 Years After Installation

Will Last Another 10-12 Years

WHY DISTRICTS NEED COMMISSIONING

Neither Decking Damage or Advice Were Covered by Manufacturers Warranty

WHY DISTRICTS NEED AN ADVOCATE

Roofer Was Paid by District to Roof Over Gravel With Insurance Money

MANDATORYCODE

ENFORCEMENT

Changing the Code if Necessary

CODES DO NOTAPPLY TO ONE KIND

OF ROOF ASSEMBLY…AND NOT TO

ANOTHER

ROOF ASSEMBLIES IN OREGON NEED VAPOR RETARDERS

This new school had 2 kinds of roof assemblies..The insulation under the built-up roof assembly

had a vapor retarder.The insulation under the metal roof assembly had none..

CODE COMPLIANCE

1312.1.4 Moisture Control. A 1-perm vapor retarder shall be installed on the warm side (in winter) in all exterior floors, walls and ceilings of heated buildings.

MOST SCHOOLS IN OREGON ARE HEATED

(There is only one exception which is for insulation installed in ceilings in an existing structure and where ventilation has been provided as specified in Section 1203).

CODE COMPLIANCEROOF DRAINAGE

SECTION 1504.1ROOF DRAINAGE. Roofs shall be sloped a minimum of 1 unit vertical in 48 units horizontal (2-percent slope) for drainage unless designed for water accumulation in accordance with Section 1611.2 and approved by the building official. (requires verification to preclude progressive deflection)

SECTION 1504.3Overflow drains and scuppers. Drains must have overflows, the same size as the drain or overflow scuppers three times the size of the drain with minimum height of 4”.

ROOFING FACT

GUARANTEES ARE WRITTEN BYATTORNEYS WHOSE SOLE JOB IS TO LIMIT THEIR EMPLOYER’S

LIABILITY

Your Attorney’s Know Legalese, butThey probably don’t know roofing too well…

ASSURE THAT ATTORNEYS WRITE GUARANTEES THAT PROTECT SCHOOLS’

INTERESTS

ASHLAND EXPERIENCE

Roof Prioritization Were Misidentified by Architect/Salesman Based On The Assumption That New Roofs Had To

Be Better Than Old Ones.

Old Roofs Were Best – New Ones Were Not The Best.

ASHLAND EXPERIENCEPasses Bond Levy With Reroofing Projects

Prioritized by Salesman for Architect With No Budgets For Repairs or Maintenance

Roof recovers developed mold within a few years. The mold, of course, was not covered by their warranty.

ASHLANDS “LUCK”Hailstorm Damages New Roofs

Insurance Paid for Replacement of New Roofs

Which Did Not Meet Code for Impact Resistance

Which Could Have Resulted in Claim Denial

ASHLANDS NEW CONSTRUCTION EXPERIENCEArchitect and General Contractor Told District Their Request For Winter Time

Construction Methods Were Cost Prohibitive

Their Winter Time “Friendly” Roof Resulted in Condensation and Leak Problems. Neither

Were Covered by Warranty.

ASHLAND’S ONGOING EXPERIENCE

•Manufacturer’s refusal to honor warranties for both roofs and roof maintenance systems.

•Architect’s refusal to comply with District’s Standards and reluctance to be responsible for the decisions they forced on District.

•General Contractor’s insistence to stay on schedule at roofs thus districts expense.

•Roofs in District with commissioning in design are out performing roofs with none.

EVERYONE DOING ANYTHING RELATING TO A SCHOOLS’

ROOF…

SHOULD PLAY ON THE SAME TEAM!!

Does it leave room for opinions? YesDoes it leave room for options? Yes

Does it leave room for code violations? No

STATEWIDE STANDARDS

EVERYONE DOING ANYTHING TO A SCHOOLS’ ROOF MUST PROVIDE ROOF THAT:

•Meet Code•Are Correctly Designed•Have proven to last 20 or more years•Are Correctly Installed•Have Realistic Guarantees•Will Not Void Guarantee

STATEWIDE STANDARDS

PERFORMANCE CRITERIA

1. Roof assemblies code compliant for its location for new construction, recovers and reroofing.

2. Roof assemblies that are energy efficient.

3. Roof assemblies with a verifiable record of long term performance of 20 or more years.

4. Practical resistance to vandalism or other roof traffic.

5. Installed by financially responsible contractors capable of bonding project(s) including verifiable record of exemplary performance.

STATEWIDE STANDARDS

• Request code changes with consistent interpretation andenforcement of codes throughout the state.*

• Gain state support for mandatory roofing education for architects.

• Develop State of Oregon Roof Warranties for manufacturers.*

• Partner with State of Oregon Building Codes Agency, PACE (legislatively-funded insurance carrier for Oregon public agencies), City of Portland, and

OSFMA (Oregon School Facilities Managers Association) to educate and promote common sense, code compliant roofing industry standards

• Conduct education programs for Oregon Bar Association.

THERE ARE SOLUTIONS

PUBLICIZESCHOOLS’

PLIGHT

In the Press and at the Legislature

IF WE FAIL

TO COMMUNICATE

WITH EACH OTHER THE CHANCES FOR FAILURE

INCREASE

EXPOTENTIALLY