Ridge Roofing, Inc.

4.9 (12)

East Greenville, Pennsylvania 18041
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UNDERSTANDING FLAT ROOF WARRANTIES

Peter Snow Jun 27, 2018
For a commercial building owner having a new flat roof installed the warranty often plays an important role in evaluating the bids. Whether it is an EPDM roof, modified bitumen, TPO roof, or a PVC roof all warranties share the same basic terms. Owners should be aware of what they are getting. Please note - NONE of these warranties will typically cover what is known as consequential damages. That is damages resulting from a failure of the roof system. That is covered by the owners property insurance. Material Only Warranties - This type of warranty only covers the cost of materials that suffer from a manufacturing defect. These warranties are often pro-rated, meaning the value decreases every year. The manufacturer will cover the cost of, or a portion of the cost, of replacement materials, typically with a credit at a roofing supply house. The older the flat roof gets, the less you get and the cost of the labor to install the new materials is not covered. Very often the contractor does not even need to be an approved installer certified by the manufacturer to install their roof systems. They only need to show proof of purchase for the materials. If a contractor is not an approved installer you should consider this a red flag! Labor And Material Warranties - These get more complicated and require a little more due diligence on the part of the commercial building owner. Some of the basics that an owner should be aware of are; - The contractor must be approved by the flat roof system manufacturer - There are several different lengths of warranties - 10 year, 15 year, 20 year, 25 year, and even 30 year warranties are available - The manufacturers charge for these warranties and the contractor builds the cost of the warranty into the bid - The longer the warranty the higher the charge! Not just the charge for the warranty but for the system itself as the manufacturer will require additional work on the system to qualify for the longer warranty. This can include stronger or duplicitous flashings, additional plies of membrane, greater minimal insulation requirements, better and/or wider seam technology, and heavier roof membranes. - Some of these longer warranties are what is known as a Total System Warranty, these require that all of the materials for the flat roof system be from the manufacturer. This will include the insulation, insulation fasteners, and even the roof edgings such as copings, edge metal, or gravel stops. This type of warranty involves a contractual agreement between the contractor and the manufacturer. The contractor must have specialized training from the manufacturer and the agreement stipulates that the contractor is fully responsible for any leaks or failures during the first two years of the warranty period. The reason for this is that if there any problems due to workmanship (poor installation not related to material quality) they will most likely show during this period. After the initial two years the manufacturer becomes financially responsible for any failures. This means that if there is a problem, the manufacturer will actually pay the contractor to fix it. Even if the original contractor is no longer around, they will hire another contractor to take care of your problem. Contractor Warranties - A contractor warranty is quite simply a promise from the contractor that they will fix a problem should one occur. The length, type of coverage, and amount of coverage will vary from one contractor to another depending on what they are comfortable with. OWNERS BEWARE! Unless you are very familiar with the contractor or have known them for a long time this is at best risky. Some contractors will come back once or twice if there is a problem and then simply stop taking your calls. Other contractors have been known for low-balling the cost of the contract to get the job, performing shoddy or sub-par work and then just disappearing only to start up again using a different name. Over the years I am sad to say that this is not an uncommon occurrence. In the end it is up to the building owner to perform their due diligence when getting a new flat roof system be that an EPDM roof, a TPO roof, or even a modified bitumen roof system. Always request a sample of the actual warranty and read it thoroughly. Always remember CAVEAT EMPTOR (buyer beware)
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RUBBER ROOFING - BLACK OR WHITE?

Carlisle Syntec Jun 27, 2018
The following information is excerpted from ENERGYEFFICIENT CARLISLE SYNTEC SYSTEMS ROOFING: MORE THAN A SIMPLE BLACK AND WHITE ISSUE by Carlisle-Sysntec. A full review of the article may be viewed HERE. The days when heating and cooling costs were a relatively insignificant line item on a building owners budget are long gone. Oil prices, though lower than they were earlier in the year, remain high and extremely unstable. Natural gas and coal prices are also on the rise. All of these increases and instability have led to higher heating and cooling costs, and property owners are doing all they can to keep them in check through the use of energy-efficient building materials. An argument can be made that the focus on energy efficiency has impacted the roofing industry more than most. Numerous codes have been developed, organizations formed and regulations establishedall in the interest of addressing the issue of energy efficient roofing. Over the past decade, energy efficiency within the roofing market has been focused on cool roofing, which utilizes light-colored materials such as thermoplastic polyolefin (TPO) to reflect sunlight and solar energy away from a building and keep it cooler. It has been proven through numerous studies that, under some circumstances, a buildings air conditioning-related energy consumption can be reduced through the use of reflective roofing materials. These studies, along with some irresponsible marketing efforts, have helped create a perception within the roofing industry that reflectivity is the best option for reducing energy consumption. But, there is a catch with that philosophy and caution must be used when specifying cool-roof systems. The energy savings that buildings experience due to the use of reflective roofing materials are most often realized in warm, southern climates where Cooling Degree Days (CDD) outnumber Heating Degree Days (HDD) and air conditioning is more prevalent than heating. To help reduce heating-related energy demands, which are greater than air conditioning demands in northern regions, dark-colored materials such as EPDM membranes are most often beneficial. That is because materials like EPDM absorb heat and transfer exterior solar energy into a building, causing interior temperatures to rise, helping to alleviate the demands placed on heating systems. Unfortunately, there continues to be a misconception throughout much of the industry that reflective roofing is the panacea for our buildings energy woes regardless of geographical location. This could not be further from the truth. If looked at strictly from an energy-efficiency perspective, research and data prove that materials like EPDM can provide the same, or better, energy savings as a light-colored alternative in many locations. The numbers indicate that the move toward reflective roofing in many parts of the country may be unwarranted, and in fact, counterproductive to the goal of minimizing overall energy consumption. The numbers also suggest that there should be more focus on cutting heating costs, and not cooling costs, which makes dark-colored membranes such as EPDM an important asset in the push for energy efficiency. The U.S. Department of Energy (DOE), in conjunction with its research wing the Oak Ridge National Laboratory (ORNL), has developed a Cool Roof Calculator to help consultants, architects, roofing contractors and building owners determine the most efficient and cost-effective roof system for any given project. Accessible through the DOE web site, the Cool Roof Calculator simulates building energy consumption based on the type of roofing membrane and amount of insulation that is installed. Users can pinpoint the analysis within the Cool Roof Calculator based on the zip code of their project, resulting in direct, head-to-head comparisons of various roofing assemblies. In most instances, dark colored membranes will prove to be more energy efficient than light-colored materials for projects located in cooler climates.
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