February 11, 2012 Roof Report

Case Study

1. The vertical walls are fully flashed and in compliance with today’s accepted practices. The perimeter membrane detail is done according to manufacturer’s specifications complete with a picture framing detail called “stripping”.

2. There are in excess of 100 torch-on patches, of various ages, applied throughout the roof area leading to the conclusion that the current owner was diligent in preventative maintenance actions.

3. Less than 5% of the existing patches will require further work to bring them up to today’s standards. This patch requires another layer of granular membrane torched to it as it currently exists without UV protection. It is estimated, a $1000.00 investment in continued maintenance, once possession occurs, should address all outstanding roof issues.

4. Several of the rooftop HVAC units appear new or within 5 years.

5. Overview shot.

6. The majority of skylights are Columbia acrylic domed models with the exception of the pyramid unit which is metal framed with glass. Acrylic domed models have a limited lifespan and although they may not leak, they lose transparency and are prone to condensation in the winter months. Approximate upgrade costs for the curb mounted skylights could be a total in excess of $10,000.00 if a sealed glass unit was the desired replacement model.

7. Plumbing vent stacks have been waterproofed using lead. The RCABC now requires membranes to use aluminum stacks, however, the existing lead stacks still appear to be sound.

8. All units have concrete service pads that are appropriately placed on a buffer mat to protect the membrane.

9. Roof access from the interior is achieved through a roof hatch. This unit would benefit from a coat of rust paint.

10. Very little ponding water exists as the deck exhibits a desirable positive slope to each roof drain. This is a good thing and contributes to the system’s longevity.

11. Split mortar was noted in this one corner. At a minimum this should be caulked and monitored for further movement. Alternatively, a masonry specialist could view and assess this detail.

Customer:
Project Completed: n/a
Type of Roof: Torch-on
Materials: n/a
Location: Coquitlam, BC

Issues of note:

See photo descriptions above

Summary:

Although this roof was installed in or around 1990, it is done very well and not much has changed in application procedures from that time. With continued proactive maintenance, one could expect to get another 10 years out of the existing roof.

In addition, when re-roofing is required, costs are greatly reduced as “tear off” is not required. New membrane can be applied directly overtop of the existing membrane. A cut test was not performed to determine roof system components. Approximately $5 per square foot in 2012 dollars, should be budgeted for reroofing costs.

Inspected on February 11, 2012 by Greg Krushel, T.Q.
Inter-Provincial Trade Qualification # J-23-24221 (July 1991)