Architectural Inspection Low Slope Roofing

Transcription

1 0521 Low Slope Roofing All components of the roof system including insulation The roofing on the original building is an Inverted Roof Membrane Assembly (IRMA). It consists of a rubber membrane over ¾ insulation board with 2 layers of 2 thick DOW Styrofoam, filter fabric and gravel and concrete paver ballast. The roof deck is T&G wood decking with no slope. The roof drains are covered with concrete pavers. The parapet copings are painted aluminum. The system was installed in Reportedly a small portion of the roof was damaged during a storm in 1984 and was repaired. The concrete ballast pavers are deteriorated. Many of the fasteners for the coping are loose. Some of the coping joints are open. The membrane was not inspected due to the difficulty in removing the ballast and insulation. There are reports of roof leaks. The vertical membrane flashing appears to be in good condition. The amount of gravel ballast appears to be less than desirable; however, there is no indication of wind damage to the roofing assembly. The roofing on the Multi Purpose Addition consists of 4 of foam insulation, 5/8 OSB cover board and 0.75 mil EPDM membrane. The roofing was installed in The roofing is in good condition. Remaining life expectancy of roofing on original building: 5 10 years Remaining life expectancy of roofing on Multi Purpose building: More than 10 years May 2005 Harborview Elementary School Condition Survey Report Page 81 of 210

2 Deficiency Main School Building Roofing Roofing system on the original building is 23 years old and nearing the end of its expected life.. Deficiency category: RR Remedy Replace the IRMA roof with tapered insulation, new roof drains, exposed membrane roofing, and new copings. Estimated Construction Cost: 18,900 sf x $25/sf = $475,500 May 2005 Harborview Elementary School Condition Survey Report Page 82 of 210

3 0522 Roof Drains & Piping Drains and piping to 5 from building perimeter There are eight roof drains on the classroom portion roof. They are not evenly spaced but appear to provide adequate drainage. Roof drains for the original building were replaced in The piping is covered in the Mechanical section of this report. Some of the strainers are missing The roof drains for the Multi Purpose Addition were replaced in 2001 with retrofit drains and strainers, they are in good condition and profice adequate drainage. Remaining life expectancy: Drains on the Classroom portion should be replaced and respaced when the roofing is replaced. Roof drains on the Multipurpose Addition have a life expectance of greater than 10 years May 2005 Harborview Elementary School Condition Survey Report Page 83 of 210

4 Deficiency Roof Drain Strainers Four strainers are missing. Deficiency category: RR Remedy Install new strainers 4 ea x $50 ea = $200 May 2005 Harborview Elementary School Condition Survey Report Page 84 of 210

5 Architectural Inspection Roof Accessories 0532 Roof Hatches Access hatches, smoke vents, curbs, flashing, etc. A single 30 x 36 roof hatch is located in the original fan room near the center of the main school buiding. It is an aluminum hatch that was installed in The roof hatch is in good condition. Remaining life expectancy: 10+ years No deficiencies noted for this building system. May 2005 Harborview Elementary School Condition Survey Report Page 85 of 210

6 Architectural Inspection Roof Accessories 0535 Other Roof Accessories Mechanical penetrations, snow control, antennas, etc. There are approximately 6 mechanical ventilation penetrations through the roof. The roof caps are rusted, but appear sound. Remaining life expectancy: Less than 5 years Deficiency Mechanical Roof Caps The roof caps are rusted. Deficiency category: RR Remedy Clean and repaint caps Estimated Construction Cost: 6 x $500/ea = $3,000 May 2005 Harborview Elementary School Condition Survey Report Page 86 of 210