Associations, management companies and homeowners alike are always looking for ways to trim costs while keeping facilities in top condition and easy to care for. One area of the building that tends to get little attention is the roof. Who thinks about the roof? Until there is a leak, that is. Today, however, people are thinking about the roof in new ways. Can a roof help reduce operating costs, and can a roof contribute to a sustainable environment? The answers are yes and yes.

For condominium buildings with low-slope, or “flat” roofs, today’s new cool-roof solutions are proven highly effective not only for keeping the building weather tight, but also for reducing operating costs while supporting a greener environment.

Here are some interesting facts. On a sunny day with an ambient temperature of 85 degrees Fahrenheit, the temperature on a black asphalt roof can reach over 170 degrees, and a stone-ballasted roof can heat up to over 150 degrees. This high temperature tends to migrate through the roof deck and into the upper areas of the building, causing air-conditioning systems to work harder to keep building temperatures comfortable. Two- or three-story buildings are generally affected more than buildings of 10 stories or more because the percentage of living space compared to roof area is larger in higher buildings, and the effect is not as severe.

For buildings of four stories and less, with low-slope or “flat” roof design, a highly reflective white cool roof can save 35 percent or more on annual air-conditioning costs, depending on location and climate. In addition, urban planners and scientists working on sustainable green solutions promote the use of reflective white roofing to help reduce the urban heat island effect, the phenomenon where city temperatures can exceed that of surrounding areas by five to ten degrees.

Reflective white roofing has been successfully used in commercial, institutional and industrial applications since the late 1970s. Thermoplastic single ply was one of the first white single-ply roofing materials introduced. Today, advanced plasticizer additives have made thermoplastic roofing materials much longer lasting, easier to install and tough enough to withstand extreme weather conditions with ease. In addition, these plasticizers allow the waterproofing white material to remain easily repairable indefinitely.

The thermoplastic roofing surface is easily welded with a commercial hot-air tool, so simple repairs of the material, such as punctures that may be caused by flying debris, are simple, fast and easy to make. Properly formulated thermoplastic single-ply membranes are exceptionally long lasting and hold up to extreme conditions of all types.

Thermoplastic polyolefin, commonly called TPO, is another cool-roof option. This durable material typically includes a white reflective layer on top that faces the weather, a reinforcing polyester scrim material sandwiched in the middle and a textured bonding layer on the bottom.

Single-ply cool-roof membranes are surprisingly thin and lightweight but are proven to be incredibly durable and long lasting, with proper installation. One great advantage of today’s single-ply cool-roof solution is their ability to re-roof directly over existing systems, such as built-up roofing systems or other single-ply systems. This ability to re-roof means that a roof tear-off is not necessary and the condominium can save the labor and material disposal costs, which also contributes to a more sustainable environment.

Application of single-ply cool-roof materials is nothing like yesterday’s smelly mess, where roiling tanks of hot black tar turned the whole neighborhood into a “hold-your-nose” zone. Today’s materials are applied with cold adhesives that contain no volatile organic compounds (VOCs), the chemicals responsible for those annoying odors. Systems can also be mechanically attached with special fasteners that eliminate the need for any adhesive at all.

Unlike some other roofing systems, there are no flames used in cool-roof installation, which helps many residents achieve greater peace of mind. Instead, hot air welds the thermoplastic layers together, like sewing pieces of fabric together by overlapping the edges, to form a monolithic weather-tight roofing envelope. Leaks are a thing of the past, the roof stays cool even on the hottest days and the performance is so reliable that you may never have to think about your roof again!

Sidebar:

Cool-roof shopping tips

1. Make sure you qualify for a cool roof. A cool roof is typically used only on low-slope or “flat” roofs, not steep-slope roofs with asphalt shingles.

2. Get third-party advice. In construction, the roof costs about 2 percent of the building but accounts for about 80 percent of the litigation. So start with hiring a roofing professional, such as a roof consultant or architect, who is an unbiased advocate to represent your condominium association’s interests in this highly technical area.

3. Make sure the contractors you contact have experience in single-ply cool-roof solutions, which are typically used on schools, industrial buildings, hotels and other facilities. If you have to choose between a roofing specialist in “residential” versus “commercial,” go with “commercial.”

4. Have a complete roof inspection done. The result should be an assessment of your roof’s condition and a proposal of how the contractor will install a new cool roof and what materials he will use.

5. Ask key questions: Do we have to tear off our old roof or can you apply a cool roof over top of our old roof? What is the warranty length, and what does it cover? What references can you give us; installations five years old or older? Do you have experience in singly-ply cool-roof applications?

6. Don’t compare material cost alone. Single-ply cool-roof materials generally cost more than alternatives, but higher material cost is offset by lower labor cost. Avoidance of old roof tear-off and resulting material disposal cost is another big cost saver with single-ply cool-roof systems.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

Author : John Doyle
Company : Flex Roofing Systems
John Doyle is president of Flex Roofing Systems, a specialized supplier of cool roof, green roof and related sustainable roofing systems.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++