MOISTURE MANAGEMENT. Providing roofing and waterproofing solutions. Zionsville High School Roof Asset Management Plan

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1 MOISTURE MANAGEMENT Providing roofing and waterproofing solutions. Zionsville High School Roof Asset Management Plan

2 Executive Summary Moisture Management conducted a detailed investigation of 34 roof sections on Zionsville High School. The facility consists of 297,741 square feet of roofing systems ranging from Ballasted EPDM, Fully Adhered EPDM, and Thermoplastic. The purpose of the audit was to provide insight into the conditions of the current inventory of roofing systems with long and short term goals as well as to provide up to date records. As expected, it was determined that the various roofing systems, on the facility, have varying remaining life expectancies. Surprisingly, the conditions of the recently installed Thermoplastic roofs were generally poor due to the quality of the installation workmanship. The following report will provide evidence of each of the roof sections current condition as well as provide photo documentation to support the findings. The overall investigation of the High School roof revealed multiple deficiencies on a majority of the roof sections. The important fact to note here is that the deficiencies leading to water intrusion into the roofing system have to be repaired for all restoration methods to take place just short of a total roof section replacement. It appears that an infrared scan has been facilitated on all of the roof sections that are not ballasted. However, it is not known when the scan was completed. The results of the infrared scan are imperative. It outlines what areas of wet insulation needs to be removed and replaced for all coating / restoration options and to weigh the true total costs of restoration versus the total cost for replacement. Moisture Management specialize in developing strategic plans that will often extend the life expectancy of roofing membrane to allow time to budget for imminent replacement. We feel that it is imperative to implement a maintenance program to, at least, maintain the current condition of the roofs in the inventory. In most cases, once the recommended repairs are facilitated, the condition of the raises in the condition scale from which it is currently rated from. The roof sections were rated using the following scale: Green is the best possible condition followed by Blue, Yellow, Purple, Orange, and then Red. At the Red stage, roof replacement is recommended. This is generally due to the cost comparison between the costs of the necessary repairs versus replacement. An Immediate Repairs Checklist has been provided showing the costs associated to repair the deficiencies that were located during the investigation.

3 Zionsville High School Condition Chart

4 Recommendations Roof 1- This Ballasted EPDM roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was located on the roof section which will impede drainage and/or damage the roof membrane. Tree limbs were noted as being too close to the roof, they should be trimmed back at least 5 from the facility. The wall flashings are bridging along the perimeter walls. A pipe boot is no longer bonded at the base. Multiple areas were noted where the flashings are deteriorated. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 2-This Ballasted EPDM roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Bridged curb flashings were located on this roof section. Bridging was noted on the wall flashings which were also found to be deteriorated in spots. The EPDM is bridging on the expansion joint. Shrinkage of the EPDM was listed as a major issue on the section. An open conduit line was located on this roof section as well. Roof 3- This Ballasted EPDM roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. The flashing at the base of a pipe boot is failing. Minor bridging was noted on the wall flashings with some areas being un-adhered. Openings were located in the coping metal joints. Voids were located in the seams of the curb flashing. Multiple past repairs were noted to the membrane. Voids were located in the coping joints from deficient splice plates. Opening were also located some of the vertical seams of the wall/curb flashings. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 4- This Fully Adhered EPDM roof has good slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Ponding of water was noted on this section due to inadequate drainage. Several past repairs were located on this section with several using inappropriate repair methods or products. Deficiencies were located in the flashings with multiple areas failing or having open seams. Debris was located on the roof section which will impede drainage and/ or damage to the membrane. Areas were noted where fasteners are backing out into the membrane. Punctures were located in the EPDM and sealant is missing from some open conduit pipes. Roof 5- This Fully Adhered EPDM roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failure was noted in the seams of the roofing membrane. Deteriorated flashings were located on this section along with areas where the perimeter flashing is un-adhered. Evidence of minor ponding was also noted on this roof section. The sealant around the windows above this section is deficient. Vegetative growth was located on the membrane of this section.

5 Recommendations Roof 6- This Fully Adhered EPDM roof has good slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failure was noted in the seams of the roofing membrane. Deteriorated corner flashings were located on this section along with areas where the flashings are failing. Evidence of minor ponding was noted on this section. A drain strainer was missing from one of the roof drains. The wrong fasteners were utilized on this section. Damage was noted to the ductwork that is located on the rooftop. Slip sheets are missing from under the supports for the rooftop equipment. Vegetative growth was located on the membrane of this section as well as a lot of debris. Several past repairs were locate to the membrane were located on this section. An open conduit pipe was also located on this section. Roof 7- This Fully Adhered EPDM roof has good slope, good drainage and issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failing flashings were noted on this section along with missing patches in the roofing system. Minor ponding was noted on this section. Evidence of improper repairs was noted on this roof section as well. The flashing along the edge metal is deteriorating. Roof 8- This Fully Adhered EPDM roof has good slope, average drainage and issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. One of the strainers on a roof drain is broken. Open seams were located along the perimeter edge. Deteriorated flashings were located on this section. Debris was located on the debris which impedes drainage and/or damages the membrane. Evidence of minor ponding was also noted on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 9- This Ballasted Reinforced EPDM roof has good slope, good drainage and minor issues were reported on it. Debris was located around the roof drains which will impede proper drainage. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 10- This Ballasted EPDM roof has average slope, average drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was located on the roof section which will impede drainage and/or damage to the membrane. The termination bar was found to be loose in an area on this roof section. Counter-flashing is recommended above the termination bar of the roofing membrane. Openings were located in the joints of the rooftop unit. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 11- This Thermoplastic roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Multiple openings were located in the laps of the membrane throughout this roof section. Loose wall flashings were located along the perimeter edge. Debris was located on this section which will impede proper drainage and/or damage the membrane. Poor installation workmanship is evident on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies.

6 Recommendations Roof 12- This Ballasted EPDM roof has average slope, average drainage and issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Openings were noted in the seams of the wall flashings. Debris was located on the roof section which will impede drainage and/or damage to the membrane. Areas were noted where the corner flashing is deteriorated. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 13- This Ballasted Reinforced EPDM roof has average slope, average drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Counterflashing is recommended over the termination bar of the roofing system. Debris was located on the roof section which will impede drainage and/or damage to the membrane. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 14- This Ballasted EPDM roof has good slope, good drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was located on the roof section which will impede drainage and/or damage to the membrane. Deficiencies were located in the corner flashings on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 15- This Fully Adhered EPDM roof has good slope, good drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Openings were noted in the seams of the membrane. Debris was located on the roof section which will impede drainage and/or damage to the membrane. Areas were noted where the membrane is un-adhered. Roof 16- This Thermoplastic roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Voids were located in the corners of the roof section. Counter-flashing is recommended over the termination bar of the roofing section. Multiple burn marks were located along the field laps. Debris was located on this section which will impede proper drainage and/or damage the membrane. Poor installation workmanship is evident on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 17- This Thermoplastic roof has good slope, good drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Multiple voids were located in the laps of the membrane throughout this roof section. Missing components to the roofing system were noted such at blow-out patches and T-patches. Splice plates were not noted under the seams of the metal coping cap around the perimeter of this section. Debris was located on this section which will impede proper drainage and/or damage the membrane. Poor installation workmanship is evident on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies.

7 Recommendations Roof 18- This Thermoplastic roof has average slope, poor drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Areas were noted where t-patches are missing and voids were located around several of the t-patches that were installed. The wall flashing is un-adhered in an area on this roof section. Splice plates were not noted under the seams of the metal coping cap around the perimeter of this section. Poor installation workmanship is evident on this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 19- This Thermoplastic roof has average slope, poor drainage and issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was located on this section which will impede proper drainage and/or damage the membrane. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 20-This Fully Adhered EPDM roof has good slope, good drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failing seams and patches were commonly reported throughout this roof section. Loose edge metal was located along the perimeter edge and missing drain strainers were noted as well. Slip sheets are missing under the blocking for the pipe that crosses this roof section. A hole was additionally located in the field membrane on this section. Roof 21-This Fully Adhered EPDM roof has average slope, average drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failing seams and existing patches were commonly reported throughout this roof section. Loose skirt metal was located around a rooftop unit. A drain strainer is missing from one of the roof drains. The curb flashing on one of the rooftop HVAC units not bonded to the curb. Wet areas are indicated on this roof section from an infrared scan performed by others. Roof 22- This Fully Adhered EPDM roof has excellent slope, good drainage however, several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Failing seams and existing patches were commonly reported throughout this roof section. The straps on the gutter system are improperly installed. Slip sheets are missing from under the supports for a gas line that crosses this roof section. Roof 23-This Ballasted Reinforced EPDM roof has average slope, average drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Damage was reported to the top of a rooftop HVAC unit. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. Wrinkles were located in the wall flashing and counter-flashing is recommended above the roofing termination bar. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies.

8 Recommendations Roof 24-This Ballasted Reinforced EPDM roof has average slope, average drainage and few issues were reported with the roofing system. Repair items should be addressed to utilize the remaining life span of the system. The roof is not properly terminated to the masonry wall. Counter-flashing is recommended above the roofing termination bar. Several spalling brick were located in the masonry wall above this roof section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 25-This Ballasted Reinforced EPDM roof has average slope, good drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was located on the roof section which will impede proper drainage and/or damage the roof. Displaced ballast was noted on the section as well as evidence of numerous previous repairs to the membrane. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 26-This Ballasted Reinforced EPDM roof has average slope, average drainage and deficiencies were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Voids were located in the membrane seams. The seam tape was not properly installed. A tear was located in the wall flashing. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 27-This Ballasted EPDM roof has good slope, good drainage and multiple deficiencies were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Major bridging was reported along the perimeter edged. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. A puncture was located in the membrane in a rooftop unit s corner flashing. The joint the metal coping cap exceed the maximum width of ½. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 28-This Ballasted EPDM roof has average slope, poor drainage and issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Bridging of the EPDM was noted along the perimeter edges. The roof drains are installed too high leading to ponding of water. The wall flashing is not adhered along a section of the perimeter wall. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 29-This Ballasted Reinforced EPDM roof has good slope, good drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. Loose coping metal was located on this section and the wrong fasteners were used to secure the metal. Vacant holes were located in the coping metal. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies.

9 Recommendations Roof 30-This Ballasted Reinforced EPDM roof has average slope, good drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. The fasteners in the concrete wall were left unsealed. Loose termination bar was located on this roof section and numerous previous repairs were noted to the roofing membrane. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 31-This Ballasted Reinforced EPDM roof has average slope, good drainage and few issues were reported on it. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 32-This Ballasted EPDM roof has below average slope, poor drainage and few issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. Fasteners are missing in the counter-flashing. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 33-This Thermoplastic roof has good slope, good drainage and several issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. A void was located in the lap of the membrane. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. A puncture was located in the field membrane. Un-adhered wall flashing were noted along the masonry wall. Improper material was utilized to facilitate repairs in one of the inside corners and evidence of minor ponding was reported on this section. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies. Roof 34-This Ballasted EPDM roof has below average slope; average drainage and minor issues were reported on it. Repair items should be addressed to utilize the remaining life span of the system. Debris was noted on the roof sections which will impede proper drainage and/or damage the roof. We recommend implementing a preventive maintenance program to repair and monitor these deficiencies.

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44 MOISTURE MANAGEMENT Saving Roofs, Saving Money.

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