Archives for November 2019

Are You Using The Right Roof Coating?

November 22, 2019 by Infinite Roofing Leave a Comment

Homeowners and building owners generally spend a significant amount of money on roofing. However, they spend a lot more money when they don’t get the proper roofing for their property. No one likes to waste money, especially when your roof should have been done right the first time. Many people are purchasing a spray-applied elastomeric commercial roof coating because it saves them a great deal of money, especially when applied instead of a full commercial roof replacement. However, as mentioned before, when your roofing isn’t done properly you tend to spend a lot more than you should, especially when you have coated your roof twice. This can be very frustrating and you start to think, “Well, why wasn’t this done right the first time?” How can I make sure that I choose the right roof coating for my building? Below we give you some details about elastomeric roof coatings and we will provide you with the information you need to make a final decision on your commercial roof coating.

Commercial roof coatings often increase the reflectivity, reduce energy consumption and enhance the aesthetics of the roof. So when we talk about elastomeric roof coating, you should know that it is an elastic coating that can be applied to many different types of roofs. With an elastomeric roof coating, your roof is protected and it will seal the underlying roofing material, helping to stop and prevent leaks. The term elastomeric comes from the coating’s elastic quality so that it stretches and moves. The main reason for applying an elastomeric coating is to make your roof more durable. Some coatings are able to make your building cool. Elastomeric roof coatings can be used on many industrial and commercial roof types.

Before making any big decisions about an elastomeric roof coating, you need to look more into several factors about your roof. You need to establish exactly what material is currently on your roof and ascertain what coating will be best suited for the property. A local commercial roofing contractor will be able to tell you if your roof needs a repair, full roof replacement, or perhaps just needs a restoration coating. An experienced commercial roofing contractor will be able to give you the best advice on how to proceed.

When reaching out to a commercial roofing contractor it is helpful to know the approximate size, age and the type of roof. This information will help you and your local roofing contractor to establish if your roof should be lasting longer than it is, and the cost to replace the entire roof if needed. You will want to establish the slope of the roof because this weighs on what type of replacement or repair is available to you. You should also gather as much information about your roof’s history such as: has it been coated? Has it had single-ply roofing materials installed over it? Has it suffered the same problems in the past?

Some of these are pretty basic things that you may know off the top of your head, however, others may require opening up a roof maintenance book or getting on the roof yourself to get the answer. An experienced roofing contractor will have years of knowledge to help you gather all the necessary information to make an informed decision about your roof.

Take into consideration the condition of your roof as well. You may choose the best commercial roof coating but the question is, is your roof a suitable candidate for a roof coating at all? Or do you need to completely remove the roof and replace the roof deck too? If your roof is not structurally sound, no roof coating is a good choice. The building’s location is also a really important thing to consider. Certain climates are more favorable for coating. A dry climate is better for acrylic coatings to be installed, humid and wet climates work better for silicone coatings.

Why is reflectivity such an important consideration?

Light colored surfaces reflect more sunlight than dark surfaces. When sunlight is reflected, less of the sun’s energy is turned into heat. Increasing the reflectivity of your commercial roof will extend the life of your roof and leave your building much cooler in summer, saving you considerable expense on heat regulation. This also means less strain on your HVAC systems and anyone inside the building will be much more comfortable.

Which type of Elastomeric Roof Coating is best for you?

Acrylic Roof Coatings

Acrylic coatings usually have a lifespan of 20 years. Their appearance is typically bright white and provide good reflectivity. Acrylic roof coatings have significant value within the modern property. However many owners often have a limited understanding of the performance of the product and their unique property space. Some negative characteristics of acrylic coatings are that for one it does not stretch out as much as some of the other coatings do, making them susceptible to damage from fluctuating temperatures and ponding water. Another thing is that acrylic coatings usually require a primer and nearly always require two coats. Acrylic roof coatings tend to be more expensive when you consider the additional steps and materials. Some local roofing contractors will tell you that per gallon they are cheaper, however what you need to know is that on any acrylic coating project, with these extra considerations the price can blow up very quickly.

Besides the downfalls of an acrylic roof coating, it is highly reflective. The sun’s UV rays have a minimal impact on the surface material. Acrylic coatings also provide intuitive performance. Therefore, property owners and an installation team don’t have to spend time learning how to integrate the material and the installation work can be performed in a quick time frame. This ensures that owners consolidate their installation costs and minimize the amount of time required to add the acrylic coating to their building structure.

Acrylic roof coatings are among the most cost effective commercial roofing systems within the marketplace. Property owners can save thousands of dollars by having the system installed on their roofing structure. And because they’re durable in most environments, property owners can look forward to achieving long lasting value. When your roofing system becomes dirty, the roof reduces its appeal and limits the value received by the building owner. However, having an acrylic roof coating by a commercial roofing contractor will most likely restore your roof’s appeal because it is exceptionally dirt-resistant and maintains its aesthetic appeal over many years.

Urethane Roof Coating

Urethane roof coatings are another common elastomeric roofing system. It is quite similar in price to silicone coatings, the price usually depends on the specific formulation. Urethane roof coatings usually are chosen because of their durability compared to acrylic and silicone coatings. Urethane coatings don’t offer as much effective reflectivity as silicone or acrylic coatings. A good quality that urethane coatings have is that they offer good protection from ponding water and stay cleaner, resisting dirt more than silicone coatings and acrylic coatings. Urethane roof coatings are most commonly used for sprayed in place polyurethane foam insulation and every other commercial roofing substrate. Without a doubt, a urethane roof coating is one of the strongest and most durable roof coatings on the market today.

When it comes to urethane roof coatings, you should know that there are two different types of urethane coating. They are aliphatic coating and aromatic coating. Aliphatic urethane coatings are UV stable. They also hold color longer, they resist dirt pick up, and are typically used as a topcoat. Aromatic urethane roof coatings are not as UV stable, on the other hand. However, they are less expensive and are typically used as a base coat. Urethane coatings form a highly durable, flexible, seamless membrane layer that is able to withstand the daily expansion and contraction of the roof structure as well as resist ponding water. Therefore, some local roofing contractors would go forward with using this particular coating. Aromatic urethane are less expensive but they are typically used as a base coat. Urethane coatings are more impact resistant than any other commercial roof coatings, making them ideal for use in high-traffic areas.

Urethane coatings comply very well with most traditional commercial roofing substrates including metal, modified bitumen, spray polyurethane foam, EPDM, TPO, and other single-ply membranes. Urethane coatings are highly reflective and UV stable so building owners and facility managers can save a lot of money from reducing cooling costs during the summer.

Silicone Roof Coatings

Silicone roof coatings are the most flexible material available, and they are often chosen for their ability to compensate for a building’s flexing with changes in temperature. They exhibit great UV resistance and protect the surface beneath the coating very well. Silicone roof coatings are often compared to acrylic coatings due to their similar appearance, but in actual fact silicone coatings are very different and not really comparable. They are more expensive per gallon, but for that extra price tag, you receive better reflectivity, better adhesion, no primer required, only one coat, and a 20-year lifespan. As you can see, the two systems are not similar on a per-project basis. Silicone coatings often start out more expensive per-gallon, but as a whole, the project is less expensive. Silicone roof coatings can also withstand ponding water, which acrylic coatings cannot.

Two major concerns with silicone coatings are dirt accumulation and durability. These coatings do pick up a lot of dirt, so they should be used in areas where aesthetics are important. The coatings can be easily power-washed, but they will become dirty and require cleaning again quite frequently. Their durability is also sometimes a question mark, although if you are careful not to drop sharp objects on the roof they should be fine. Another way to avoid the durability problem is to install granules on the roof surface.

Summary

In short, there are many considerations when choosing a commercial roof coating for your property. An experienced commercial roofing contractor like our team here at Infinite Roofing, is well equipped to answer any of your questions and come out to your property and provide you with a thorough assessment, advice and estimate for any work you may require. Give us a call today! 518-444-ROOF

Commercial Flat Roofing

November 18, 2019 by Infinite Roofing Leave a Comment

Making a decision on what type of commercial roofing system you want to have or replace on your current commercial roof, there are many options to choose from. Therefore, trying to decide exactly what you want can be extremely stressful especially when you do not know a lot about commercial roofing. So the question you should ask is, how do I decide and what should I consider in order to make my decision? Well, for starters, flat roof systems have different types of roofing materials for your needs and budget. Therefore, you should consider each of the advantages and disadvantages before making any final decisions. You would also need to consider where you’re located, the use of the roof, your climate, and roof maintenance. Therefore, when considering buying a commercial flat roof system you need to know the materials that you want to go with. There are five types of commercial flat roofing materials that are the most commonly used on modern commercial flat roofs. These five materials are EPDM roofing, TPO roofing, PVC roofing, metal roofing and modified bitumen.

Some factors that you would want to consider when purchasing a new commercial flat roofing system is price. Price is one of the biggest factors many building owners and residential owners consider when purchasing a roofing system. When you’re basing your decision on price, take into consideration if your roof will need any extra attention or expense after the initial installation. For instance, your new roof may require regular maintenance and repair. Some roof types require far more maintenance than others do. Therefore, if you have a budget in place, you will want to consider how much you will be paying for a regular maintenance program to keep the roof running in good shape. Modified Bitumen roofs, for example, require frequent roof maintenance compared to EPDM, TPO or PVC roofs. Another thing is the price of any repairs, so you should ask yourself the question, is this roof system easily repairable and how quickly would it need to be repaired? This question should be based on your roof use, roof material and weather conditions in your area.

Now, if the system that you choose or already have is not one that has a long lifespan then you will most likely have to repair it within a ten year period. Especially if it requires frequent maintenance and repairs. Now, which one is going to cost you more annually? Is it going to be the flat roof that does not usually have a very long lifespan and requires more maintenance? Every roof system needs to be maintained, however, the amount of time and the cost to maintain it can vary quite a lot. Therefore, consider what the roof system may cost you on an annual basis over its lifespan. Hiring a commercial roofing contractor that has experience in commercial flat roofing can be a useful source of advice to help you make the right choice. The majority of the time the cheaper roofing material can be the most costly in the long run, when you factor in the cost of regular repairs and maintenance.

Another factor that you want to take into consideration when investing in a new commercial flat roof is the quality. As mentioned before, some roofs last much longer than others because of the maintenance requirements, the lifespan of the material, the roof itself and how it is used, and even the location of your property. So you might ask yourself; what is the quality of each roofing material you are considering? Is the material reinforced? Is it flexible? Is it a well-known brand? Is it durable enough for my roof? You’re going to want the quality to be high, affordable and you want to know if its performance truly meets your expectations.

The qualities that you would want to look for are durability, lifespan, sustainability, reputation, the characteristics of the material and so on. You want to ask, what puts that roofing material above the others?

Prefabrication is another factor to consider. Prefabrication generally means the material is fabricated at the manufactures so when applying on the job site, it would consist of more focus on installing the system than having to go through the full process of measuring, cutting and welding. The product would come pre-fitted for your roof which can take away from the labor costs to install and the roof can be installed much faster. This can help minimize disruptions to your business which can be an important issue in any commercial roof installation process.

Metal Roofing

Metal roofing is different from most other commercial flat roofing materials for a few reasons. A metal roof is an ideal choice with a roof slope that is greater than 2 inches. Metal roofs are mainly favored by facility managers because it is extremely durable, non-combustible and is able to reflect heat off your roof. The surface of the metal roof can be extremely hot when the sun beams down on it, however, a lot of that heat ends up being prevented from entering the building and saving on energy costs. Metal roofs are immune to cracks that affect single-ply roofs. However, metal roofs can be vulnerable to leaks around the seams and roof edges. Metal roofs can be customized and formed around angles and protrusions. While they are typically manufactured in large standardized sheets, there are some customization options available to commercial roofing contractors as they prepare to install.

When talking about the installation process and disruptions, keep in mind that some flat roofing materials need more time, space and heavy equipment for their installation. Other materials, such as PVC and TPO, require less installation time and little equipment to install. Some job sites can also become very messy and if you do not require a tear-off with certain roofing systems, then the debris will not be in the way of your business operations.

TPO

TPO is a very popular roof type and compared to PVC it is also the best flat roofing material to install. TPO is one of the fastest-growing commercial roofing systems on the market. It is made up of a single layer of synthetic and reinforcing scrim that can be used to cover flat roofs. Not only is TPO roofing material inexpensive, but it also has a decent lifespan between 10 and 20 years. In addition, the white coating that appears on many TPO roofs has all the same energy-saving properties as PVC roofs. They even require less maintenance than EPDM roofs.

When properly installed and maintained, your commercial single-ply membrane roof can last longer than 20 years. There are a lot of benefits when it comes to single-ply membrane roofing systems. For the fact that single-ply membrane roofing does not include the insulation factor, as a customer, you have more options to choose from to be able to insulate your facility’s roof. The most common TPO material is usually bright white with highly reflective properties. With the bright white roof installation, it is able to reflect UV rays and heat from the building, which end up saving you money during the summer months from decreased energy usage to cool the building interior. Single-Ply Membrane Roofing Systems have been the go-to roofing system for commercial, industrial, and manufacturing facilities for decades.

EPDM

When talking about EPDM rubber roofs compared to the other flat roofing materials, it is one of the most inexpensive roofing materials around. It’s extremely easy to install, therefore you are able to install it yourself or hire a professional roofing contractor. One of the biggest advantages that EPDM rubber roofing has is that it’s very lightweight, therefore, the roof deck doesn’t need any kind of reinforcement. The way that it is installed is by stripping everything right off the roof and applying an adhesive then roll out the roof. There are few seams, which would mean that leaks are fairly rare and an extremely good quality EPDM roof can last you for up to 20 years. This roofing material is fairly durable, it doesn’t scratch or scuff easily, and it can be easily repaired if a leak was to occur. Roofing contractors would use liquid roofing membranes, latex tape or adhesives, and a type of rubber shingle to install over the EPDM roofing in order to repair and patch the leaks. The material may be black and doesn’t absorb heat, it isn’t easy for it to be damaged by UV rays, which in turn helps it hold up well in sunny climates.

PVC Roofing

PVC roofing is another commercial flat roof material on the market, some building owners usually prefer to use it. However, some roofing contractors usually don’t recommend it as a first option. PVC roofing is one of the most expensive roofing materials compared to other single-ply flat roof materials. However, for the extra expense, PVC roofing offers a good amount of benefits. One benefit would be that the reinforced membrane makes PVC roofs resistant to impact damage and cracking, which in any case would normally shorten the lifespan of single-ply roofs. With a PVC roof, commercial buildings, for instance, manufacturing facilities, wouldn’t face roofing problems that result from chemical exposure because PVC is extremely resistant to chemical damage. PVC roofing requires low maintenance and has a long lifespan, making a very popular material among commercial roofing contractors. With a PVC roof, it will keep your business building temperature cooler, reducing energy demands.

Modified Bitumen Roof

When you compare modified bitumen roofs to other commercial flat roofing materials, modified bitumen stands out as the more low-budget option. Modified bitumen roofs mainly use asphalt membrane as the base to the roof. The surface is vulnerable to cracking and blistering, which greatly reduces their typical lifespan. While this lifespan is less than the more advanced options, the installation savings can still make modified bitumen roofs a serious consideration for some businesses. However, some roofing contractors go back and forth with this option. Modified bitumen roofs are a single-ply membrane system that is most often roll-applied to the surface of your roof. Modified bitumen is quite similar to asphalt roofs, but they have additional polymers in their materials that provide added protection from the elements and help to increase the lifespan of the product. When comparing how popular this roofing material is to the other flat roofing materials, modified bitumen is the least popular flat roofing system. However, it is still pretty common on older roofs. Modified bitumen roofs are installed by rolling out the roofing material after it has been heated with a blow torch. This heating process allows the material to mold itself to the roof surface. However, many roofing contractors try to avoid using this roofing material because installation requires a heated blow torch which ends up being a liability. As well as it requires a lot of maintenance, therefore becoming a hassle.

Commercial Roof Maintenance

November 1, 2019 by Infinite Roofing Leave a Comment

Many people might ask themselves why they should maintain or how they should maintain their commercial roof. Well, preventing any problems that would require an emergency roof repair or replacement would be the best way to take care of your commercial roof. Taking care of your roof before the winter comes means that it will be in the best condition for the rest of the year. When your roof gets the proper maintenance, it helps it fair better during storms and extreme weather, which means there would be less of a chance of getting any leaks or other elemental damage. When something serious goes wrong with a commercial roof, such as severe weather damage, unforeseen circumstances, or lack of routine maintenance and routine inspections, this can cause an entire section of a building to be shut down. This is terrible for any commercial operation! Especially one that has business going on constantly. Therefore, any business, especially one that has a large amount of square footage dedicated to a roofing system, should have their roof maintained properly. Maintaining every part of your commercial roof is a key duty of the facility manager. Regular roof maintenance is essential to ensure the total integrity of the building, however, knowing how to approach it is a big responsibility.

Roof Warning Signs

A properly designed roof provides structural support, fire resistance and more. A minor issue like a tear in the outer layer or warped asphalt, sealant could pose a risk. Therefore, when hiring an experienced professional roofer they should do a routine inspection. During a routine inspection, they could look for some of the following warning signs.

Having bubbles or blisters on your commercial roof is a definite warning sign that should be taken care of as soon as it’s spotted. An improper roof application is typically a leading cause of roof blisters and bubbling. Bubbles appear on your roof when there is moisture that is trapped under the roofing materials, where the water evaporates, and the result is usually the formation of bubbles or blisters.

Your roof shouldn’t be uneven, simply for the fact that a roof is built to bear its own weight. If you happen to notice any part of your roof sagging, then contacting a commercial roofing contractor is your best bet so that they can look at your roof and determine what actions should be taken. A sagging roof could be caused by many different issues, among them, being accumulated moisture, additional weight on the roof due to the installation of new roofing materials on top of old ones for a long time and other factors.

Excess standing water also known as ponding is very dangerous for your roof. Standing water is defined as water on a roof that hasn’t been drained or evaporated within the 48 hour period after rainfall, flooding or any other causes. If it hasn’t evaporated within that period, you can be expecting it to remain for an extended period of time. The accumulation of standing water on a roof over time can lead to dangerous defects which would include leaks that may eventually allow hazardous mold to grow on your roof surface. When the standing water has been on your roof for a while it can begin to cause sagging, thus creating a larger dip/pool to hold yet more standing water. Once you get standing water, it often creates a vicious cycle that ends with roof repairs or even full replacements to counter the damage caused.

Regular Routine Inspections

Many commercial roofing companies recommend that facility managers, or their local roofing contractors perform a routine inspection of a roof twice per year, usually once in the spring and again in the fall. This will allow you time to address any concerns before bad weather could cause an issue or make any issues worse. It could be tempting to do the roof work yourself and you might even be lured into thinking that any roofing contractor is qualified for the job. However, hiring the wrong commercial roofing company will lead to more expense and wasted time correcting any issues they have caused. When hiring just any roofing contractor, they could be using inadequate materials or they could get injured while servicing your property. This can cause invalid warranties and cause your insurance costs to skyrocket.

An experienced commercial roofing contractor would be able to find any signs of a leak or any other type of damage. They would be able to pinpoint any loose materials that need to be replaced, overhanging branches that would need to be trimmed, along with any dirt and debris that would need to be cleared off. Hiring a professional commercial roofer, they would be able to visually survey the total roof system and check all the flashings, fittings and other roof-related accessories. Any blockage to drains or downspouts should be checked in order to prevent adequate water drainage. A routine commercial roof inspection would look for gaps or tears in penetration and flashings, proper seals on all rooftop vents and equipment, and any other signs of damage.

A proper commercial roof inspection would cover counter flashing as well. The purpose of counter flashing is to prevent moisture from entering behind the vertical flange of the headwall or sidewall flashing. Usually, the material covering the exterior wall serves as the counter flashing and often a separate slip metal flashing would be installed under the counter. Counter flashing is important mainly when it comes to brick walls. When properly installed, counter flashing sections are inserted into the mortar joints. Afterwards the joints would be sealed with an appropriate sealant. Counter flashing is also inserted into a groove cut into the brick, and then it is sealed.

During your routine inspection, your local commercial roofing contractor would conduct an interior and exterior exam. When conducting the interior inspection of the roof, you would be looking for discolored or water-stained ceiling and walls, raised or deteriorated areas on the wall, discoloration or water staining around window frames. There could also be rust or other deterioration of the roof decking, joists or other structural components, as well as mold on any interior surfaces.

With the exterior of the building, on the other hand, there could be excessive standing water on the roof’s surface that would most likely be caused by structural failing, broken purlins, broken joists, loose/buckled flashing or damage to the roof membrane. There could also be materials stored on the rooftop that should be stored elsewhere. You would also have to look for nails or screws in the roof deck backing out of the roof membrane, debris on the roof or in the drains and gutters, missing domes on drains and defective, damaged or missing masonry joints.

Maintenance Program

The most trusted providers of commercial roofing or re-roofing services often offer a commercial roof maintenance program that has a comprehensive plan. Proper maintenance can extend the roof’s life and reduce potential damage to the building’s interior, protecting one of a company’s biggest assets, their building. When setting up a commercial roof maintenance program, the recommendation is that once every two years you have a plumber check all the roof drain lines. For a comprehensive commercial roof maintenance program, you should create standardized documentation for each building that is being inspected to help maintain proper records. With that documentation, there should be a file for each roof, including the roof’s installation dates, records of repairs and updates, a map of any current leaks and every time roof maintenance is performed.

Proactive Vs. Reactive Roofing Maintenance

In order to know if proactive or reactive roofing maintenance is something that you want to go with, you should know what exactly they are. Proactive is to take control of the situation by actively preventing something from happening rather than responding to it after it has happened (reactive). On your roof, being able to spot minor problems before it becomes a bigger issue with a larger price tag, taking an active role in the maintenance of your roof by performing routine inspections and keeping up with minor repairs.

Reactive maintenance always happens after the fact. This simply means that the maintenance work and repairs aren’t addressed until there is very obvious evidence that a problem is present, such as missing shingles or water leaking into the home. Unfortunately, with reactive maintenance, warning signs of potential problems are often missed. The result is that damage and repairs often end up being more extensive and costly than they otherwise would have been. Many owners take an “out of sight out of mind approach” with their roofs. However, taking a proactive maintenance approach over the reactive maintenance approach not only extends the life of your roof but provides significant cost benefits.

Facility managers who choose to react to problems as they occur would generally pay an average of 25 cents per square foot annually for maintenance. On the other hand, facility managers who get their roofs inspected and repaired routinely before problems happen will spend less than 25 cents annually. Proactively maintained roofs last an average of 20+ years compared to an average lifespan of 13 years for reactive maintenance. The longer you can extend your roof’s life before replacement, the greater your total savings will be and the chances of a roofing disaster occurring on your property will decrease.