IRS I ndustrial R oofing S ervices, Inc.

Transcription

1 IRS I ndustrial R oofing S ervices, Inc West Silver Spring Drive Butler, Wisconsin Phone: (262) Fax: (262) Duke Realty Corporation Visual Roof Survey Report Barbour s Cut Building I 1200 East Barbour s Cut Blvd. Morgan Point, TX Prepared for: Mr. Steve Blanck Prepared by: W. Ryan Wilke November 22, 2010 "Asset Management Consultants"

2 Table of Contents INTRODUCTION...1 CONDITION SURVEY...2 ROOF AREA REPORT CONCLUSIONS YEAR MAINTENANCE PROJECTIONS YEAR CAPITAL PROJECTIONS...14 APPENDICES...15 I

3 Introduction The purpose of the visual roof survey was to complete a visual assessment of the facility s roof system and provide management with an opinion regarding its condition, immediate maintenance needs, annual proactive maintenance recommendations and long term capital requirements. The one (1) story warehouse facility was constructed circa We believe the installed roof system(s) are original to the building s construction. The facility s roof system(s) consist of one (1) roof area encompassing approximately 179,270 square feet representing an approximate in-kind replacement value of $1,765,810. On Monday, November 15, 2010, IRS completed the visual survey of the installed roofing systems. The weather conditions during the survey were overcast skies with an ambient temperature of 60 degrees Fahrenheit. A set of the original drawings were not available and therefore not reviewed as part of our survey. 1

4 Construction Structurally sloped, steel framed with truss type steel perlins Galvanized trapezoidal structural standing seam metal roof system 2

5 Roof Membrane The galvanized trapezoidal structural standing seam metal roof systems appear to be in good condition. The surfaces of the standing seam metal roof systems have some minor scratches which are beginning to exhibit light surface rusting. The light surface rusting should not affect the long-term performance of the roof systems ability to maintain itself in a watertight condition. 3

6 Roof Membrane There have been minor patches to what appear to be previous penetrations. The panel which incorporates a patch into the seam should be considered for replacement as it may weaken the integrity of the panel. Other patches and locations are poorly detailed and appear to hold water. They may become a potential leak over time. 4

7 Ridge Cap The ridge cap of the building is in good shape, but the fastener design is incorrect. Expansion and contraction of the ridge caps have caused the metal screws to back out and in most cases, additional screws have been added to compensate, only to reduce the integrity of the panels. Additional sealant has been added to this location to try and stabilize the seam, but that has failed also. 5

8 Rake Edge The rake edge of the roofing system is well detailed and in good shape with exception of the intersection with the ridge. The ridge cap and flashings in this area are poorly detailed, buckled and sealant has been smeared about the joints to attempt to bring the unsound construction together. 6

9 Gutter Edge The gutter and edge termination of the metal roof system is in good condition. There are a few locations in which the gutter has sagged or has debris build up which is impeding the flow. The gutter seams are poorly detailed and will begin to fail over time, but they are currently intact. 7

10 Expansion Joint The expansion joint of the building is sound in most locations as it crosses the building. The intersection of the expansion joint and the ridge cap is missing a counter flashing to cover the transition point of the two slopes. This area has had sealant applied numerous times and appears to be a point of water infiltration. 8

11 Skylights In most cases, the skylights are in good condition. There are some areas which have water ponded at the top end which is a potential leak point if sealants are not maintained. The fiberglass panels will degrade faster than the metal panels, and eventually require replacement prior to roof replacement. 9

12 Penetrations The boots which are installed on the cylindrical penetrations are incorrectly installed. They are draped down along side the penetration and the top lacks proper termination. The photo below shows the water which is being held in this location, and will be a direct source of a leak if left the way they are. Other penetrations and curbs appear to be of sound construction. Sealant of various types has been used to supplement the sealant around penetration edges. This should be cleaned and proper bitumen sealant should be applied to account for the thermal movement. 10

13 Conclusions The main roofing area is well constructed, but minor details need to be addressed. The sealants which have been applied in various areas are incompatible with the thermal expansion which is to be expected from this roofing system. Bitumen coating should be used to accommodate the thermal movement of the various details. All cover flashings at the ridge cap ends, expansion joints and the cylindrical boots should be replaced and detailed properly. These minor corrections will add to an otherwise well constructed roof system. The installed roof system presents the following safety and maintenance issues: Safety No safety concerns were observed during our survey. Preventative Maintenance Develop and implement an Annual Maintenance and Repair Specification (AMRS). Remedial Maintenance Detailing should be completed at the ridge cap joints, expansion joints, and the cylindrical penetration boots should be replaced. 11

14 Report Conclusions The facility s existing roof system(s) have the following design service lives. Design Service Life Standing Seam Metal years Standing Seam Metal Roofing The trapezoidal structural metal standing seam roof system is no longer believed to be covered by an active warranty, or at least none was presented for our review. The workmanship associated with the roof systems installation was substandard. Repairs are necessary to various detailed components of the roof to ensure the system performs for the life span as presented. Provided the roof system continues to receive timely annual preventative maintenance and the necessary remedial repairs it appears capable of performing throughout the remainder of its designed service life. The roof system should be resurveyed once every two (2) years by a qualified person. 12

15 5 YEAR MAINTENANCE PROJECTIONS Year Roof Area Required Maintenance Estimated Cost Remedial Maintenance $60, Normal Maintenance $ Normal Maintenance $ Normal Maintenance $ Normal Maintenance $ Normal Maintenance $

16 5 YEAR CAPITAL PROJECTIONS Year Roof Area Work Required Estimated Cost No Capital $ No Capital $ No Capital $ No Capital $ No Capital $ No Capital $0 14

17 APPENDICES APPENDIX A: Roof Plan 15

18 APPENDIX A: ROOF PLAN

19