West Roofing Blog: March 2019

Wednesday, March 27, 2019

Cost of Single-Ply Membrane Commercial Roofing (2019)

Our sales team is asked every day, “How much does a single-ply membrane roof cost?” and it’s not easy to give just one answer. There are many factors that can affet rubber roofing prices; from the weather to the location to the material and installation.

In this article, we will review the average price of a single-ply membrane roof and break down factors that could change your price. Keep in mind that when you are looking to invest in a new roofing system, it’s a good idea to get multiple quotes from a couple contractors.

Single-Ply Membranes are sheets of rubber and other synthetics that can be chemically adhered or mechanically fastened to insulation or a cover board creating a layer of protection on your commercial facility.

For an average 20,000 sq. foot commercial roof, it will usually cost between $3.50 and $7.50 per square foot in materials and labor to install a typical single-ply membrane commercial roofing system.

To get the best rubber roofing prices, you will need to consider these key factors:

The Size of Your Roof

When a contractor is pricing a new roofing system, the economies of scale starts around 20,000 sq feet; which means after 20,000 sq. feet you can start saving money per square foot of roof.

[caption id="attachment_23998" align="alignright" width="300"] EPDM Roofing System[/caption]

Other size factors that can impact your cost also include:

The logistics of moving equipment up to and across a large roof
Debris removal costs
Material transport costs – this cost can take up 2-3% of the total project costs

The Condition of Existing Roof

The condition of your existing roof will be a crucial factor in the cost of your new single-ply membrane roof. There are three options when dealing with the existing roof:

Clean and Prepare Existing Roof (no significant alterations) - $0.10 - $0.75 per sq. foot

When you have a solid roof that doesn’t require major modifications or corrections, the contractor will need to clean and prepare the roof, so the insulation adheres properly.

There are four ways a contractor can prepare a roof for single-ply membrane installation:

Air Pressure Cleaning
Powerwash
Dry Vac/Ballast Removal
Wet Vac for dirt, gravel and dust removal

Recovery Board Fastened on Top of the Existing Roof – $0.70 - $1.40 per sq. foot

Recovery boards are commonly used to cover and improve the application surface. This process could be used to cover joints and to provide a separation layer between the existing and new roofing systems.

Stripping and Removal of Roof - $1.00 - $2.00 per sq. foot

There are two main reasons a contractor would need to strip and remove your existing roof.

A building can’t have more than two roofing systems. This means if you currently have two roofs, your contractor will need to remove them before installing your new roof.
If your roof is damaged, saturated or unstable, your contractor will need to strip the existing roof to install a new working roof.

Access to Roof

[caption id="attachment_23977" align="alignright" width="300"] TPO Single-Ply Membrane Roofing[/caption]

Not all commercial roofs are flat; not all roofs can be walked on. Additional costs can occur when your contractor has limited access to the facility roof.

Height and distances of the roof can be multipliers for the cost of your single-ply membrane roof installation. Sloped roofs often require the contractors to use a man lift or repelling gear for single-ply membrane roof installation. Contractors may need to rent conveyance equipment such as a crane or passenger hoist to move the crew and equipment.

Insulation Choice

After the existing substrate is prepared, either by cleaning or removing the existing roof, the insulation is installed. In general, two layers of insulation are used.

There are a few types of insulation options the facility manager/owner can to choose from:

Polyisocyanurate (Polyiso)

Polyiso is the most commonly used insulation for roofing. It’s a rigid material that can be cut to size for installation. The R-Value for Polyiso lasts longer, and the aged R-Value is still higher than EPS and XPS.

Below are the costs for three different thicknesses:

1 in. - $1.40 - $1.75 per sq. foot in materials and labor
2 in. - $2.00 - $2.50 per sq. foot in materials and labor
3 in. - $2.80 - $3.15 per sq. foot in materials and labor

*Attached Polyiso cost associated with mechanical attachment would be based on industry average applications.

Expanded Polystyrene (EPS)

EPS can be used for roofing, walls or floor insulation, but more commonly used with concrete. You get more R-Value per dollar with EPS being the lowest cost insulation choice.

Extruded Polystyrene (XPS)

XPS insulation can be found in blue, pink or green and is most commonly used for wall insulation. This is probably what you think when you hear insulation because it is the middle of the road in terms of cost and R-Value.

Membrane Choice

[caption id="attachment_23972" align="alignright" width="300"] EPDM Single-Ply Roofing System[/caption]

When you are considering single-ply membrane roofing, there are two types of membrane to choose from: TPO and EPDM.

TPO

Thermoplastic Polyolefin is a single-ply roofing membrane that is one of the fastest growing commercial roofing systems on the market. TPO roofing systems are made up of a single layer of synthetics and reinforcing scrim that can be used to cover flat roofs.

For an average 20,000 sq. foot commercial roof, it will usually cost between $1.90 and $3.50 per square foot in materials and labor to for a TPO membrane.

EPDM

Ethylene Propylene Diene Monomer is a single-ply membrane that consists of a synthetic rubber compound that allows it to be flexible. EPDM has been used on commercial roofing facilities since the 1960s and is considered a time-tested option.

For an average 20,000 sq. foot commercial roof, it will usually cost between $1.80 and $3.50 per square foot in materials and labor to for an EPDM membrane.

Infographic: TPO vs. EPDM Systems

Installation Choice

[caption id="attachment_23999" align="alignright" width="300"] TPO Installation[/caption]

When it comes to installing the membrane of your choice to your roof (whether it’s to the insulation or to a cover board), there are three ways to choose from: Ballasted, Fastened or Adhered. They each have their own advantages and disadvantages when it comes to price, longevity, and ease of installation.

Download: Roofing Contractor Quote Checklist

Ballasted

A Ballasted attachment is a low-cost option. It consists of laying down the membrane (TPO or EPDM) and covering it with gravel, pavers, river rock, and other similar materials. While this option can save you money (and look pretty cool), it adds up to 10 pounds per square foot onto your building structure. And as the rocks degrade over time, they can easily damage the membrane underneath. Maintaining this type system is very difficult since the ballast would need to be moved to see any deficiencies in the membrane.

Fastened

Fastened attachment is when the membrane (TPO or EPDM) is mechanically attached to the cover board with metals screws and plates. These are inserted along the seams of the membrane sheet.

Adhered

A chemically adhered membrane is rolled out onto the cover board after a bonding adhesive is applied. This method does not penetrate the membrane which alleviates the chance of leaks even more.

Cost Table

Depending on the type of membrane thickness of membrane and type of attachment, your cost could vary.

Below is a table of cost estimates based on an average size roof:

	045 mils Thickness	065 mils Thickness
TPO
Ballasted	$1.90 - $2.35 per sq. foot	$2.00 - $2.50 per sq. foot
Fastened	$2.50 - $3.00 per sq. foot	$2.65 - $3.15 per sq. foot
Adhered	$2.75 - $3.25 per sq. foot	$2.85 - $3.50 per sq. foot
EPDM
Ballasted	$1.80 - $2.25 per sq. foot	$2.00 - $2.35 per sq. foot
Fastened	$2.00 - $2.25 per sq. foot	$2.20 - $2.70 per sq. foot
Adhered	$2.80 - $3.20 per sq. foot	$3.00 - $3.50 per sq. foot

Roof Penetrations

[caption id="attachment_23979" align="alignright" width="300"] TPO Single-Ply Membrane around Roof Penetration[/caption]

Most commercial roofing systems have accessories attached such as A/C units, skylights, air vents, plumbing vents and more. These penetrations on the roof can be in the way of rolling out a straight section of membrane.

When the contractor approaches these penetrations with single-ply membrane roofing, they need to cut smaller membrane pieces to size and essentially building up the roof around the vents/units which takes up more time and can cost more money to work around.

Type of Warranty

When you install a new single-ply membrane roofing system, you will have a few warranty options. The three most common types of warranties include:

Contractor’s Warranty - No expense or less than $1,000
Manufacturer’s Product Warranty - Low cost and low coverage
Manufacturer’s Full System Warranty - $0.08 - $0.15 per sq. foot

Single-Ply Membrane Roofing Systems have been the go-to roofing for commercial, industrial, and manufacturing facilities for decades. Contact West Roofing Systems today to talk to our expert staff about rubber roofing prices and your future Single-Ply Membrane Roofing System.

Original Post Here: Cost of Single-Ply Membrane Commercial Roofing (2019)

Thursday, March 21, 2019

Roofing in Alabama: How to Protect Your Building

Is your roof holding up to your local climate and weather?

The are several types of climate areas across the US, and each has their obstacles that building owners have to face to protect their building. In Alabama, we experience harsh weather from sun and heat to severe rain and wind.

Roof systems in Alabama have to stand up to a lot of wear and tear. In this article, we cover the top roofing problems we see in Alabama along with the top types of roofing systems Alabamians rely on to protect their buildings.

Weather in Alabama

Heat

We have an office and facility in Huntsville, so we understand the needs of our fellow building owners and managers to save on energy costs. The temperature of an Alabama summer can put a drain on not only your employees and tenants, but you don’t want to strain your HVAC system. Emphasizing an insulated roof system is the only way to go, to protect your building from extreme heat and overworked HVAC units.

Sun

Boy, do we have some sun here in Alabama! Prolonged exposure to the harsh sun during the summer months can age your membrane roof. The UV damage can break down a membrane faster than a roof system that is shaded.

Wind and Storms

Watch out for that storm! Your facility needs to be durable and can withstand hurricane-force winds and torrential rains. Building owners have to take into account uplift resistance and building protection from severe storms and tornadoes.

Popular Roof Types for Alabama

SPF Insulation

Spray Foam

Spray Polyurethane Foam (SPF) is an eco-friendly roofing option for commercial, industrial and manufacturing facilities. Spray Polyurethane Foam, more commonly referred to as SPF, is a material that is sprayed as a liquid so it can expand into a foam, creating a solid layer across an existing roof.

Single-Ply

Single-Ply Membrane is a time-tested roofing option for commercial, industrial and manufacturing facilities. Single-Ply Membranes are sheets of rubber and other synthetics that can be ballasted, mechanically fastened or chemically adhered to insulation creating a layer of protection on your commercial facility.

Metal

Metal Roofing is one of the oldest commercial roofing systems on the market. Most metal roofing systems use corrugated galvanized steel, although other materials such as aluminum or tin can also be used.

Since metal roofing material is rather light in weight, it can be installed right on top of the existing roof. After a metal roofing system is installed, a coating can be added for waterproofing, rust protection, and UV protection.

Alabama has some pretty crazy weather, but we can help you be prepared! If you have any further questions about your commercial roofing system, email us anytime at info@westroofingsystems.com or by filling out our form online to find out more.

Originally Published Here: Roofing in Alabama: How to Protect Your Building

Tuesday, March 19, 2019

5 Tips to Prepare Your Roof for Hurricane Season

A hurricane can be a scary time. But if you live in a hurricane-prone area, you are probably a pro! Whether you are a business owner or building owner, you want to protect your property during hurricane season.

In this article, we cover when hurricane season is, what kind of damage hurricanes cause and 5 tips for preparing your roof for hurricane season.

When is Hurricane Season?

“The official hurricane season for the Atlantic Basin (the Atlantic Ocean, the Caribbean Sea, and the Gulf of Mexico) is from 1 June to 30 November” according to the National Hurricane Center. “The peak of the season is from mid-August to late October.”

What Kind of Damage Can Hurricanes Cause?

Wind Damage

It’s crazy how something you can’t even see can cause so much damage. Wind can cause a ton of havoc to your roof. Wind can cause damage in a number of ways:

Blow off roof or roof accessories
Throwing items onto your roof
Ripping mounted hardware out of your roof

Water Damage

Where there are strong winds, water and hail are likely to be close behind. Where the wind can cause damage to your roof system, there are vulnerable areas for water to enter your building. This water can cause issues with your building insulation, structure, and your property inside.

How to Prepare Your Roof for Hurricane Season

1. Schedule an Evaluation

If you are in a hurricane-prone area, yearly roof evaluations are a must. Having a knowledgeable contractor on your roof before hurricane season will ensure that there are no issues on your roof that a hurricane can make worse. Before hurricane season is the best time to have a contractor perform repairs and double check the integrity of your roof.

Your roofing contractor will look at the following areas of your roof:

Membrane – make sure there are no rips, punctures, holes or effects of aging.
Flashings – make sure all flashings are correctly attached and sealed.
Mounted Equipment – make sure the penetrations are properly sealed and that the equipment is securely attached.
Gutters/Downspouts – make sure all gutters, drains, and downspouts properly attached and flowing to the proper location.

You can even do one better with two yearly inspections: one before and one after hurricane season.

2. Trim Nearby Trees

Strong winds of a hurricane can destroy buildings and throw cars across town, do you trust those tree branches that hang over your building?

When you reach May or June, right before hurricane season, take a walk around your building and identify dead, broken or oversized trees and tree branches. These can easily be blown off during a storm and land on your building.

3. Continue with Regular Maintenance

A maintenance program is a great way to be proactive with your roof system. Having a roofing contractor keep up the maintenance of your roof is one of the best ways to ensure that your roof is ready to stand up to incoming hurricanes.

Regular maintenance can catch preliminary roof issues before they get worse, saving you money.

4. Clear Gutters and Drains

We discussed above the damage that can come from water during and after a hurricane. Cleaning and making sure your gutters are clear is essential because your gutter system takes water from your roof system down to the ground.

If your gutters are clogged, the backed-up water will sit on your roof, and the probability of water entering your building will increase.

5. Keep Up to Date with Insurance and Warranties

When a hurricane passes through your area, it can be chaotic in the aftermath. You can be a step ahead of your competitors and neighbors by having all of your documentation prepared and in a safe and easily accessible place.

Ideas of documents to keep:

Any applicable warranties
Insurance documentation
Any before photos
Contact information for contractors, insurance agents and other key contacts

When hurricane season comes, protecting people is the most important. With a thought-out and well-implemented preparation plan, you don’t have to think twice about your roof during a hurricane.

Contact our team today to evaluate and help prepare your roof for the upcoming hurricane season.

Source Here: 5 Tips to Prepare Your Roof for Hurricane Season

Thursday, March 14, 2019

Cost of Silicone Restoration Membrane for a Commercial Roof (2019)

One of the most important questions we get when looking at roofing projects is, “What will this cost me?” Our sales team works with property owners and facility managers to keep their buildings dry and safe…within their budget.

We are happy to save owners and managers money by restoring their commercial roof system with a silicone restoration membrane (SRM or Silicone Roof Coating) and bypassing the need to replace the entire system.

A Silicone Roof Coating can save you thousands of dollars in materials, labor and time.

In this article, we break down the costs of a Silicone Roof Coating and what you should consider when looking to install a silicone roof coating on your commercial roof.

What is a Silicone Restoration Membrane?

A Silicone Restoration Membrane is a fluid applied silicone coating sprayed directly onto an existing roof system. Facility owners and managers tend to opt for a roof coating, usually, silicone when their roofing systems are in good shape but just need a renewal from age and normal wear and tear.

The process of installing a silicone restoration membrane is relatively straightforward:

Inspection and Repairs
Seam Reinforcement
Silicone Application
Warranty

If your commercial flat roof is in good working condition, you can install a silicone restoration membrane to extend the life of your roof and renew your warranty. But how much does it cost?

For an average 20,000 sq. foot commercial roof, it will usually cost between $2.00 and $3.50 per square foot in materials and labor to install a typical Silicone Restoration Membrane System.

To get the best roofing system for the right price, you will need to consider these key factors:

Infrared Survey

Before a silicone roof coating is applied, the contractor will perform an infrared survey to examine the condition of the insulation under the roof. An Infrared Moisture Survey is a terrific way to visually see the quality of the insulation across a wide area.

When the temperature drops in the evening, your contractor will take photos of your roof with an infrared camera. These photos will tell visually where the insulation is wet under the membrane. By using these photos, your contractor knows where they need to replace the underlying insulation.

Roof Repairs

[caption id="attachment_24652" align="alignright" width="225"] Cost of Silicone Restoration Membrane for a Commercial Roof SRM Roof Repairs[/caption]

If your commercial roof needs minor repairs, those can factor into the cost of your Silicone Restoration Membrane.

Since your roof is being restored with a silicone coating, most of the roof surface is in good condition. The repairs are usually less than 25% of the roof, keeping the rest of the serviceable roof service. Repairs before a silicone restoration coating costs between $0.70 – $1.40 per sq. foot in materials and labor.

The contractors will remove any saturated insulation, replace the area with new, like insulation (polyiso is repaired with polyiso and so on). The areas being repaired are patched up and ready for the entire roof to be cleaned.

Power Washing

After the inspection and contract are both completed, your contractor will start the silicone roof coating application by power washing the surface of the roof. It’s important to thoroughly clean the roof surface from debris and dirt so that the silicone will adhere properly.

There are two ways a contractor can power wash a commercial roof:

Traditional Spinning Head/ Power Washer Wand - $0.20 - $0.35 per sq. foot

This is the most popular way to power wash a commercial roof and usually the process a contractor will take. The contractor will use a power wash wand or a machine with a spinning brush to clean the surface of the roof.

Then the contractor will need to dry to the surface of the roof with a powerful air dryer, or they will have to let the roof dry naturally overnight or over the course of a few days. This process can lengthen the duration of the project.

Reclamation Washing - $0.30 - $0.50 per sq. foot

The less popular, but eco-friendlier power washing option is a reclamation washing process. This process uses a heated high-pressure water with a spinning brush to clean the roof surface. As the water is cleaning the roof surface, the attached vacuum sucks up the water, processes it through a filtration system and then disposes of it properly in the facility’s sewer system. This process uses less water, collects used water and takes a shorter amount of time for the roof surface to dry.

Membrane Seam Repair

[caption id="attachment_24653" align="alignright" width="225"] Cost of Silicone Restoration Membrane for a Commercial Roof SRM Seam Repair[/caption]

After any repairs are made to your roofing system, the contractor will reinforce all of the existing seams across your roof. This seam reinforcement simply adds a layer of mesh and coating or self-adhesive tape to further prevent leaks with the more vulnerable areas of the roof.

There are two common types of seam reinforcement.

Polyester Mesh with Coating - $2.20 - $2.50 per sq. foot

Installing a polyester reinforced mesh into a liquid top coating and then an additional silicone coating after the topcoat has cured.

Self-Adhesive Tape - $4.00 - $4.50 per sq. foot

To reinforce the seams, flashings, and penetrations with a self-adhering, reinforcing tape that would then receive a liquid topcoat. This process costs more, but it can save money on time a labor because it is a quicker process for the contractor.

Silicone Coating

The final application is the actual silicone coating. The Silicone Roof Coating is sprayed on or roller applied over the entire surface of the roof adding a seamless, waterproof layer to your commercial flat roof to protect the existing roof, repairs, and seams from water.

The number of layers and thickness of layers depends on the brand of material/manufacturer your contractor is using. Some manufacturers allow one coat of silicone, while others require two. Different manufacturers will offer contractor certifications, so ask your contractor what brands they use and if they are certified/licensed by their preferred manufacturers.

Cost Table:

Industry Average 10 Year Warranty Application
1 Coat	$1.40 - $1.87 per sq. foot
2 Coats	$1.78 - $2.10 per sq. foot
Industry Average 15 Year Warranty Application
1 Coat	$2.10 - $2.45 per sq. foot
2 Coats	$2.45 - $2.50 per sq. foot

Warranty Fees

After the Silicone Roof Coating is applied and completed, it will be inspected by a 3^rd party to ensure that the silicone was properly applied to the manufacturer’s specifications. When the roof coating passes the inspection, the warranty will be issued to the facility owner/manager.

The cost of the warranty is determined by the length of the warranty and the manufacturer.

10 Year Manufacturer’s Warranty - $0.07 - $0.10 per sq. foot
15 Year Manufacturer’s Warranty - $0.11 - $0.15 per sq. foot

So, there you have it. For an average 20,000 sq. foot commercial roof, it will usually cost between $2.00 and $3.50 per square foot in materials and labor to install a typical Silicone Restoration Membrane System.

If you have any further questions about what your Silicone Restoration Membrane System will cost, email us anytime at info@westroofingsystems.com or by filling out our contact form online to find out more.

*Cost ranges are general estimates; each roofing system is unique, and costs can vary. Please seek a professional quote for more specific and reliable costs.

Article Here: Cost of Silicone Restoration Membrane for a Commercial Roof (2019)

Roofing in Georgia: How to Protect Your Building

Is your roof holding up to your local climate and weather?

The are several types of climate areas across the US, and each has their obstacles that building owners have to face to protect their building. In Georgia, we experience harsh weather from severe rain and wind to harsh heat.

Roof systems in Georgia have to stand up to a lot of wear and tear. In this article, we cover the top roofing problems we see in Alabama along with the top types of roofing systems Georgians rely on to protect their buildings.

Weather in Georgia

Heat

We have an office and facility in Tunnel Hill, GA, so we understand the needs of our fellow building owners and managers to save on energy costs. The temperature of a Georgia summer can put a drain on not only your employees and tenants, but you don’t want to strain your HVAC system. Emphasizing an insulated roof system is the only way to go, to protect your building from extreme heat and overworked HVAC units.

Sun

Where there is heat, there is the sun. Roofs that have extended exposure to sun tend to degrade faster. A solid maintenance plan and the proper roof to deflect sunlight and UV rays can help extend the life of your roof.

Wind and Severe Storms

Your facility needs to be durable and can withstand tornado-force winds. Building owners have to take into account uplift resistance and building protection from severe storms and tornadoes. From winter winds to springtime tornado season, the wind is one of the top causes of damage to buildings and homes.

Gutter Damage and Maintenance

Severe storms can affect more than just the roof. Gutters are a huge component to your roof system that is often overlooked. Damaged or improperly working gutters leave water sitting on your roof and can cause leaks in your building.