November 20, 2013 Roof Report
May 22, 2017Tile Roof Full Pull
May 22, 2017
The property’s primary waterproofing system is that of a Columbia Red Roman concrete tile roof system. Such systems have a life expectancy in excess of 50 years. This roof is approaching 26 years old. The secondary roof system installed on all flat roofs is that of an SBS torch on roof system using Siplast manufactured membranes. For the purpose of this report; no flat roof systems were cut-tested to inspect underlying system components.
1. Moss was found in sparse locations. This is not a major issue of concern and has more aesthetic repercussions then integrity concerns. Moss cleaning services are offered by several Lower Mainland contractors. The pros, cons and ROI of these services should be weighed before undertaking such efforts.
1. Moss was found in sparse locations. This is not a major issue of concern and has more aesthetic repercussions then integrity concerns. Moss cleaning services are offered by several Lower Mainland contractors. The pros, cons and ROI of these services should be weighed before undertaking such efforts.
2. Select flat roofs are starting to deteriorate as evidenced by the loss of surface granules. These granules provide UV protection. Others remain in better condition. The torch on roof systems appears to be installed as per manufacturer’s specifications relative to the installation’s time period. General housekeeping actions would be beneficial.
2. Select flat roofs are starting to deteriorate as evidenced by the loss of surface granules. These granules provide UV protection. Others remain in better condition. The torch on roof systems appears to be installed as per manufacturer’s specifications relative to the installation’s time period. General housekeeping actions would be beneficial.
3. The tile roof system exhibits that of an above average installation process. There is a solid wood decking covered with an organic tar paper. The 2x4 horizontal strapping is elevated from the deck using vertical lath strapping. This allows any water that manages to get underneath the tiles to freely flow down the slope and not dam above the cross strapping members creating more potential for leakage. This is a desirable feature.
3. The tile roof system exhibits that of an above average installation process. There is a solid wood decking covered with an organic tar paper. The 2x4 horizontal strapping is elevated from the deck using vertical lath strapping. This allows any water that manages to get underneath the tiles to freely flow down the slope and not dam above the cross strapping members creating more potential for leakage. This is a desirable feature.
4. A secondary tile removal, at a new and different inspection point, revealed the same system details as noted in Topic #3. It should be assumed that this roof composition is systemic.
5. The underside of the tile has the manufacturing company stamped into the concrete pour. Two cleats, at the top of the tile, hook onto the top edge of the horizontal cross strapping and both position and secure the tile. These cleats are on the left hand side of the tile pictured below. There is also one hole provided for nail securing.
6. Not all tiles are nail secured on this project. In fact most tiles, on concrete tile roof systems in the Lower Mainland, are not nail secured. This roof is above average in that it appears a nailing pattern was attempted. In the areas inspected, every second row of tiles was additionally nail secured.
7. All concrete tiles are prone to erode. Evidence of such is witnessed in the appearance of a “cementious” wash off found around this roof drain. This natural erosion process can be reduced through the application of a sealant to the tiles. As in moss removal, the pros and cons of these services should be weighed before undertaking such efforts. It is generally not recommend to have this slurry go down in to the drainage system.
8. A common and acceptable detail, used to waterproof curb protrusions on a concrete tile roof system, is called a pan flashing. It comprises of a front pan, 2 side pans and a back pan. This detail is used on all skylight curbs on the subject property.
9. The back pan of this skylight is beginning to collect organic growth and debris. There is minimal risk for leakage at this point. To aid in this endeavor, the skylight curbs are of a gratuitous height.
10. The 90 degree rake edge tiles along this edge have recently been broken. A temporary polythene covering has been installed.
Customer: Christ the Redeemer Church
Project Completed: n/a
Type of Roof: Tile
Materials: Columbia Red Roman concrete tile
Location: 599 Keith Road, West Vancouver
Roof Analysis: The property’s primary waterproofing system is that of a Columbia Red Roman concrete tile roof system. Such systems have a life expectancy in excess of 50 years. This roof is approaching 26 years old. The secondary roof system installed on all flat roofs is that of an SBS torch on roof system using Siplast manufactured membranes. For the purpose of this report; no flat roof systems were cut-tested to inspect underlying system components.
Issues of note: See photos above
Summary and Recommendations:
Columbia Roof Tile recently closed their production facilities once located in Surrey BC. As these tiles are now considered rare all spares should treated with respect. Select contractors in the Lower Mainland may still have stock of similar and compatible tiles. The pitch on the steep sloped aspects of the structure is considered extreme. Access to all points must be assisted by either a lift vehicle or WCB approved fall restraint/arrest systems. On such a steep pitch, the fact that all tiles have not been nail secured is concerning. Should a cleat or cleats release their contact with the horizontal strapping there is no secondary anchor to stop those tiles not nailed from rapidly sliding down the face of the roof.
