Bracebridge Library 94 Manitoba Street Bracebridge, ON

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Myrtle Quinn
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1 PREPARED FO R, PROJ ECT : TOWN OF BRACEBRIDGE 1000 TAYLOR CT. BRACEBRIDGE, ON Bracebridge Library 94 Manitoba Street Bracebridge, ON PREPARED BY: 170 Athabasca Drive Maple, Ontario L6A 3R9 Phone: (905) Fax. (905)

2 December 20, Athabasca Dri ve, Maple, Ontario L6A 3 R 9 Tel. (905)-R Fax. (905)-R The Corporation of the Town of Bracebridge 1000 Taylor Court Bracebridge, ON P1L 1R6 Attention: Mr. Walt Schmid, P.Eng. Re: Roofs over Bracebridge Library, 94 Manitoba Street, Bracebridge, ON Our File # Dear Sir: As requested we attended at the above mentioned building to review roof conditions. Roof areas consist of sloping roofs surfaced with asphalt shingles, a high flat roof with EPDM membrane, a small roof above side entrance of the building also consisting of EPDM membrane and a small flat roof over the front entrance of the building consisting of PVC membrane. Regarding the asphalt shingled roofs, these roofs have a steep slope and asphalt shingles are in poor condition requiring replacement especially over the addition. We suspect when the addition was installed shingles were also replaced over the original building. There are large areas where asphalt shingles have deteriorated to a point where immediate replacement is required. Where there are valleys without metal flashings the shingles have deteriorated more rapidly. At a few locations at the base of the sloping roof asphalt shingles are no longer in place. These roofs have various types of detailing and some of the detailing found consists of poor workmanship. CONSULTATION, SPECIFICATION WRITING, ROOF SURVEYS & APPRAISALS, INSPECTION & TESTING

3 Ventilation consists of soffits, attic vents, turbine vents and louvers at the gable end. There appears to be a lack of ventilation and ventilation should be modified at the time of roof replacement. The poor ventilation is also contributing to premature failure of the asphalt shingles. At the time of roof replacement ventilation should be reviewed and increased especially with the addition. Drainage to the roofs consists of eavestrough via downpipes and there is some debris in the eavestrough which should be removed and the eavestrough realigned. Where a plumbing vent pipe passes through the roof poor quality base flashing was installed and may cause leakage. The roof hatch is the appropriate size however should be slightly higher in height with a cricket at the top to shed water. We also suggest the curb for the roof hatch be completed covered with waterproofing underlayment prior to installing asphalt shingles and metal flashings. At one location a steel platform on the flat roof has a steel bracket secured to the asphalt shingled roof where fasteners have damaged the asphalt shingles. Metal flashings in valleys and at the junction of walls were poorly installed consisting of raw edges and we suspect step flashings were not provided behind the metal flashings which is required. Metal flashings at masonry walls terminate in a gummy top rather than a reglet which should have been cut out at the mortar joints of the masonry where metal flashings can terminate in the mortar joints and return up on a 45' prior to installing concealed fastening and caulking sealant. At various locations at the base of the sloping roof, metal flashings do not extend sufficiently pass the base of the slope returning back on a 45' angle to shed water. At some locations where metal flashings terminate at the base of the slope masonry needs to be rectified since there is no mortar in the joints. Carpentry where asphalt shingles terminate around eyebrow roofs, dormers, etc., have deteriorated to a point where attention is required. Pg.2 CONSULTATION, SPECIFICATION WRITING, ROOF SURVEYS & APPRAISALS, INSPECTION & TESTING

4 Pg.3 At a few locations heating cables have been installed which may not be working and the heating cables found are not the best quality. One could have considered using Chroma lox SRF-RG Commercial Grade Roof & Gutter Heat Trace Cables. Heating cables are usually installed when ice damming occurs which is due to poor ventilation. Regarding the high flat roof and the roof over the side entrance, these roofs consist of an EPDM membrane, fully adhered and various conditions were found. There are wrinkles in the roof membrane including membrane flashings and also blistering in the roof membrane. Drainage to the high main roof consists of water spilling over the edge of the perimeter and running down the sloping roof and the small roof area has 1 1/2" diameter opening which is plugged with debris which we removed at the time of our inspection. The drain connect to the downpipe and the stucco at the wall is deteriorating due to the poor connection. The roof drain provided is not appropriate and a proper wall scupper drain should be considered. There are various overhanginq tree branches at the low roof where debris from the tree accumulates on the roof. On the high roof there are steel plates on top of wood blockings where the wood blackings underneath have deteriorated to a point where they can damage the roof membrane. The steel plates are surface rusting and staining the asphalt shingles. There are wood blocking on the roof to support electrical conduits without insulation underneath for protection. Where pipes, etc., pass through the masonry wall immediately above the roof surface same are to be minimum 12" above the roof and caulking sealant is required. At the junction of the masonry wall through wall flashings or weepers were not provided which allows water penetrating into the wall to find its way behind the membrane flashings. CONSULTATION. SPECIFICATION WRITING, ROOF SURVEYS & APPRAISALS, INSPECTION & TESTING

5 _ _ Pg.4 There are some sharp edges in the metal flashings which can damage the roof membrane. Where metal flashings terminate below the glass block wall we question if the membrane was properly detailed under the metal flashings and we also found a few exposed fasteners. Regarding the flat roof over the front main entrance which consists of PVC membrane, this roof appears to be approximately twenty years old, in poor condition and requires replacement. It appears this roof was installed by someone with little knowledge of roofing. The metal flashings at outside perimeters were poorly installed with exposed raw edges and exposed fastening. The workmanship definitely is not acceptable. Outside perimeters consist of a small canted eave perimeter too low in profile and should be modified to a dwarf parapet. While walking over the roof we found a hole in the roof membrane and the plasticizers have deteriorated to a point where the reinforcing mesh is visible. There is one plumbing vent pipe passing through the roof and does not have sufficient height and one could have considered installing an aluminum stack jack. Drainage to the roof consists of two scupper drains which are not roofed in properly and we suspect original drainage consisted of drainpipes through the overhang of the roof which has allowed water to enter the roof system and rot the wood deck. Water from the scupper drains spills into the eavestrough via downpipes. Ventilation to this roof consists of circular button vents in the soffit which we feel is inadequate and at the time of replacement continuous soffit ventilation should be provided or a Maximum ventilator on top of the roof. Maximum ventilator could only be considered if there is cross ventilation with wood strapping underneath the wood deck. CONSULTAfiON. SPECIFICAIION WRITING, ROOf SURVEYS & APPRAISALS, INSPECTION & TESTING

6 ---.. ~.~..-"~'..--.-~.~"-" Where there is exposed masonry between the roof above the metal flashings below the overhang of the sloping roofs should be completely covered with membrane and metal flashings since this is an area where a considerable amount of snow and ice builds up in the winter. While on site we reviewed the interior of the building and found a few locations where leakage is occurring where one would only expect based on some conditions found during our inspection. Based on our findings we suggest a budget cost of $290, (Two hundred and ninety thousand dollars), excluding taxes should be considered for roof replacement to all roof areas except for the high flat roof with EPDM membrane where this roof may have an additional ten years of life expectancy. These roof could be replaced over a two year period however there may be a greater saving if completed all at the same time. There is a lack of access for the roofing contractor to set-up due to the driveway which also increases the cost. We are in a position to provide specifications for roof replacement/modifications. Specifications are approximately a 60-page contract document, tender forms and a letter inviting four roofing contractors. We would also attend a pre-tender site meeting with the roofing contractors so they may familiarize themselves with the specifications. Our fee for this service would be $3, (Three thousand dollars), excluding HST. Respect fully, Harvey Associates Inc.,:d:,/":~/.J;;;i!"-f/ Robert Harvey Pg.5 CONSULTATION, SPECIFICATION WRITING, ROOF SURVEYS & APPRAISALS, INSPECTION & TESTING

7 I " ~ /.t: ~,S! " ~ '" ~ ;>, c ~ ~ I) Partial view of building, Note height and amount of slopi ng roofs, 2) Partial view of building, Note height and amount of sloping roofs,

8 3) Partial view of building. Note type of sloping roofs and details. 4) Partial view of sloping roof. Note overhanging tree branches.

9 5) Partial view of building. Note height of trees above roofelevation. 6) Partial view of building. Note size of canopy over side entrance.

10 7) Partial view of bui lding. Note size of canopy over entrance and amount and location of downpipes. 8) Partial view of building. Note type of overhangs and details.

11 9) Partial view of building. Note type of overhangs and details. 10) Partial view of building. Note type of overh angs and details.

12 II) Note type of sloping roofs and location of downpipe. 12) Partial view of building. Note type of details.

13 13) Note type of details. 14) Note size of soffit overhang and type ofven!.

14 15) Note size of louver in wal l for ventilation. 16) Note type of details and condi tion of carpentry.

15 17) Note amount and type of sloping roofs and details. 18) Note type of details.

16 19) Note amount of sloping roofs, type of details and size of skylights. 20) Note condition of asphalt shingl es, height of skylights above roof surface and amount of attic vents.

17 21) Note condition of asphalt shingles, height of skyli ghts above roof su rface and amount of attic vents. 22) Note amount of attic vents on sloping roof immediately above high flat roof.

18 23) Note amount of slope to roofs and type of protrusions through roof. 24) Note amount of deterioration to asp halt shingles and type of louver.

19 25) Note condition of louver and condition where pipe passes through roof. 26) Note deteriorating asphalt shingles and type of staining.

20 27) Note type of roof hatch to gain access to roof and mechanical equipment. 28) Note type of details in valley and poor installation of metal flashings.

21 29) Note temporary repai r in valley due to poor installation of metal flash ings and lack of waterproofing membrane. 30) Note how metal flashings are pulling away from wall leaving large opening for water to enter.

22 31) Note poor tennination of metal flashi ngs and lack of reglet to terminate metal flashings properly. 32) Note condition of masonry at base of sloping roof with open mortar joints.

23 33) Note amount of deterioration to asphalt shingles and amount of attic vents. 34) Note amount of deterioration to asphalt shingles.

24 35) Note amount of deterioration to asphalt shingles. 36) Note amount of deterioration to asphalt shingles and type of valley detail.

25 37) Note amount of deterioration to asphalt shingles in valley. 38) Note poor condition of asphalt shingles.

26 39) Note missing asphalt shingles at base of sloping roof. 40) Note how asphalt shingles terminate immediately above CPDM membrane and wood board on roof secured with nails.

27 41) Note amount of deterioration to carpently. 42) Note poor condition of asphalt shingles and type of details bctwecn flat roof and base of sloping roof.

28 43) Note type of steel platform on high nat roof. 44) Note how steel platform is secured to sloping roof.t base of roof hatch.

29 45) Note height of roof curb covered with EPDM membrane nashing. 46) Note asphalt on top of EPDM membrane nashings.

30 47) Note steel plate for support on top of wood board resti ng directly on top ofepdm membrane. 48) Partial view of canopy roof over side entrance. Note height of parapet wa ll.

31 49) Note height of parapet wall covered with EPDM membrane and metal cap flashing at top of wall. 50) Note type of details and deb ris on roof.

32 51) Note type of detai ls and amount of debris on roof. ". 52) Note condition where pipe passes through masonry wall and type of installation of metal flashings.

33 53) Note how air conditioning unit is supported on roof and wood block ings resting on roof. 54) Note how gasline passes through roof with base nashi ng and collar.

34 55) Note size of opening for roof drain where cable passes through. 56) Note type of details and type of debris on roof.

35 57) Note EPDM membrane not properly installed with flashing membrane and type of installation of metal flashings. 58) Note amount and type of debris on roof.

36 59) Note blistering of EPDM membrane. 60) Note type of details and amount of debris on roof.

37 61) Note type of detai l and location where pipe passes th rough wall. 62) Note pipe passing through wa ll too low in profile and openings where water can enter.

38 63) Note cable resting on roof covered with debris. '- 64) Note roof over front entrance with PVC membrane.

39 65) Note type of installation of metal flashings. 66) Note height of outside perimeters and poor installation of PVC memb rane and metal fl ashings also scupper drain deterioraled and not cladded with prepainted metal.

40 67) Note how scupper drain was not properly nashed in and raw edges of metal nashings with exposed faste ning. 68) Note downpipe missing and amount of deterioration to carpentry underneath.

41 69) Note poor installation of metal flash ings and fasteners covered with sealant penetrating through membrane flas hings.,.. til' 70) Note insecure metal flash ings due to poor installation and lack of caulking sealant.

42 71) Note poor installation of PVC membrane with openings where water can enter and raw edges of metal flash ings. 72) Note type of details over front entrance.

43 \ <J.t;.S1 I " ~ \ " t ~ ~ ~ " ", 73) Note button vent for venti lation. 74) Note improper installation of PVC membrane at plumbing vent pipe.

44 75) Note amount of deterioration to PVC membrane exposing reinforcing membrane. 76) Note type of details and conditions in attic junction of existing and addition.

45 77) Note type of details in attic. 78) Note how existing wood deck was cut out in the att ic space of the ex ist ing bui lding.

46 79) Note conditions in attic. 80) Note type of cornice and condi tions.

47 81) Note conditions where cornice meets masonry with openings where water can enter. 82) Note type of details and insta llation of carpentry.

48 83) Note opening between wood boards where water can enter. 84) Note deteriorating conditions.

49 85) Note how caulking sealant has failed where water can enter. 86) Note condition of stucco around downpipe.

50 87) Note type of details and conditions. 88) Note how downpipe is secured to masonry.

51 89) Note water stains in the interior. 90) Note large water sta in where leakage is occurring.

Roof Inspection Report

Roof Inspection Report Bellevue School Transport Bellevue, NE Roof Inspection Report Prepared for: Prepared by: Mr. Greg Boettger Roofing Solutions, Inc. Bellevue Schools 6728 W. 153 rd Street & Overland