AboutBruce A. Ryan II, RRO Expertise Commercial/Residential Roofing Waterproofing Building Envelope
Experience Bruce Ryan has 13 years of roofing, waterproofing, and building envelope consulting experience with PRC, with 5 years of commercial roofing experience prior to joining the firm. He became Vice President of the company in 1998. Bruce Ryan plays a key role in the development of practical, long-term roofing and waterproofing solutions, along with implementation of on-site forensic studies. Bruce also has a high level of experience with regard to the impacts of roofing materials and construction for demanding clients with heavily occupied structures.
Organizations Oregon Construction Contractors Board
Construction Specifiers Institute
National Roofing Contractors Association
The Institute of Roofing, Waterproofing, & Building Envelope Professionals
Oregon Board of Investigators
Installation Masters
Education/Credentials University of Maryland
BS Business & Administration
Registered Roof Observer - RCI
Private Investigator
Certified EIFS inspector - Northwest Wall and Ceiling Bureau
Certified InstallationMaster™ - The Installation Masters™ Training and Certification Program (developed by American Architectural Manufacturers Association)
Question QUESTION: Hi, I have a low pitch 1750 sq ft commercial building roof in the mountains of Colorado (lots of snow/ice). There is a 3 ft fire retention wall along 1 edge. I believe the existing material is torch down, which is also used on the inside of the wall. There have been numerous repairs/patches due to periodic leaks. What would be a good cost effective solution? What about a ballpark cost per sq ft estimate assuming easy access, low roof, low pitch? One roofer recommended a polyurethane foam and acrylic coating (PUMA by Conklin)system, applied to the existing material after cleaning. It sounded good to me, but I know nothing. The estimate was almost $5 per ft, which sounded high. Thanks for your help.
ANSWER: John,
I would think carefully about going the spray foam route. This system has been around for at least 2 or 3 decades, and only recently has it been recognized as a bonafide roofing system. You are really at the mercy of your contractor's ability. Environmental issues are also a major concern with the application of the foam material. You really want it to be above 70 degrees and the contractor has to cover the foam with a few hours with a additional layer of foam or a coating or the surface degrades affecting interlaminar adhesion, often resulting in blisters and failures that are very difficult to repair. It is low on the aesthetics and often encapsulates everything on the roof.
I do not offer estimating services, and i do not have near enough information to give you a ballpark even. 5 to 10 dollars should buy you a roof replacement, with insulation and some limited flashing work. The spray foam option is roofing with insulation, so you have to buy it wether you need it or not.
Regards,
Bruce Ryan II, RRO
Professional Roof Consultants, Inc.
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QUESTION: Thanks, good info. We don't need insulation, just leak prevention. What are our most economical options for leak prevention only (btw, we walk on the roof to shovel snow).
Answer John,
I if you are accessing the roof frequently, and you have the need to shovel snow, then I would recommend a standard 3 ply asphalt built up roof with a granule surfaced cap sheet, or a two ply SBS modified built up roof with a granule surfaced SBS top ply. Plastic shovels are advised. This can be installed over the existing roofing provided a substrate board is mechanically attached over the old roofing. It would be best to remove all of the old roofing first though, particularly if you have a history of leaks for a host of reasons that I will not go into.
A mechanically attached single ply roof of EPDM or PVC will be your most economical solutions, however depending on how much you beat up on it, you are likely to be disappointed with the leaks that will occur throughout its life.
