Summary of Existing Conditions: Point Pleasant Borough High School

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2 On behalf of Spiezle Architectural Group, Inc., we thank you for allowing us the opportunity to provide our services as a Roofing Consultant and issue a District-wide roof evaluation report. As discussed, it has over 5 years since the District's roofs were last evaluated. The roof data from the previous report may no longer be current or specific enough to the district's needs, particularly related to the ongoing discussions of Roofing Replacement included within an upcoming District-wide Capital Improvement Referendum. Our services began upon approval by the Point Pleasant Borough Board of Education (PPBBOE) at a meeting November 29, Pursuant to this approval, Spiezle originally prepared to complete the on-site roof surveying in December 2010, which coincided with multiple storms and significant snow accumulation. This prevented further study until visual access to the roofs was available towards the end of February During March 2011, Spiezle conducted the on-site investigation and combined this information with related visits made during the Fall of 2010 and prior roofing report information. Our findings, as well as photographic documentation, for each of the school roofs are presented herein: Report overall roof system existing conditions; Identify deficiencies; Comment on roofing areas as they relate to Solar Photovoltaic (PV) systems; Provide remediation recommendations; Provide updated roof repair and replacement costs as captured within budgeting for upcoming referendum effort. Since certain components of the evaluation have not changed from that of 5 years ago, Spiezle has reused existing roof plans and core sample information from the prior report. With building additions and/or roof replacements completed since the initial report was generated, we have included new data to the greatest extent possible as of this report.

3 Summary of Existing Conditions: Point Pleasant Borough High School Point Pleasant Borough High School consists of multiple building areas of different ages comprising a total enclosed building area of 156,902 square feet. Of this, 113, 490 square feet is actual roof area (accounts for enclosed building areas of 2-story construction), with 21,340 square feet of newer construction built as part of building additions erected in These areas appear as white or light grey in the aerial photograph below. The remaining roof areas (91,150 square feet) are of older construction from either 1989 or 1994 depending on the area in question. These areas are of dark grey/black sections noted in the photograph.

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5 Detail of Roof Areas: Point Pleasant High School The information below generally correlates to previous reporting. However the roof age data has been updated to account for the 5 years that have passed since the last evaluation. Furthermore, based on representative test cut sampling taken in the field areas by prior roofing consultant, it is consistent to note that the existing roof areas on this building are constructed as follows: Roof Areas A, A1, B, B1: Fully-adhered EPDM roofing system, installed in 1989 (22 years old) Manufacturer: Field membrane assumed Carlisle- areas of patching with Carlisle membrane Warranty status: Expired A roof cut was taken on Roof Area B: -.060" EPDM adhered to 1/2" fiberboard mechanically fastened to 2" isocyanurate over Tectum deck Roof Areas C, G, H, I. I1: Fully-adhered EPDM roofing system, installed in 1994 (17 years old) Manufacturer: Carlisle Warranty status: Expired Roof Areas D & F: Built-up roof system with flood coat and gravel, installed in 2000 (11 years old) Manufacturer: Tremco Warranty status: under warranty Roof Area E: Fully-adhered EPDM roofing system, installed in 1989 (22 years old) Manufacturer: assumed Carlisle Warranty status: Expired A roof cut was taken on Roof Area E: -.060" EPDM adhered to 1" fiberboard mechanically fastened to 2" isocyanurate over Tectum deck Roof Area E1: Built-up roof system with flood coat and gravel, possibly installed with Roof Areas D & F. Manufacturer: Tremco (assumed) Warranty status: under warranty (assumed) Roof Area E2: Fully adhered EPDM roofing system, installed in 1991 (approximately 20 years old) Manufacturer: assumed Carlisle Warranty status: Expired Roof Areas J, K, KL L, M, N and 0: Built-up roof system with granular cap sheet, installed in 2006 (5 years old) Manufacturer: Siplast Warranty status: under warranty

6 Further Discussion of Roof Areas: Point Pleasant High School Generally, the EPDM roofing sections have all served their useful lives and are now in need of replacement. Further, these EPDM roofs are no longer under warranty with ongoing repair and maintenance costs falling solely to the District. The built-up roofing sections of either Tremco or Siplast manufacture should have remaining service life based upon a typical 20 year life and warranty for these types of roofs. Roof Areas A, A, B, B1, C, G, H, I, I1: EPDM areas throughout are showing signs of ponding water with large mineral stains marking the extent of water edges. Further, it appears that facilities personnel (or others) have physically marked the areas of worst ponding and most likely water penetration and leaking in these areas. Edge of roof conditions at metal flashing/fascia are degrading as stripping is delaminating from field membrane. Locations also have EPDM installed over the metal flashing/coping as splice waterproofing. As with most EPDM roof membranes at the end of their service life, the field seams are showing signs of age, wear, tear and delamination. The membrane also appears to be no longer adhered to substrate in selected locations, with the membrane appearing wrinkled and folded. Numerous areas have been patched with varying degrees of failure in these areas- mostly the mastic or adhesive used has dried, degraded and cracked. Roof areas A and E in particular contain numerous pieces of rooftop equipment and associated penetrations, all of which have flashing conditions that are fair to poor. Boots for roof penetrations at vent piping are separating. Pieces of equipment, pipe supports and safety railings do not have a membrane protection layer (walkway pad) installed. Roof drain sumps appear to be in sound condition but are holding water in locations and filled with debris in other locations. At the Auditorium roof area H, similar EPDM aging was observed. Further, lengths of gutter were damaged and no longer properly connected to downspouts to divert/drain water. Areas of membrane below may be exposed to further damage from water falling from higher roof elevations. The lower roof in this area has the EPDM installed as parapet wall flashing and is showing signs of damage from excessive heat build-up and blistering. Additionally, HVAC curbs and HVAC screening on the residential facing roof areas present evidence of failing flashing installation. The sawtooth roof at area B1 has many difficult to roof details, with the main concern being the ponding water evident, and the swollen membrane delaminating from substrate. Area E2 is constructed partly of EPDM membrane, part with built-up flood coat and gravel. The EPDM portion was completely filled with water and not draining at all.

7 Expansion joints at rising wall conditions appear to be in fair condition but have patches and other inconsistent detailing, which are deteriorating. Membrane is pulling away from substrate and potentially pulling out of reglet/counterflashing. Another location has asphaltic mastic used to patch a vertical joint and has come completely delaminated. An inside corner of rising wall roof area Al was waterproofed with a white coating on the existing brick masonry. Further, skylights in this area show signs of water infiltration and degradation. Other skylights have been infilled from below. As part of a reproofing, the locations not longer utilized as skylights should be removed and roofed over. There is evidence this has already occurred with what appears to be a former mechanical unit location. The EPDM membrane and patching in this area is poor. Prior roofing report also mentioned locations where existing mechanical fasteners were backing out of substrate and puncturing the field membrane. This was directly photographed during our walkthrough but certainly appears consistent with this roof type and age. Roof Areas D, F & E1: Tremco (assumed manufacturer) should have this roof under warranty with no apparent issues noted. Roof Areas J. K. Kl. L, M, N and 0: Siplast should have this roof under warranty with no apparent issues noted. Conclusion: Point Pleasant High School Based upon the above discussion, information gathered, prior roofing report, and District facilities input, Spiezle Architectural Group, Inc. recommends the replacement of 92,150 square feet of existing EPDM roofing with a new modified bitumen 2-ply built-up roof with granular cap sheet. This system provides a 2-layer system that inherently provides greater protection than a single membrane EPDM. Further, the District will obtain a new 20-year warranty (length of warranty to be specified) with which to address any future maintenance issues.

8 Summary of Existing Conditions: Memorial Middle School Memorial Middle School consists of multiple building areas of different construction types dating from various additions comprising a total enclosed building area of 100,002 square feet. Of this, 90,470 square feet is actual roof area (accounts for enclosed building areas of 2 story construction), with 26,340 square feet of newer construction built as part of building additions erected in These areas appear as light grey in the aerial photograph below. The remaining roof areas (64,130 square feet) are of older construction from approximately 1991 and These areas are the slightly darker grey sections covered with an SBS modified bitumen roofing system, and the black EPDM sections noted in the photograph.

9 Detail of Roof Areas: Memorial Middle School The information below generally correlates to previous reporting. However the roof age data has been updated to account for the 5 years that have passed since the last evaluation. Furthermore, based on representative test cut sampling taken in the field areas by prior roofing consultant, it is consistent to note that the existing roof areas on this building are constructed as follows: Roof Area A: 2 ply Built-up SBS roofing syst,m, installed circa 1991 (20 years old) Manufacturer: Not determined Warranty status: Expired A roof cut was taken on Roof Area A revealed the following composition. It can be assumed that Areas D, Dl, D2, E, E1, E2, E3 and] are similar in composition: - SBS Cap over a Base Roofing ply over 3/4" perlite over 1-1/2" isocyanurate tapered Roof Areas B. Fl. H, I. 11. I2. K and M: 2 ply Built-up SBS roofing system, installed circa 2006 (5 years old) Manufacturer: Siplast Warranty status: under a 20-year warranty Roof Areas C, G and L: Fully adhered EPDM roofing system, installed circa 1994 (17 years old) Manufacturer: Versico Warranty status: Expired A roof cut of Roof Area L revealed the following composition. It can be assumed Areas C and G are similar in composition: EPDM membrane over 1-1 /2" tapered isocyanurate insulation over Tectum

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11 Further Discussion of Roof Areas: Memorial Middle School Both the older SBS (non-siplast) and the EPDM roofing sections have all served their useful lives and are now in need of replacement. Further, these roofs are no longer under warranty with ongoing repair and maintenance costs falling solely to the District. The built-up roofing sections of either Siplast manufacture should have remaining service life based upon a typical 20-year life and warranty for these types of roofs. Roof Area A, D, D l, D2, E, EL E2, E3 and J: 2 ply Built-up SBS (non-siplast) roofing areas throughout are poor to failing. Membrane is deteriorated through cap sheet granular loss where the membrane appears worn and scuffed. This is true and indicates the major wear and protection layer of the roofing system is worn out. Also, the membrane and seams are showing spider/ alligator cracking, birdsmouths and other physical tears and damage. Many areas have been patched ("mucked") with asphaltic mastic to extend the life of the seams, but this is only a temporary solution. Many areas along roof edge conditions have also been patched where perhaps the roof is not providing enough positive drainage to the gutter system and paneling is occurring. Roof penetrations, curb flashing and boots have also been mucked to seal damage and deterioration but again, the temporary nature of these attempts needs to be rectified. Where the membrane flashing appears sound, further inspection identified corners where the SBS sheet is crimped or folded which greatly downgrades its effectiveness as a continuous flashing. Large rooftop ductwork supports cross one area - these supports must remain and be detailed correctly for a new roofing system installation. At rising walls, the membrane appears to be correctly attached beneath the counterflashing. However again, temporary mastic patching has been installed on the membrane, metal counterflashing and the rising masonry in multiple locations indicating attempts to stop prior leaks. Roof Areas B, FL H, I, 11. I2 K and M: The Siplast areas are in good condition being relatively new. Two roof drains are missing a strainer, but overall condition of membrane and Veral flashing appears sound. Roof Areas C, G and L: At the barrel vault over gym (Area C), the EPDM membrane appears to be in fair condition. However, the terminations of the membrane at the gutter line, including the gutter itself, have been damaged in large part by the previously noted snowstorms of this past winter.

12 Conclusion: Memorial Middle School Based upon the above discussion, information gathered, prior roofing report, and District facilities input, Spiezle Architectural Group, Inc. recommends the replacement of 64,130 square feet of existing roofing with a new modified bitumen 2-ply built-up roof with granular cap sheet. This system provides a 2layer system that inherently provides greater protection than a single membrane EPDM. Further, the District will obtain a new 20-year warranty (length of warranty to be specified) with which to address any future maintenance issues.

13 Summary of Existing Conditions: Nellie F. Bennett Elementary School Nellie F. Bennett Elementary School consists of multiple building areas of different construction types dating from various additions comprising a total enclosed building area of 88,497 square feet. Of this, 71,360 square feet is actual roof area (accounts for enclosed building areas of 2- story construction), with 43,080 square feet of older sections requiring replacement. The remaining area of newer construction, built as part of building additions erected in 2000, will remain as-is. The newer areas appear as light grey from the round entry area and south in the aerial photograph below. The older roof areas are indicated by slightly darker grey sections covered with an SBS modified bitumen roofing system, and the black EPDM sections visible in the photograph.

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15 Detail of Roof Areas: Nellie F. Bennett Elementary School The information below generally correlates to previous reporting. However the roof age data has been updated to account for the 5 years that have passed since the last evaluation. Furthermore, based on representative test cut sampling taken in the field areas by prior roofing consultant, it is consistent to note that the existing roof areas on this building are constructed as follows: Roof Areas B and C: Fully adhered EPDM roofing system, installed circa 1991 (20 years old) Manufacturer: Carlisle Warranty status: Expired A roof cut of the area revealed the following composition: EPDM membrane over 1/2" fiberboard over 2-1/2" tapered isocyanurate insulation over Tectum Roof Areas A and D: Built-up SBS roofing system, installed circa 1991 (20 years old) Manufacturer: Not determined Warranty status: Expired A roof cut of the area revealed the following composition: - SBS capsheet over Base sheet over 3/4" fiberboard over 2-1/2" isocyanurate over Tectum Deck Roof Areas E, F, G, G1, H, I, J, K, L, M, M1, M2, N, N1 and O: Built-up SBS roofing system, installed circa 2005 (6 years old) Manufacturer: GAF Warranty status: under warranty

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17 At rising walls locations, the counterflashing SBS sheets are slipping. At the uneven rising wall along the north side of this area at brick pilasters, the detailing of membrane, base flashing and counterflashing will require extensive detailing as part of the new work. However again, temporary mastic patching has been installed on the membrane, metal counterflashing and the rising masonry in multiple locations indicating attempts to stop prior leaks. Overall, the older sections of the building's masonry walls are showing signs of effluorescence and deterioration, some of which may be attributed to water penetration at the roofing system. This will be investigated further at time of design of new roofing systems. Conclusion: Nellie Bennett Elementary School Based upon the above discussion, information gathered, prior roofing report, and District facilities input, Spiezle Architectural Group, Inc. recommends the replacement of the older existing roofing sections. The new system recommended is a new modified bitumen 2-ply built-up roof with granular cap sheet. This system provides a 2-layer system that inherently provides greater protection than a single membrane EPDM. Further, the District will obtain a new 20-year warranty (length of warranty to be specified) with which to address any future maintenance issues.

18 Summary of Existing Conditions: Ocean Road Elementary School Ocean Road Elementary School consists of one main building type with one single story addition comprising a total enclosed building area of 66,406 square feet. Of this, 54,850 square feet is roof area (accounts for enclosed building areas of 2 story construction), with 48,650 square feet of older sections requiring replacement. The older roof areas are indicated by slightly darker grey sections covered with a fully ballasted EPDM roofing system visible in the photograph. The remaining area of newer construction, a new building addition erected in 2000, will remain as-is. The newer area appears as light grey in the aerial photograph below.

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20 Detail of Roof Areas: Ocean Road Elementary School The information below generally correlates to previous reporting. However the roof age data has been updated to account for the 5 years that have passed since the last evaluation. Furthermore, based on representative test cut sampling taken in the field areas by prior roofing consultant, it is consistent to note that the existing roof areas on this building are constructed as follows: Roof Areas B, C, D, E, F, G: Fully Ballasted EPDM roofing system, installed original to building Manufacturer: Goodyear Warrant:y status: Expired A roof cut of the area by prior consultant revealed the following composition: - ballasted EPDM membrane over 4" isocyanurate insulation over %" perlite board over sloped metal deck Roof Area A: Built-up SBS roofing system, installed circa 2000 (11 years old) Manufacturer: Not determined Warranty status: assumed under warranty Further Discussion of Roof Areas: Ocean Road Elementary School The EPDM roofing sections have all served their useful lives and are now in need of replacement Further, these roofs are no longer under warranty with ongoing repair and maintenance costs falling solely to the District. The built-up roofing section at single addition should have remaining service life based upon a typical 20-year life and warranty for these types of roofs. Roof Areas B, C, D, E, F, G: EPDM areas throughout are showing signs of stress and wear. In most areas, the ballast stones have moved away from the roof edge, leaving the membrane exposed to the elements and also to wind uplift. This could become a more serious problem with roof membrane lifting and peeling back in larger sections in high wind conditions. There are areas of ponding water at the roof perimeter, which could have been eliminated by the addition of crickets at the time of roof design. The roof drains are filled with debris, which need to be cleaned in order to prevent the roof drains from clogging. There is also evidence of water paneling at center roof drains but the exact sloping of insulation is difficult to determine with the river stone ballast.

21 Where the ballast has moved along the membrane edge at a rising wall, the shifting weight and pressure on the membrane has pulled the membrane, causing tension at the wall flashing and essentially asking the single rubber membrane to bridge the gap between horizontal roof and rising wall. As with most EPDM roof membranes at the end of their service life, the various joints and flashing seams are showing signs of age, wear, tear and delamination. Numerous areas have been patched with varying degrees of failure. A particular item to note at this site is the appearance of punctures through the membrane caused by the local seagull population. In numerous areas, dime- to quarter- sized penetrations have been made through the membrane and underlying insulation. There may be more instances of this below the ballast stones that are not evident to the eye. All of these penetrations are allowing water a direct line into the building. Another unique challenge of this roof is the nearly continuous mansard around the perimeter of the building. This mansard serves to conceal HVAC equipment on the rooftop, but at the same time creates a major roofing problem with vertical support penetrations and roofed areas that are now inaccessible beneath the mansards. This design should be reevaluated and a better solution provided to conceal HVAC equipment while not causing the same extent of roofing concern.

22 Conclusion: Ocean Road Elementary School Based upon the above discussion, information gathered, prior roofing report, and District facilities input, Spiezle Architectural Group, Inc. recommends the replacement of the existing EPDM roofing sections. The new system recommended is a new modified bitumen 2-ply builtup roof with granular cap sheet. This system provides a 2-layer system that inherendy provides greater protection than a single membrane EPDM. Further, the District will obtain a new 20-year warranty (length of warranty to be specified) with which to address any future maintenance issues.