John A. D'Annunzio
August 15, 2013
The most heated debate in the roofing industry centers on
the issue of roof removal vs. roof repair.
It is not uncommon that 3 or 4 roof evaluators of a given roof
installation would reach 3 or 4 different conclusions relative to the roofs
condition, maintenance requirements, and service potential. The evaluation of the sources of available
maintenance options, and their economic benefits to the building owner, would
likely yield additional varying conclusions.
Their condition exists because roof maintenance is often conducted in
the absence of a standard set of measurements, values, or decision-making
guidelines.
For example, a 2-inch high
‘ridge’ in the roofing membrane is an entirely different problem on a six-year
old roof than it is on a twenty-one year old roof. It is also different when it occurs within an
organic felt system rather than a fiberglass felt system, and so on. How many authorities or experts would agree
on its ultimate impact on the serviceability of a roof system?
The standard of measurements and
values referred to would establish the specific problems or potential problems
existing within the roofs, their severity, their density, and their impact on
the remaining serviceability of the system.
Depending on the defect type and membrane type, its age, and other
considerations such as climate and building occupancy, a ‘decision tree’
process could guide the user to the most technically and economically sound
course of action.
The intent of a program developed
in this manner is to reduce costs, minimize maintenance requirements, and
establish a level of quality assurance that would result in predictable and
controllable roof service. The program
should be dynamic so that it can be upgraded, revised, or remolded to reflect
changing roof technology, in house experience, or specific user requirements.
Developing a system to rate a
roofs condition, estimate its service life, and to provide a basis to make
decisions or select repair alternatives is a difficult task. Ideally, the system would be based on the instrument-measured
impact that each situation (such as a defect, weather) has on the roofs
integrity and condition. Each
measurement would include combinations of problem type severity level, and
identify the membrane type, the climate, test sample analysis, and thermal
performance of the insulation component.
Such an approach would require both roof investigation and material
forensic analysis in a laboratory.
Considering the complexity of
roof systems, and the state-of-the-art in roofing technology, an empirical
approach is necessary to establish a procedure that will provide a disciplined
and effective management tool for optimizing the service life of a roof
system. Following are suggested
procedures for instituting the rating and decision process. This process eliminates the subjectivity of
the evaluator and is based solely on objective analysis and evidence.
Forensic Analytical Serviceability Tracker (FAST)
The goal of the Forensic
Analytical Serviceability Tracker (FAST) program is to remove all subjectivity
from the formulation. The service life
prediction is based solely on objective evidence. All roof system components should be
analyzed, inspected, and tested.
In the Forensic Analytical
Serviceability Tracker (FAST) procedure a service life prediction is
established within the following parameters:
1.
The age of the existing roof system
2.
The industry average service life of the roof system
3.
Roof Condition Evaluation:
a.
Roof Inspection
b.
The identified distress factors of the existing roof
system
4.
The on-site forensic analysis of the existing roof system,
based on:
a.
Moisture analysis
b.
Attachment – bonding or wind uplift
5.
Material Forensic Testing (Laboratory Analysis)
Forensic Analytical Serviceability Tracker (FAST) Calculation Factors
The following factors are used in
the calculation of the FAST method of determining the existing serviceability
of an existing roof system:
1.
Provide the age of the existing roof system.
2.
Identify the existing roof membrane system in the chart
below and determine the industry average service life. (The National Roofing Contractors Association
(NRCA) developed the estimated service life chart).
Roof Membrane System Mean Life Years
Natural Slate 60.3
Clay Tile 46.7
Metal Panels 26.5
Coal-tar Organic BUR 23.0
Coal-tar Glass BUR 11.2
Asphalt Glass Shingles 17.7
Asphalt Organic Shingles 17.5
Asphalt Glass BUR 16.7
SBS Modified Asphalt 15.9
Asphalt Organic BUR 14.7
EPDM 14.2
PVC 13.8
APP Modified Asphalt 13.7
CSPE-CPE 12.8
EP-TPO 12.7
Polyisobutylene 10.6
3.
The roof condition investigation should determine the
existing defects of the roof system. All
components of the roof system should be investigated: membrane, flashings,
penetrations, and metal terminations.
All defects should be noted.
All roof
membrane systems have defects that decrease the service life of the roof
system. The major defects that have a
direct influence on the service life of the roof system should be identified.
4.
The on-site forensic analysis of the existing roof system:
a.
Moisture Analysis: Proper analysis includes a
combination of both non-destructive and destructive methods of testing. Investigations completed using only one of
these methods are insufficient and lack creditability. The equipment used to conduct non-destructive
tests provides analysis (a snapshot) of the overall roof conditions of large
expansive areas in a quick and efficient manner. Destructive testing – coupled with
gravimetric tests – are required to verify the conditions observed by the
moisture analysis equipment.
There
are three types of non-destructive testing equipment:
- Impedance or Capacitance
- Infrared
- Nuclear
b.
Attachment: System attachment is the most critical
element of roof application. Improper
attachment results in the increased probability of wind blow-offs and
contributes to membrane strain created by differential movement of the system
components. Testing can be conducted
with bonded pull test or wind uplift (dome) tests in compliance with
5.
Material Forensic Analysis of the existing system
(Laboratory Testing):
a.
Insulation: determine
the condition of the existing insulation by completing the following tests:
·
Gravimetric Moisture Content
·
Volumetric Moisture Content
b.
Membrane: determine the condition of the existing
membrane by completing the following tests:
Built-Up
Roof System and Modified Bitumen:
·
ASTM D 2829 Standard Practice for Sampling and
Analysis of Built-up Roofs
·
ASTM D 4 Standard Test for Bitumen Content
·
ASTM D 1670 Standard Test Failure End Point in
Accelerated and Outdoor Weathering of Bituminous Materials
·
ASTM D 2523 Standard Practice for Testing Load
Strain Properties of Roofing Membranes
·
Microscopic Examination
Thermoset
Membrane Systems (EPDM):
·
ASTM D 4637 Standard Specification of EPDM Sheet
used in Single Ply Roof Membrane, to include
·
ASTM D412 Tensile strength
·
ASTM D412 Elongation
·
ASTM D816 Factory Seam Strength
·
Mil thickness of existing membrane
·
Seam strength
·
Microscopic Examination
Thermoplastic
Membrane Systems:
·
ASTM D 4434 Standard Specification for Poly
(Vinyl Chloride) Sheet Roofing, to include;
·
ASTM D638 Tensile strength at Break
·
ASTM D638 Elongation at break
·
ASTM D638 Seam Strength
·
ASTM D638 Overall Thickness
·
Seam strength
·
Microscopic Examination