SUSTAINABLE ROOFING LEARNING FROM CASE STUDIES

TO MANAGE YOUR ROOFING INVESTMENT

Presentation for APEGBC Richmond/Delta Branch
January 21, 2015

Brian Boomars, P.Eng.

Executive Director

AGENDA

About the speaker

Functions of a Roof
Defining sustainability
Case Study: School
o Roof Condition Assessments Setting
the Baseline
o Other Considerations: Seismic, Rooftop
Fall Protection, Mechanical Systems,
Skylights
o Value Engineering Adding value, not
removing it!
o Defining the Plan
o Design and Tendering
o Quality Assurance during Construction
o Construction Photographs
o Warranties

ABOUT

THE

SPEAKER

Brian Boomars, P.Eng.

Executive Director & Branch Manager of IRC
Building Sciences BC regional office.
Managed projects as large as $140 million,
throughout Canada.
Projects include: building envelope rehabilitations,
new construction, major building additions, paving restorations and
roofing restorations.
Member of the Association of Professional Engineers of
Geoscientists of BC (APEGBC), the BC Building Envelope Council
(BCBEC), RCI Inc. (formerly the Roofing Consulting Institute), and
the Condominium Homeowners Association (CHOA).

WHAT ARE THE FUNCTIONS

Keep out water

Air / vapour barrier
Thermal insulation
Expansion joints
Fire rating
Aesthetics
Public space, parking and
maintenance access
Storm water management
Gardens

OF A ROOF?

IF

THERE IS NO WATER DRIPPING INSIDE THE ROOF IS OK

RIGHT? NO! THAT IS ONLY ONE INDICATOR OF A FAILURE.
Different roofs leak differently, some
absorb a lot of water and dont look leaky.
Wet insulation has reduced thermal
resistance.
Wet roofs can cause structural damage
(wood rot, deck corrosion, fastener
corrosion).
Roof membrane splits within a pond of
water can cause a flood in the building, not
just a leak.
Ponding water is heavy and can cause
damage due to weight.
Roof systems can get mouldy.
Beware of asbestos and lead when
planning restorations.
Ignoring a failed roof can double (or more)
repair costs later due to damage to other
components.

SUSTAINABILITY WHAT

IT MEANS TO YOU

LEED Points generally new construction or major

renovations.
Corporate Initiatives standards for maintenance /
replacement projects / new construction.
Municipal Initiatives such as reflective, vegetative, or solar
power requirements.
Applies to permitted jobs, not generally roof replacement.
Roof replacement is normally classified as maintenance
by municipalities, but not always.
Building Operations normally focuses on long term value.
Minimize life cycle costs.
Minimize maintenance.
Minimize occupant complaints.
Minimize heating costs.
Safety: fall protection, maintenance access, restricting
unauthorized access.

SUSTAINABILITY

CONSIDER THESE

Reflective roofs Are they really

a good thing?
Membrane thermal cycling
Roof assembly drying
Reflective performance over
time
Green roofs Intensive &
extensive
Cost to establish vegetation
Storm water absorption in
winter
Membrane Thermal Cycling
Tracing Leaks
Eco-active roofing It cleans the
air!
Performance when dirty?

SUSTAINABILITY

CONSIDER THESE

Low VOC products Better for the

environment, but does it last?
Performance in cold damp conditions
Installer and occupant Health and Safety
Local manufacturers Reduced transportation
energy and emissions
Recyclable materials Avoiding the landfill
What can be re-used or re-manufactured?
Recycling options vary geographically.
Anticipate recycling options for the future, and incorporate into your
roof.
Do it once! Planning the other stuff that affects the roofing system.
Seismic upgrades, fall protection, skylights, etc. can be done at a
substantial cost.
reduction when the roof is open; often saving 25% or more.

ROOF CONSULTING QUALIFICATIONS

Roof Consulting is generally NOT regulated, so YOU
need to decide what qualifications YOU want.
RCI Inc. (formerly the Roofing Consultant Institute,
which has expanded into Waterproofing and Building
Envelope) is the generally accepted authority for Roof
Consulting professional designations.
o RRC Registered Roof Consultant
Not very common in BC, but is increasing.
Not generally required by clients.
Not a legislated designation like Engineers, or Architects
and therefore cannot sign Letters of Assurance for permitted work.
RRCs may not have roof installation experience and therefore not
qualified as an RRO.
o RRO Registered Roof Observer
Common qualification in BC for roof inspectors.
Often a requirement of clients.
Accepted as a Professional Witness in litigation.

ROOF CONSULTING QUALIFICATIONS

QAO RCABC accepted Inspector
o Quality Assurance Observer (QAO)
o RCABC tests and interviews applicants before
accepting.
o Experience with roofing applications is a must.
TQ Trade Qualified Roofer (Red Seal)
o Journeyman tradesman normally attained via
apprenticeship.
o Flat roofing (waterproofing) is one trade.
o Sloped roofing (watershedding shingles) is a
separate trade.
o Caution: TQ is not mandatory by Code so YOU
need to decide what YOU want.
Architect, Engineer, Technologist, Experienced Roofer, and self
proclaimed experts.
o P.Eng. required in some instances.

ROOF CONDITION ASSESSMENT SETTING

THE BASELINE
The objective of a Roof Condition Assessment is to review the condition of the roof
assemblies and related components, to assess their existing condition, estimate
remaining service life, and to make recommendations on future repair and/or
replacement.
The site investigation consists of a thorough examination of the roofing components
by Registered Roof Observers (RRO) or equivalent in order to establish their current
condition in addition to identifying areas requiring remedial attention. Membrane,
perimeter flashing details, caulking, drainage, and surface anomalies are visually
examined to identify signs of failure and potential future problem areas.
A roof plan is prepared showing all the designated roof areas, their relative
elevations, deficiencies and other pertinent information.
Recommendations for remediation, budgetary
costing estimates for corrective/replacement work
are provided at the end of the report.

ROOF CONDITION ASSESSMENT

Scope of Work
The scope of work includes the following elements
and techniques:
1. On-site visual inspection of all selected roof
areas. Visual record of potential sites for water
entry into the building or other defects.
2. Interviews with appropriate staff, in conjunction
with document review, if available.
3. Core-cut testing, relating to roofing system
assembly.
4. Moisture probe analysis at core-cut locations
utilizing the Delmhorst Moisture Meter for the
purpose of moisture verification at the following
locations:
a. Roof Inter-ply System
b. Insulation within the sub roof system.
5. Electronic Impedance Scanning (Tramex)
6. Thermographic Scanning (Infra-red)
7. Leak detection systems / scanning
Systems can be temporary or permanently installed.

SAMPLE

OF

ASSESSMENT SUMMARY TABLE

Roof Area

Estimated Age
(In Years)

Deck Type

Vapour
Retarder

Insulation

Membrane System

Surface

Perimeter
Details

Approximate Thermal
Resistance Above Deck
(Insulation Dry)

1.1

No Core Taken

No Core Taken

No Core Taken

2 Ply Mod. Bit.

Granules

Parapets and
Walls

Unknown

1.2

32

No Core Taken

No Core Taken

No Core Taken

Metal Cladding

Prefinished

Parapets and
Walls

Unknown

2.1

32

No Core Taken

No Core Taken

No Core Taken

Metal Cladding

Prefinished

Parapets and
Walls

Unknown

2.2

32

No Core Taken

No Core Taken

No Core Taken

Metal Cladding

Prefinished

Parapets and
Walls

Unknown

3.1

14 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

5 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Parapets and
Walls

16

3.2

Steel

None

1 Polyisocyanurate
5 Expanded Polystyrene

2 Ply Mod. Bit.

Granules

Parapets

18

3.3

14 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

5 Expanded Polystyrene

2 Ply Mod. Bit

4 Ply Organic B.U.R.

Granules

Parapets and
Control Joints

16

3.3

14 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

5 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Parapets and
Control Joints

16

3.4

17 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

5 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Walls, Parapets
and Control
Joints

16

3.5

14 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

3 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Parapets and
Control Joints

10

3.6

14

Concrete

None

0.5 Fiberboard
8.5 Expanded Polystyrene

2 Ply Mod. Bit.

Granules

Walls and
Control Joints

27

4.1

14

Concrete

None

None

2 Ply Mod. Bit.

Granules

Parapets

5.1

17 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

5 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Walls, Parapets
and Control
Joints

16

5.2

No Core Taken

No Core Taken

No Core Taken

2 Ply Mod. Bit.

Granules

Parapets

n/a

2 Ply Mod. Bit.

Granules

Parapets

22

6.1

Concrete

None

3/8 Gupsum
2 Layers 0.5 Fiberboard
7 Expanded Polystyrene

6.2

14 Recover
32 Original

Steel

None

2 Layers 0.5 Fiberboard

1.5 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Parapets and
Control Joints

7.1

14 Recover
32 Original

Concrete

None

2 Layers 0.5 Fiberboard

6 Expanded Polystyrene

2 Ply Mod. Bit.

4 Ply Organic B.U.R.

Granules

Parapets and
Control Joints

19

SAMPLE

OF

BUDGET FORECAST

????????? School
?????, ?????, British Columbia
Proposed Roofing Maintenance and Replacement Forecast
Estimated expenditure by year in current dollars
Recommended Action
Annual Maintenance and Emergency
Repairs Allowance

2012

2013

2014

2015

2016

$ 5,000

$ 4,000

$ 2,000

$ 1,000

$ 1,000

$ 2,000

$ 1,000

$ 1,000

Repairs Roof Areas 1.1, 1.2, 2.2, 3.2,

3.3C, 6.1 and 7.1

$ 3,000

4,584 Sq. Ft.

Replace Roof Area 3.3, 3.3A, 3.3B 3.4
and 5.1

$ 466,000

23,341 Sq. Ft.

Replace Roof Areas 3.1, 3.5, 3.6, 4.1 and
6.2

$ 330,000

9,975 Sq. Ft.

Skylights Skylight 3
1,552 Sq. Ft.
Skylights 1 and 2 and Entry

$ 115,000
$ 70,000

936 Sq. Ft.

Total Estimated Expenditures

$ 589,000

Supplementary Replace Roof Area 5.2

(Library)

$ 150,000

7,501 Sq. Ft.

$ 404,000

ROOFING CONDITION ASSESSMENT

Photograph 6: Roof Areas 2.1 and 2.2 These roof areas are
canopy roofs situated at the north side. They are covered
with metal cladding and are serviced by built-in gutters,
scupper drains and downpipe. Minor debris was located
within the gutters.

Photograph 8: Roof Area 3.1 Debris in the form of

abandoned equipment was observed on the roof
area. Advanced alligatoring of the membrane was evident
throughout the roof area.

Photograph 10: Roof Area 3.1 Mastic and granules was

omitted at the base of all plumbing stack flashings. The
plumbing stacks are typically lower than the flashings
resulting in points of water entry where indicated by the
arrow.

Photograph 16: Roof Area 3.3 Curbs were omitted at this

exhaust fan assembly resulting in likely points of water
ingress. High Tramex meter readings were detected around
this exhaust fan, indicating moisture beneath the membrane.

ROOFING CONDITION ASSESSMENT

Photograph 17: Roof Area 3.3 Concrete paver was

installed without membrane protection.

Photograph 19: Roof Area 3.3 Test probes indicated high

moisture content within both roofing systems at the core
cut location.

Photograph 30: Roof Area 3.4 Mastic applied in the pitch

pockets is low resulting in water within the pockets.

Photograph 49: Roof Area 5.1 Exposed fasteners were

observed on the metal cap flashing resulting in points of
water entry. Membrane flashing was omitted resulting in
openings along the side lap of the cap membrane at the
transition.

ROOFING CONDITION ASSESSMENT

Photograph 57: Overview of Roof Area 5.2 (Library)

This roof area is not included in the contract.

Photograph 58: Overview of Skylight 1 This skylight

is located on Roof Area 3.6 at the southeast corner of
the building. It was constructed using the T-bar
system.

Photograph 66: Skylight 2 The skylight flashing

requires replacement.

Photograph 60: Skylight 1 Significant moisture

resulting in organic growth is visible on the glass.

Photograph 70: Skylight 2 Big opening at the

bottom of the skylight.

ROOFING CONDITION
ASSESSMENT
The 2 year old skinned roofs were further investigated
Photograph 1: Core sample number 1 was
performed at the north corner of the south west
wing of the library roof. Some corrosion of the
steel deck was observed. (RA 5.2)

Photograph 3: A moisture reading of 17.6 percent

was documented in the insulation at the steel
deck level. This is a relatively low level of
moisture but is enough to promote the deck
decay shown in these photos.

Photograph 6: A reading of 16.3 percent

moisture was observed at this location.

Roof Areas 4.2, 4.3 and 5.2 are a new 2 ply modified bitumen
overlay roof installed approximately 2 years ago. Information
provided by the roofer and the facilities manager indicated the
roof was torn off to the fiberboard layer and a new modified
bitumen membrane roof installed. All new metal flashing was
installed. The electrical and gas service line flashings were
reused. The existing steel deck was not reportedly viewed at the
time of the re-roof as the existing insulation was not removed.

FINDINGS

ON

SKINNED ROOF

Fifteen core samples were performed.

Steel deck substrate was in good condition at approximately one half of the locations
observed.
Corroded steel deck was recorded at core sample locations 1, 2, 6, 9, 10, 11 and 13
with the most Severe at locations 1, 2 and 9.
The steel deck can be repaired by the removal of the existing corrosion and the
treatment of the steel by means of rust inhibiting primer and corrosion resistant paint.
Once the existing roof is removed to the steel deck level a complete review can be
performed and directions for remediation issued.
Fastener pull out testing can be done to verify deck integrity.
The moisture content recorded in the roofing components was high in several areas.
Phenolic Foam insulation that was used in
Recommended Estimated costs Estimated
Roof Area
Actions
per sq. ft.
Costs
this application is known to be detrimental to
Roof Area 5.2,
Full roof
$18.00/sq. ft.
$135,018
galvanized steel as it reacts with water to
7501/sq. ft.
replacement
Roof Area 5.2,
Steel Deck
create acid.
$3/sq. ft.
$22,503
7501/sq. ft.
Reconditioning
Roof Area 4.2,
Full roof
Metal roof deck replacement is likely not
$18.00/sq. ft.
$6,048
336/sq. ft.
replacement
Roof Area 4.2
Steel Deck
required; however, some need for localised
None
None
336/sq. ft.
Reconditioning
replacement may be identified once the
Roof Area 4.3
Full roof
$18.00/sq. ft.
$3,276
182/sq. ft.
replacement
removal of the roof is complete.
Roof Area 4.3
Steel Deck
182/sq. ft.

None
None
Reconditioning
Estimated Total Expenditures $166,845

COMPLEMENTARY ASSESSMENTS

HVAC system assessment by IRC

Fall Protection Assessment by IRC
Seismic assessment by Genivar (now WSP)
Building Envelope assessment by IRC

HVAC ASSESSMENT RESULTS

1.
2.
3.
4.
5.
6.

Repairs / Replacement (0-2 Years): $119,400

Repairs / Replacement (2-5 Years): $170,700
Repairs / Replacement (5-10 Years): $2,000
Repairs / Replacement (10-20 Years): $453,700
Repairs / Replacement (20 + Years): $9,000
Refer to the Summary of Recommendations Table for each unit as to specific
recommended repairs and schedule
7. Budget for progressive replacement of R-22 refrigerant systems over next 10 years
$30,000
8. Code compliance Rooftop unit restraint and gas piping dirt traps - $17,000

IMPACT

ON

ROOF PROJECT?

Replacement of rooftop equipment and curbs was coordinated with roof

replacement saves money
Roofer installs curbs better quality and lasts longer
HVAC uses roofers crane saves money

FALL PROTECTION
Assess access to Rooftop:
Ladders secure and ANSI 14.3 compliant.
Access hatches and door secured and operational.
Transition to safe area of the roof (greater than 4
metres from the edge) is protected from falls.
Follow WorkSafe BC hierarchy for Fall Protection Assessment:
1. Hazards eliminated where possible. If you dont need to be within 4 metres
of an edge or on a slippery slope then there is no hazard.
2. Install guardrails to protect from edges.
3. Use fall restraint, normally via roof anchors and lifelines.
4. Use fall arrest, via roof anchors and lifelines.
5. Other measures (control zones, safety monitor, procedures, etc.)

Guard around hatches, skylights, etc. if fall hazard is more than 10 feet.
Skylights engineered to withstand guardrail forces need not be guarded.
Add ladders / steps / etc. as required to safely transition between
different roof elevations.

USING FALL PROTECTION

Have a plan before accessing the roof.
Building operator to provide details of fall protection equipment (if
any) that is available for use.
Ensure roof anchors are certified (within the past 12 months) prior
to use.
Anchors may be re-certified by Professional Engineers, and need NOT
be certified by the original installer.

BUILDING ENVELOPE CONDITION ASSESSMENT

Identify roofing design
elements impacted by
planned envelope work.
Parapet details.
Roof anchors for
accessing the faade.

SEISMIC ASSESSMENT

SEISMIC ASSESSMENT

Identify work to be completed while the roof is off

Wood sheating overlay.
Wall to roof connections.
Drag struts and bracing.
Roof deck securement upgrades.
Decide if the Roofer should be contracted to perform the work.

DEVELOPING THE ROOFING PROJECT PLAN

ROOFING PRE-DESIGN
Identify concurrent work
Seismic upgrades
Skylight replacement
HVAC unit replacement
Guardrails / anchors / ladders
Hazardous materials assessment we assist
Hazmat contractor with roof cuts
Determine Thermal Insulation Requirements (R value)
Roof drainage assessment and overflow scuppers
Review structural capacity
Is the new roof more weight?
Verify the capacity of deck for roof fastening
Determine wind uplift requirements
Identify maintenance access requirements & fall protection
Identify building envelope issues to be addressed
May want to accommodate transitions for future wall upgrades
Evaluate roofing system options

ROOF MEMBRANES CONSIDERED (VALUE

ENGINEERING)
Overlay existing roofing with SBS
Modified Bitumen
Flood coat overlay
EPDM (rubber)
TPO / PVC
Built up roof (BUR)
SBS Modified Bitumen
Hot rubber
Liquid applied coating
Expansion joints
Asphalt shingles / laminated shingles
Metal (exposed fastner / snaplock /
standing seam)
Tile (slate / concrete / clay / metal)
Cedar shingle or shake

VALUE ENGINEERING OTHER CONSIDERATIONS

Fastening (mechanical, adhered, ballasted)
o Watch out for damage to pipes and conduits from fasteners
Drainage (structural vs sloped insulation package)
Insulation (EPS / XPS / polyiso / mineral wool / fiberglass)
o EPS is low cost, low strength, voids hold water, R3-6
o XPS is high cost, high strength, absorbs moisture with long term water exposure, R5
LTTR
o Polyisocyanurate is medium cost, medium strength, may absorb moisture, R5-7 LTTR
o LTTR = Long Term Thermal Resistance
o Mineral wool is high cost, semi-rigid, heavy, non-chemical, sound absorbing,
hydrophobic, R3-8
R value
o
Short vs long term, polyiso decreases
over time
o
Thermal bridging
Fire rating
o
Thermal barrier required at deck
could be gypsum, polyiso or concrete
Safety
o Slip resistance of surface
o Contrasting colour edges
Deconstruction cost and environmental impact

SAMPLE: A VALUE ENGINEERING COSTING

TENDERING
Public vs. Invited Bidders
Qualifications:
o RCABC members vs. non-members.
o RCABC membership mandates TQ roofers,
bonds companies, and monitors
contractors proficiency.
o TQ Roofer for flat roofs and sloped roofs
How a consultant can save you money:
o Spring roof project starts save money
with lower pricing (10 -> 20%)
o Winter tendering saves money (save 10 -> 20%)
o Flexible construction schedules may save money
o Detailed designs reduce change orders (save 5 - 10%)
o Managing claims and weeding out bogus claims (save)
o Extended warranties with effective resolution clauses
o Summer work restriction for July & August add cost (add 10 -> 25%)

QUALITY ASSURANCE OBSERVATIONS

(FIELD REVIEWS)
Roofing QAO is more in depth than a
standard Field Review by an Architect
or Engineer.
Performed by a Registered Roof Observer
(or equivalent).
Roofing applicator experience of the
Observer is very important.
Verify materials delivered.
Review details prior to construction.
Review mock-ups.
Interim reviews are often daily.
Final review / acceptance.
Milestone warranty reviews are typically scheduled in advance to help
ensure roof performance.
o RCABC milestones at 2, 5, 8 years.
o Owner scheduled reviews typically 1-3 year intervals.

QUALITY ASSURANCE OBSERVATIONS

PHOTOGRAPHS

GUARDRAILS FOR
CONSTRUCTION

ROOF DEMOLITION

VAPOUR BARRIER /
TEMP ROOF

TORCHING PROCESS

STARTING DEMO OF NEXT

SECTION

CURB DETAIL QUESTION

FROM ROOFER

QUALITY ASSURANCE OBSERVATIONS

PHOTOGRAPHS

CURB INSTALLED ON TOP

OF OLD ROOF

BOXED IN CURB SOLUTION

OLD ROOF STILL BELOW

HVAC UNIT

SKYLIGHT TO METAL ROOF

CONVERSION HERE

SNOW SHEDDING
SOLUTION

SKYLIGHT PROTECTION

QUALITY ASSURANCE OBSERVATIONS

PHOTOGRAPHS

SNOW SHED CONVERTED

TO ROOF

EXPANDING FOAM
ADHESIVE

POLYISO BASE LAYER

METAL ROOF
REPLACEMENT

METAL ROOF TO
UNDERLAYMENT

NEW HVAC UNITS LANDED

QUALITY ASSURANCE OBSERVATIONS

PHOTOGRAPHS

MINERAL WOOL TOP

LAYER

TORCH ON BASE AND CAP

SHEETS

PARAPET FLASHINGS

FACE OF FLASHINGS

BUILT IN GUTTER DETAIL

METAL INSTALL

QUALITY ASSURANCE OBSERVATIONS

PHOTOGRAPHS

SKYLIGHT INSTALL WITH

MEMBRANE TIE-INS

STRUCTURE NOT FLAT, RESOLVED

WITH SHIMMING INSULATION
LAYER

PENETRATION FLASHINGS
DETAIL

WARRANTIES
Roofing Contractor
o 1 or 2 year labour and material.
o Extended labour warranty from some larger contractors.
o Extended material warranties via Roofing Contractor is sometimes
offered; this is generally a flow through negotiated with the
manufacturer.
Manufacturer Warranties
o Materials only warranty is standard.
o Labour and materials warranty is offered.
Trained / certified installers normally required.
rd party inspections often required.
o 3
o Often many conditions designed to void the warranty.
o Water tight remedy.
They fill the hole, they dont fix the root cause.

WARRANTIES
RCABC RoofStar Guarantee
o Note that QAO inspection costs are included. The cost is not all for
actuarial insurance cost.
o They pay consultants to design and oversee the repair if applicable. A
claim is their headache, not yours.
o They coordinate with insurance companies for the
owner and roofer if applicable.
Other 3rd Party Warranties, not common in BC
No Dollar Limit Warranties (NDL)
o Roofing costs increase over time. These warranties
pay for the inflation value.
Pro-rated Warranties
o You only get a percentage of the roof value based on the years it was
in service.
Caution: Dont buy a roof based on warranty. Do specify the right roof
system to suit your needs and then ensure that you obtain all
warranties / guarantees that are applicable.

FINAL OUTCOME SCHOOL CASE STUDY

2013 Plan executed on time
Roofing, glazing, fall protection System:
o Torch on vapour barrier
o Sloped polyiso base layer, adhered
o Dual density mineral wool top layer, adhered
o 2 ply composite re-inforced SBS modified
bitumen membrane, torch applied
o 20 Year Manufacturers Warranty
2014 Onwards:
New board of directors, lessons learned may
have been lost
2014 phase is on hold
Library roof litigation unresolved
Recommendations to Owners:
Decision makers vary over time, and barring a formalized policy that
incorporate best practice roofing management, future decisions can be
sub-optimal
Owners should have a formal plan including assessments, budgeting,
priorities, consulting, design requirements, QAO, warranties, etc.

Brian Boomars, P.Eng.

bboomars@ircgroup.com www.ircgroup.com