COMMERCIAL ROOFING – WHAT YOU NEED TO KNOW ABOUT YOUR INSURANCE POLICY

Flat roof covering works with roofing felt

What commercial building owners and property managers need to know about their insurance policies before sending their maintenance personnel on the roof for repairs!

It is a little known fact that workman’s compensation insurance coverage for roofing contractors is one of the highest premiums available. Many insurance companies will insist that anyone that goes on the roof is to be listed in the “roofer” category and subject to the highest premiums. Even routine maintenance on your roof can raise your insurance premiums if performed by your regular building maintenance personnel.

Professional roofing contractors are covered by their own insurance, so it only makes sense to hire a professional roofing contractor to perform routine maintenance and repairs.

It is common for leaves and debris to accumulate on your commercial flat roof, in your rain gutters, drains and downspouts. The debris restricts the flow of water causing ponding water to accumulate on your roof. In addition, the sun can dry out roofing sealant that is used around roof penetrations such as AC ducts and skylights. A professional roofing company will be able to identify problems before they become costly to repair.

A properly maintained roof can last as much as 30% longer than a roof that is neglected or improperly repaired.

Sully-Jones Roof Maintenance Programs help to reduce roofing costs by maximizing the life of your existing roof, avoid unnecessary costs due to roof leaks, maximize energy efficiencies and maintain your roofs appearance.

Sully-Jones Roofing Company offers comprehensive, low-cost, maintenance programs. We will customize your roof maintenance program to meet the needs of both your roof and your budget.

Roof Maintenance Programs Include:

  • Free inspections and detailed estimates on repairs.
  • Preventative roof maintenance including periodical inspections that include touching up critical areas that have deteriorated from exposure to the sun
  • Clean trash, leaves and debris from the roof, rain gutters and drains
  • Level ponding water areas
  • Re-slope roof where needed
  • Apply roof coating to extend roof life, approve appearance and reduce energy costs
  • Sealing around AC duct joints
  • Filter door re-design and fabrication.
  • Skylight repair and replacement.
  • Tie-ins for tenant and owner improvements.
  • Drain installation.

Contact Sully-Jones for a Free Inspection & Roof Maintenanc

Chris Sawaya Joins Sully-Jones as Commercial Project Manager

Chris Sawaya joins Sully-Jones Roofing San DIegoSully-Jones Roofing is proud to announce the hiring of Chris Sawaya as Commercial Project Manager. Chris comes to Sully-Jones Roofing with almost 30 years of experience in roofing, roof estimating, and project management. Born and raised in San Diego, Chris started his roofing career in 1987, actually working on the roof, which turned out to be quite an asset in his career. He moved on to estimating and project management in 1994. Chris is very excited to join the Sully-Jones team of professionals and to be a part of such an established, with a long-term reputation for exceptional customer service. Chris takes great pride in problem solving and client satisfaction which make Chris is a great fit with the Sully­-Jones philosophy.

 Chris is active in his local church as well as in several business associations. Chris’s spare time is well spent with his wife of 17 years (Cecilia) and home schooling their seven wonderful children.

The Sully-Jones team welcomes Chris on board and looks forward to working with him to provide our clients with superior commercial roofing services and outstanding customer support.

Residential Roofing Costs – San Diego

What Does a New Roof Cost?

This is the number one question we get asked by customers. It is also a loaded one. We understand that customers are anxious to get right to the bottom line but there are many factors that will determine the cost of your new roof.

Before we can give you a quote, Sully-Jones Roofing does a complete roof inspection, taking into consideration the condition of the existing roof, flashings, drains, gutters, solar panels, skylights and underlying deck. Once we can assess the current state of the roof, we can help you determine whether it makes sense to repair, re-cover or whether a complete roof replacement is required.

Residential-Shingle-Roofing

New Roof Cost Factors

Preparation – A professional roofing company will remove the existing shingles, tiles or flat roofing materials to further assess the condition of the plywood, flashing, drains, gutters, roof penetrations such as skylights and seals. Once removed, the roofing company will properly dispose of all debris. New roof preparation is normally estimated by the square foot.

The Materials – Like any remodeling project, there are a wide variety of materials, all at a wide variety of price points. Not only will the materials you choose be a significant factor, the size of the roof will determine the amount of materials and labor required.

Whether you are choosing a tile roof, a shingle roof or have a flat roof, you have options – many, many options. You may think that all tile roofs are approximately the same, but there are numerous variations in style, durability and cost. See our Tile Roofs page to see just a sample of the styles available to you. Shingle roofs present an even greater variety of styles, colors, and quality levels – see the Shingle Roofs page to see just some samples of your choices. And you may be surprised by the array of offerings for Flat Roofs. Sully-Jones installs all major brands and types of roof materials. Our experts can help to guide you through the wide variety of choices to find the perfect fit for you home and your budget.

The Bottom Line

While we can’t give you an exact cost until we have inspected the condition of your roof, you have selected the roofing materials and we have calculated the square footage, we can give you a broad range based on the type of roof you may need. Below are some ranges – though we have installed roofs in these categories that have come in above or below these ranges based on a variety of factors.

Sully-Jones Roofing offers free inspections. With over 60 years serving San Diego homeowners, Sully-Jones Roofing has earned its’ reputation for honest estimates and fair prices. Get a FREE INSPECTION & ESTIMATE.

The 8 Most Common Reasons Your Flat Roof Could Fail Prematurely

 The Good, the Bad and the Ugly Truths About Your Commercial Roofing System

The Good – When kept clean of trash and debris, along with proper maintenance, your flat roofing system can last significantly longer than its original warranty.

 The Bad – Because flat and low-slope roof systems serve more purposes than simply protecting the building beneath them, they are more prone to premature deterioration than a sloped roof.

 The Ugly – Below you can read about ten of the most common and sometimes ugly sources of problems that lead to premature commercial roof deterioration.

As a roof ages, some problems are inevitable, but if you know what to look for, you will be able to prevent conditions that can lead to expensive commercial roof repairs or premature roof replacement.

Ponding Water Page Best

#1  COMMERCIAL ROOF LEAKS AND MOISTURE

No matter what type of roof you have, leaks can happen and when they do, they can significantly damage the roof structure, the building and the contents within the building, unless quickly identified and repaired. There are many sources of leaks, especially on commercial flat roofs – not always originating with the roof itself.

Most leaks on BUR flat roof systems originate at flashings (where the roof membrane is terminated or interrupted).

Hot asphalt and torch-applied modified bitumen roofs may experience leaks when a proper moisture barrier is not installed underneath edge metal and wall copings.

When single-ply membrane roofs are installed with poor seams, leaks can occur. The membranes themselves will hold water, however improperly sealed seams can leak. Proper procedure for your professional roofing company is to check every inch of lap with a probe at the end of each day in order to assure there are absolutely no voids.

#2  POOR ROOF INSTALLATION AND UNSATISFACTORY WORKMANSHIP

A faulty installation dramatically increases the likelihood of problems and reduces a roof system’s life expectancy. Problems with adhesion can result when the area isn’t cleaned, dried, and primed properly prior to installation. These are the types of problems that are difficult to see but could lead to future problems, accelerated aging, or premature failure.

Material preparation is important to a quality installation. Torch-applied mod bit system performance can be compromised if crews do not relax the sheets prior to installation, resulting in blistering, wrinkles, fish mouths, and leaks. Always hire a professional roofing company that is experienced at installing the particular type of roof system you are planning to use on your buildings.

#3   REDUCED WIND UPLIFT RESISTANCE, AND BILLOWING

Flashing that is not attached correctly will not only be a source for leaks, open seams and laps will ultimately cause blow-offs, reduced puncture resistance, and code issues, advises C.A.R.E.

Poor gravel embedment and an inadequate number of fasteners in the base sheet during application of both hot bituminous and torch-applied mod bit roof systems can also cause uplifts and blow-offs.

To prevent wind uplift, seams made with cold adhesives must be cured adequately to insure their integrity on cold-applied mod bit roof systems. If the seams are exposed to wind or rain before they are properly cured, moisture can infiltrate the roof system or wind uplift can damage the roof membrane.

Single-ply roofs can also be at risk for blow-off and billowing if not adhered properly to the substrate.

#4   PONDING WATER ON YOUR FLAT ROOF

It is never a good idea to let water accumulate on your roof. Before roof repairs are hastily ordered, the source of the ponding water should be thoroughly investigated. A rule of thumb in the roofing industry is “ponding water should not remain on the roof over 48 hours”. Ponding water can be reduced by either adding additional drains, re-sloping the substrate, or in certain cases the substrate can be leveled by adding cement based leveling material.

#5   PUNCTURES AND THE ADDITION OF PENETRATIONS POST-INSTALLATION

Foot traffic by tradesmen, construction on the roof or installation of equipment after the roof is installed can cause punctures or tears. YOur commercial roof systems’ performance is compromised when new equipment and penetrations are added to an existing roof, unless proper precautions are taken. In addition to leaks, damage caused by foot traffic can cause deterioration of the roof membrane and may void the warranty. It is a good idea to limit traffic and conduct inspections after tradespeople have been on the roof.

#6   TENANT IMPROVEMENTS

Tenant improvements (TI) either authorized or unauthorized by the building owner or manager is a major concern unless a professional roofing contractor is involved. Many contractors keep their costs lower by utilizing unlicensed roofer or one of their laborers to seal around new roof penetrations. This situation generally produces a leaky roof.

#7   IMPROPER REPAIRS ON YOUR COMMERCIAL ROOF

It is critical that the correct materials for roof repairs are used. Using materials that are not intended for application on your specific roof type can result in permanent damage to the roof. Follow the manufacturer’s instructions for proper use and take note of repair products with a shelf life.

#8   LACK OF CLEANING AND ROOF INSPECTION

All roofs and rain gutters should be clear of leaves, trash and debris a minimum of once per year. A roof inspection should be performed at the same time with a report to the owner or property manager to give them the information they need to head off problems. Being wise to problems can prevent their escalation.

SULLY-JONES OFFERS FREE ROOF INSPECTIONS AND AFFORDABLE MAINTENANCE PROGRAMS. PROTECT THE INVESTMENT YOU HAVE IN YOUR ROOF SYSTEMS.

CONTACT SULLY-JONES ROOFING FOR A FREE INSPECTION TODAY!

New Flat Commercial Roofing Systems

What Every Property Manager and Commercial Building Owner Needs to Know When Purchasing a New Flat Roofing System.

Title 24 Roof by Sully-Jones Escondido, CA

Polara Roof at the Civic Center Plaza, Escondido, CA

Are you considering a new roof for your commercial building? How much do you know about flat roofing systems? Read further to make sure that you are armed with the information you need to ask the right questions and insure that you are getting the right system for your commercial roof.

Because commercial flat roofs do not fully slope rainwater away, the way that a pitched roof would, it is critical that the flat roofing system installed be watertight in order to prevent damage to the roof, the building and it’s contents. There are different types of flat roofing systems, each with specific benefits:

TPO, Thermo Plastic Olefin is a vinyl based, single ply roofing membrane in the moderate cost range and are pretty much a maintenance free roofing system.

BUR – Built Up Roof Membrane roofs are built with three or more plies of reinforcing membrane alternated with hot tar then covered with a layer of gravel, granule surfacing or a smooth coating.

KEE – Ketone Ethylene Ester incorporates a unique plasticizer that keeps the material indefinitely flexible.

PVC – Poly Vinyl Chloride is vinyl based single ply roofing membrane that can be fully adhered or mechanically attached.

Polara® – Polyester Reinforced Built-up Roofing System is similar to the asphalt fiberglass roofing system but polyester is much stronger than fiberglass so fewer layers are needed. The result is less weight on the structure and increased overall strength in the roofing system. This system can be installed over high-stress roof structures that cause normal roofing systems to split and tear.

If you are replacing a flat roof, have a roof inspection and identify which type of roof is currently installed. If you are planning a new build, consult with a professional roofing company to identify the right roofing system for the building’s design, intended use, environment and budget.

TOP 5 QUESTIONS TO ASK WHEN GETTING BIDS ON A FLAT ROOF

  1. Ask for the Manufacturers Warranty. Unfortunately, some unscrupulous contractors bidding on projects regularly include a 15-year warranty in their contract but deliver a 10 or 12-year material. Ask that the contractor supply you with the warranty documentation supplied by the manufacturer of the materials you have in your contract then check to make sure that the brand name is matched to the material quoted on the contract.
  2. Ask the contractor if they are “Manufacturer’s Certified Installers” of the materials they are specifying. You would be stunned to find out how few of the roofing contractors bidding on the job are certified to install the specified materials. If the roofing contractor warranties their workmanship, ask them to provide it in writing and include wording that the roofing system and all flashings are installed to the manufacturers specifications.  Manufacturers want to know that their materials are installed correctly so they offer certification programs. Certification means that the contractor meets the standards set by the manufacturer, has had his work inspected regularly and that the manufacturer of the materials validates that this contractor knows how to perform all of the detail work as specified by the manufacturer. If the materials are not installed per the manufacturer’s specifications, the warranty will likely be void. By hiring a professional roofing company that is certified by the major roofing materials manufacturers, you can be assured that your roof is installed correctly and is protected by the manufacturers warranty.
  3. Ask the roofing contractor if they provide a warranty on their workmanship. Some, but definitely not all, offer warranties on workmanship. You want to hire a roofing company that stands behind their work. Some roofing contractors, like Sully-Jones Roofing, will even offer an extended warranty when you sign up for a regular roof maintenance program. We highly recommend that you have a roof maintenance program in place for your new roof. Studies have shown that roof life is substantially extended when properly maintained.
  4. Ask what the roofing contractor’s policies are if a leak or defect is found. If you find problems in workmanship or experience leaking, the roofing contractor should respond within 24 hours. You may want to add verbiage that specifies that if you do not get a response within 24 hours that you can contact another contractor to make the repairs to correct deficiencies in workmanship or to stop leaking, reimbursable by the installing company.
  5. Ask about Title 24 requirements. Many, but not all, commercial roofs must meet Title 24 Cool Roof requirements.

Today, TPO is one of the most popular roofing systems for reducing energy costs, especially in warm climates. White or light colored thermoplastic roof membranes offers superior solar reflectivity and provides exceptional tensile strength with a high level of puncture resistance. Since it offers both energy efficiency and low maintenance benefits, white TPO is one of the most durable and cost-effective solutions for both new commercial roofs and commercial re-roofing projects.

BUR roofs can be coated with a reflective coating to block the sun’s UV rays. This is an asphalt base coating that has a light pigment in it to block the sun’s UV rays from wearing out the material. This coating should be applied at a rate of 75 s/f per gallon. Ask the contractor at what rate he will apply the coating. Check to see that the contractor has delivered enough coating to apply to the system properly. If it is not applied at the specified thickness, the coating will not last for the life of the roof.

Sully-Jones Roofing is known as San Diego’s Flat Roof Expert. We are proud of our reputation for honesty, integrity and service. Clients include Southern California’s leading commercial, HOA and portent property owners and managers. See a list of our happy clients.

 Contact Us for a FREE Inspection and Estimate.

Commercial Roofing San Diego – Recover or Replace?

WhiteRoofCropSan Diego’s building owners and facility management executives know that with regular inspections and roof maintenance, their commercial roofing systems can protect their buildings for decades – but eventually, there comes a time when even a well maintained roof will need to be replaced.

So how do you know whether you need to replace your commercial roof, or can repair or recover?

The first step to determining how much more life you can get out of your existing commercial roof is to have a roofing professional conduct a careful, detailed evaluation of your existing roof. They will take into consideration the weather/climate implications of your geographic region, the age of the existing roof, impacts on business activities, and your long-term plans for the building your roof is protecting. Then they will inspect for damage to your roofing membrane, insulation and roof decking.

 A Roofing Professional Will Inspect for:

  • Moisture infiltration and resulting damage
  • Slippage, movement or splitting of the roofing membrane
  • Age, overall condition and pliability of the roof membrane
  • Structure integrity of the roof decking

 Moisture

Whether you plan to repair, recover or replace your commercial roof, an inspection for the presence of moisture below the roofing membrane is critical. Your roof inspector will ask about previous incidences and severity of roof leaks. They will closely inspect the roof for any evidence of moisture. The membrane may appear to be in good condition on the surface but there may be the presence of moisture below the roofing membrane. Whether from tears or penetrations of the membrane itself or from other sources, moisture will create problems that compromise the integrity of the roof. Wet insulation, wood blocking and gypsum will deteriorate the roofing membrane, cause structural damage to the roof deck and may lead to further problems, such as mold growth and expensive mold remediation.

If the subsurface moisture is extensive, 30 to 35 percent or more of the entire roof area, it may be more practical and cost effective to remove the entire roof system and replace it rather than attempting to recover. If the areas affected are somewhat isolated, you may be able to put off a complete roof replacement but all wet insulation and materials must be removed and replaced prior to repairing or recovering an existing roof.

 Uplift

Another determining factor that will influence your decision to recover or reroof is the roof cover’s ability to withstand the uplift pressures associated with severe wind. Roof cover performance can be measured by conducting an uplift test in the field, perimeter, and on corners of the roof.

Uplift tests are useful to help determine a roof cover’s ability to stay intact during severe winds. Though the roof may look like it has weathered the storm, a time or two, exposure to uplift forces could weaken the roofs ability to resist uplift pressures during the next big storm.

Local building codes provide the minimum acceptable standards for roof strength. While a roof cover system may have 20 year warranty, often consumers are not aware that most roof warranties will not cover damages as a result of named storms, wind speeds over 74 mph (or sometimes less), wind damage, acts of God, hail, etc. Conditions where the warranty is voided are typically listed in the “Exclusions” part of the warranty. If damage is caused by any of the exclusions listed, the building owner’s deductible and insurance company may not cover the cost to repair or replace the roof cover. Some companies do offer warranties that include windstorm damage, but it is not standard practice and will often cost extra.

Should your roof qualify for a roof repair or recover, the project should include securing existing roof cover to the deck below before recovering.

 Age and Condition of the Roof System

Another factor influencing whether or not a recover project is feasible is establishing how many roof systems or layers are currently in place, which requires making inspection openings. Most modern building codes allow a maximum of two non-ballasted roof systems on a structure, mostly due to the weight associated with the roofing materials. Other code-related issues include fire resistance, which the building’s insurance carrier may also influence through specific requirements.

The length of the warranty required for the new roof also needs to be considered, because many roofing material manufacturers will limit the duration for the warranty available on recover projects. Commercial Roofing Contractors will often offer warranties on workmanship and extended warranties on materials. See Sully-Jones Extended Warranty.

 Roof Decking

When considering whether to recover or re-roof your commercial roofing system, it is critical to have the roof decking system inspected. If significant damage to the decking is found, you will have no choice but to tear off and re-roof.

Recovering Pros and Cons

Cons – There is a risk of trapping moisture beneath the new roofing surface, which will continue to deteriorate insulation and roof decking. Trapped moisture can also lead to mold and costly mold remediation.

Pros – Recovering is less expensive than roof replacement. There are no tear-off and disposal fees. Recovering can help you extend the life and cost effectiveness of your existing roof. See our post about flat roof covering options. 

Replacement Pros and Cons

Cons – Costs are higher than roof repair or recovering. It will take longer to complete the work.

Pros – There have been many advancements made in roofing materials. You will have a completely new roof that complies with current building codes and will stand the test of time – often longer than the warranty.

If you are unsure whether your roof can be repaired or recovered, or if you are in need of a roof replacement, contact Sully-Jones Roofing, San Diego’s flat roof experts.

 

Benefits of a White TPO Cool Roof

TPO Roofing System

If you have been considering a cool roof for your Commercial Building Roofs you have probably come across the term “TPO” which is the acronym for Thermoplastic Polyolefin. Introduced in the early 1990’s, TPO offered solutions for property owners and facility managers that were experiencing increased energy costs. In 2001, TPO represented just 10% of the commercial roofing market. Today, TPO is one of the most popular roofing systems for reducing energy costs, especially in warm climates. White or light colored thermoplastic roof membranes provide exceptional tensile strength with a high level of puncture resistance and offer superior solar reflectivity. Since it offers both energy efficiency and low maintenance benefits, white TPO is one of the most durable and cost-effective solutions for both new commercial roofs and commercial re-roofing projects.

Go Green

It just makes sense that when your commercial roof is cooler, the interior of your building remains cooler. A white TPO roof reflects the sun’s harsh rays instead of absorbing them, as is the case with a tar or other dark roof. You will spend less money maintaining consistent temperatures inside your buildings during hot months. White TPO meets and often exceeds the U.S. Environmental Agency’s ENERGY STAR specifications and California’s Title 24 requirements. A TPO roof is also 100% recyclable and can help you meet LEED point objectives.

 Size Matters

Wide-width TPO membrane provides a cleaner and smoother roof surface than many other types of commercial roofing systems. The smooth surface makes it more efficient at resisting dirt and debris build-up and the wider membranes can reduce installation time. TPO roofing systems can be mechanically attached or fully adhered. Heat welding a TPO roofing system will create an impermeable surface for better seam strength, leak barrier and wind uplift resistance.

 Stick With Thick

TPO Thermoplastic membrane is available in a variety of thicknesses ranging from 45mil. to 80mil. Your upfront costs will be a little higher for a thicker membrane but can save you money in the long run with less damage repair and improved energy savings. A thicker TPO membrane layer provides a strong, dense shield that blocks nearly all UV rays and is more resistant to damage.

 Hire a Commercial Roofing Expert

Improper welding is a common cause of Thermoplastic polyolefin membrane failure so it is essential that you choose a professional commercial roofing contractor with experience installing TPO roofing systems. Qualified contractors will hold certifications from the major TPO manufacturers, letting you know that these are contractors you can trust for quality installation. Great commercial roofing contractors will also provide warranties on their workmanship. Sully-Jones Roofing is San Diego’s Flat Roof Expert and is experienced in installing all major brands of TPO roofing systems. Sully-Jones  is San Diego’s flat roofing expert.  Contact us to find out if TPO is the right commercial roofing system for your properties.

Commercial Flat Roof Options

Which is the Best Material for Your Commercial Flat Roof?

Most industrial, commercial and multi-unit housing buildings have flat roofs, meaning that they have very little slope and often house equipment such as HVAC and satellite systems. If you are in the process of constructing a new commercial building or considering repairing or replacing your flat roof system, it makes sense to understand your flat roofing options.

There are different types of roofing systems for commercial flat roofs, both in the single-ply and built-up roof categories, each with their own pros and cons. Single-Ply simply means that a single layer of membrane is either fully adhered or mechanically attached. You should be aware that not all single-ply membranes are created equal -TPO, PVC and KEE all have very different formulations, durability, specs and cost. Built-Up Roofs are installed using hot or cold asphalt sandwiched between several layers of rolled fiberglass or polyester membrane with a granulated, gravel or smooth coated surface.

Flat Roof Option #1 – KEE Based Single Ply Roofing

KEEY-membrane_260x211KEE, or Ketone Ethylene Ester is manufactured by FiberTite and is the premium single ply product on the market today. This is a modified PVC single ply roofing membrane that incorporates a unique plasticizer that keeps the material indefinitely flexible, while also making it highly resistant to environmental extremes and exposure to a wide range of chemicals and pollutants. Building owners who want their roofing to last as long as possible, or who need extra resistance to weather and chemical attack, can specify roofing made with DuPont™ Elvaloy® KEE terpolymer to assure decades of problem-free service.

Pros:These ultra-strong roofs can last over 30 years. Seams welded with hot air form a weather tight seal. Stays flexible and “workable” indefinitely. White reflective surface help reduce energy costs.

Cons: Costs are somewhat higher than PVC or TPO.

Flat Roof System #2 – PVC Single Ply Roofing

high_quality_PVC_roofing_membranePVC or Poly Vinyl Chloride is vinyl based single ply roofing membrane that can be fully adhered or mechanically attached. PVC is considered the mid-range single ply product available today.

Pros: Proven performance in the toughest conditions with the strength to prevent tearing and punctures, low water absorption, resistance to UV exposure and because of their strength and different types of installation procedures, PVC roofs have great wind uplift resistance. Chemicals are not uncommon on top of manufacturing facilities and restaurants. PVC roofs are very resistant to chemical damage. Animal fat from grease vents on restaurants can damage an asphalt-based roof and some other single-ply roofs, but it won’t hurt a PVC roof. Their white reflective surface meets California’s Title 24 requirements.

Cons: PVC single ply roofs are somewhat higher in cost than TPO single ply.

Flat Roof Option #3: TPO Single Ply Roofing

TPO_Roof_MembraneTPO, Thermo Plastic Olefin, is a vinyl based, single ply roofing membrane that is one of the least expensive single ply roofing system.

Pros: TPO membranes are in the moderate cost range and are pretty much a maintenance free roofing system.

Cons: Longevity of TPO roofs vary greatly depending on membrane’s thickness. TPO roofs are slightly higher in cost than Built-up roofs.

Flat Roof Option #4: Built-Up Roof (BUR) Hot Asphalt Fiberglass

BUR Black RoofBuilt-up Roofs, also known as BUR, are built with three or more plies of reinforcing membrane alternated with hot tar then covered with a layer of gravel, granule surfacing or a smooth coating. Once made of tarpaper, more-advanced materials such as polyester and fiberglass-reinforced membranes are most often employed today.  These strong membranes are laminated together with hot asphalt and surfaced with various coatings or aggregates.

Pros:BUR roofs are popular since they have proven performance and can be less expensive than the other roofing materials. BUR Roof Systems are well insulated because of the many layers and a gravel surface is a good fire retardant. A gravel surface is attractive, which is important if there are windows overlooking the roof.

Cons:The materials used for BUR roofs, such as gravel, are extremely heavy and often require reinforcing the roof structure prior to installation. The time and materials to reinforce the roof structure can add up to additional expense. The gravel can make it hard to locate the source of leaks and can clog gutters and scuppers.

Flat Roof Option #5: Built-Up Polara® Polyester Membrane Roofing System

PolaraThe Polara® Polyester Reinforced Built-up Roofing System is similar to the asphalt fiberglass roofing system but polyester is much stronger than fiberglass so fewer layers are needed.

Pros:The Polara® Polyester Reinforced Membrane is extremely strong and requires little maintenance. Because of the increased strength, fewer layers are needed resulting in less weight on the structure. This system can be installed over high-stress roof structures that cause normal roofing systems to split and tear.

Cons: Costs are slightly higher than Fiberglass BUR roofs but can be well worth it with longer roof life.

Looking to Replace Your Commercial Roof?

Look to a professional commercial roofing contractor to help you determine the best roofing system for your needs. Sully-Jones is San Diego’s Flat Roof Expert. We will provide a free inspection and our experienced personnel are knowledgeable on all different roofing systems, not just our own, so they can answer most questions regardless of the system you’re interested in.  Get a Free Inspection & Quote Today!

Commercial Roof Repair and Maintenance San Diego, CA

Should Property Managers Perform Their Own Commercial Roof Maintenance?

Your roof is your commercial building’s first line of defense from nature’s elements such as wind, rain, fire, hail, and the sun’s damaging rays. Every day, your roof is exposed to weather and other elements that may contribute to its decay and deterioration, increasing the risk of damage to the roof itself and if left unattended, to your commercial building and the contents within it.

 The International Building Code (IBC), which sets safety standards for commercial buildings, requires that roofs “serve to protect the building.” Having a roof that “protects the building” starts with design, materials selection, and installation at the time a facility is built or remodeled—events that occur infrequently and may be outside the scope of most businesses’ ongoing activity. But it also includes a regular program of inspection, maintenance, and repair—activities that should be part of your operational planning in order to prolong the useful life of your roof and make sure it does its job in protecting your business from weather damage. *Source: Insurance Institute for Business and Home Safety

Savvy property owners and property managers understand the need to protect the investment they have in their roofing systems with a regular maintenance program. A Roof Maintenance Program not only adds years to the life of your roof, it will also uncover problems before roof leaks can damage insulation, create mold, damage the structure itself or the contents within the building.

Considering Doing Your Own Commercial Roof Maintenance?

Is Roof Maintenance something that your business can do in-house or do you need to hire a professional roofing company? Below are some things to consider before establishing a proactive commercial roof maintenance program.

Annual or Semi-Annual Roof Maintenance Should Include:

  • Inspection of the entire roof membrane and roof components.
  • Cleaning of leaves, trash and debris from the roof, rain, gutters and drains.
  • Disposal of rooftop debris including nails, fasteners, bottles etc.
  • Inspections and recommended repairs for:
    • Cracked or broken skylight lens or frames
    • Unauthorized roof penetrations
    • Damaged or missing rain gutters, collector boxes or downspouts
    • Sheet metal joints on air conditioning ducts that are not sealed
    • Oil/grease overspills from exhaust hood fans
    • Missing vent caps
    • Damage caused by cable, satellite, cell site, plumbing, HVAC contractors, tenants, maintenance personnel, installers, repairmen, etc.
    • Storm damage since last inspection
    • Plugged roof drain lines
    • Damaged or unsafe roof access hatches or ladders

Check Your Insurance Policy

Insurance policies vary so before you send your maintenance personnel up to your roof, be sure that your insurance policy will cover them in case of injury or inadvertent damage to the roof.

Expertise & Equipment Needed to Address Problems

While building maintenance personnel may have the skills to make temporary repairs, they do not always have the expertise, equipment or materials to make significant repairs to the roofing system itself. It is inadvisable to make major repairs to your roofing system without first consulting a qualified contractor or roofing company. You will also want to make sure that you have the proper safety equipment while making the repairs. Sending an untrained employee to patch a roof during a rainstorm can be dangerous and may end up voiding a manufacturer’s warranty.

Problems with an aging roof can include punctured, cracked, wrinkled membranes that are losing their waterproof integrity. Roofs cements, coatings and trowel grade products can provide quick fixes but a professional roofing contractor will be able to advise you on the best long-term solution. For example, inexperienced maintenance personnel could easily make the mistake of using asphalt-based patching materials on a PVC thermoplastic membrane, which will cause further damage to the roof.

Start-Up Costs to Do Your Own Roof Management

  • Inspection and Repair Training
  • Specialized Equipment for Repairs
  • Repair Materials
  • Emergency Plan

Professional Roof Maintenance Services – San Diego

In almost every case, you will provide better protection for the investment you have in your commercial roof by leaving roof maintenance to the professionals. Professional commercial roofing contractors can identify and address potential problems before they start costing you significant dollars. They can advise you on the most cost effective method for making repairs. Because roofing professionals have the expertise, equipment and materials, they can often perform the repairs at a cost that is lower than you could achieve in-house. And a good roofing contractor will guarantee their work.

Commercial Property Managers and owners in San Diego, CA count on Sully-Jones Roofing to maintain their commercial, multi-unit housing and retail building roofing systems.

Contact Sully-Jones Roofing and ask about our comprehensive Roof Maintenance Program.

How Commercial Roof Maintenance Pays Off

Commercial Roof Maintenance San Diego

It is not uncommon for property managers and owners to defer roof maintenance until there is a problem. This is especially true here, in sunny San Diego, CA. Even without the severe weather experienced in other parts of the country, this “out of sight, out of mind” attitude toward roofing systems can cost thousands of dollars for San Diego commercial building owners and property management companies – and is simply poor asset management. Your commercial roof may represent as little as 10% of your building’s total cost but could be 90% of your problems if not properly maintained.

Your Commercial Roof is a Fixed Asset

HVAC and Plenum Joint RepairYour commercial roof is a valuable asset that protects your building, its occupants and its contents such as merchandise and expensive computer or specialty equipment. Small problems that are not quickly repaired can result in big problems and even bigger costs down the road.

The Single Biggest Reason for Premature Roof Deterioration

Not having a commercial roof maintenance program is the top reason that roofs deteriorate before they should, often leading to leaks that cause major damage to the building and its contents.

Too many San Diego owners and property managers have experienced the pain and costs associated with deteriorating roofs resulting from exposure to sun, water, severe weather and other sources of leaks. Built up debris on the roof and improper drainage can cause ponding water and damage to the membrane of your roof and the insulation below it.  Loose or damaged fittings around HVAC and other equipment on your low-slope or flat roof will allow water to seep into the roof system. Even very small holes or punctures, often caused by personnel on the roof other than your roofing contractor, can allow a large amount of water in to damage the structure.

When water starts entering your commercial buildings, hard assets and corporate profits take a hit. When you compare the costs of major repairs or roof replacement to annual maintenance, it just makes sense that the longer you can extend the life of your current roof, the more your overall savings will increase. A proactive commercial roof maintenance program makes perfect fiscal sense.

Premature Roof Failure Costs Add Up

Estimated Roofing Costs (will vary depending on roof type, materials, installation, etc.)

New Construction Roof $2.00 – $3.00 per square foot
Tear Off and Install a New Roof $3.50 – $4.50 per square foot
Wood Deck Replacement $1.50 per square foot
Steel Deck Replacement $3.50 per square foot
Recover Over an Old Roof $2.50 – $3.50 per square foot

Even before your roof needs replacement, emergency leak repair can average about $750 per occurrence. The older your roof, the more you can expect to have roof leaks. Your costs may be negligible in the first 5 years but quickly add up in later years when a roof is not properly maintained. Should the worst happen and major leaks damage the insulation and decking, the replacement cost could double.

Add on Costs for Wasted Energy

A leak that affects even just a small area can have significant effects on your energy bills. Since wet insulation does not perform well, energy expended to heat or cool your building will be compromised. Consider what effect several hundred or a thousand square feet of un-insulated roof area would have on your monthly energy bill? We will address potential energy savings with a “Cool Roof” coatings and maintenance in a future blog post.

Structural Damage Can Be a Safety Issue

Water absorbed into insulation can add significant weight gain and corrosion of structural components can become a safety issue.

Consider the ALL of the Costs

To fully understand the benefits of a roof maintenance program, consider all of the costs associated with significant damage to your commercial roof:

  • Costs of water damage cleanup
  • Damage to merchandise and inventory
  • Damage to building interiors, including furnishings & fixtures
  • Damage to equipment such as computers, electrical, specialty equipment
  • Costs from interruption to your business and lost use of space
  • Impact on building occupants exposure to air quality, mold, etc.
  • Costs of legal claims for slip & fall accidents
  • Costs of energy loss through wet and damp roof insulation
  • Higher insurance premiums due to more frequent claims arising from water damage
  • Costs of premature roof replacement

The industry average costs for a roof maintenance program is approximately 0.03 per sq. ft. per year compared to 0.15 per sq. ft. per year for roofs without a maintenance program.

Sully-Jones Roofing offers comprehensive and affordable Commercial Roof Cleaning and Maintenance Programs throughout San Diego County.  

CONTACT US TODAY FOR A FREE ESTIMATE.