Design Topics
July 2005
Frontiers in Flat Roof Applications – Choosing A Guide To Take You There.
As with many trades, roofing contractors' skills evolved to install Manufacturers' Products.
Manufacturers have been producing asphalt products since the late 1800's and until the 1970's the vast majority of flat commercial roofs were a combination of paper, or fiberglass felts, saturated with asphalt and applied in a layered or "built-up" installation method. The UV protective
surfacing has typically been aggregate (small stones) or mineral surfaced cap sheet (similar to residential composition shingles but in larger rolls). Historically, most commercial roofers have emphasized these hot asphalt built-up roof applications.
Roofing technology has improved within the last 30 years and new products have been developed. As well as asphalt modification with admixtures of rubber and plastic there are also pure rubber and heat welded plastic membranes. In addition there are roof products that are manufactured in place with sprayed polyurethane foam, a process that was slow to catch on but now seems here to stay.
 Another segment of the industry is that of 'Coatings' which were originally developed to protect and extend the life of 'foam roofs' and which have developed into highly reflective waterproof membranes suitable for numerous applications. There are also fluid applied membranes for concrete deck and parking structures.
Even more products will be emerging as a response to California Energy Conservation Law (Title 24) design measures. Soon, the "cool roof" concept will be turning roofs white all over the state.
This plethora of choices may stymie even the experienced design professional or owner, many of whom are unaware these systems exist as options for their roofs. Roofing contractors may not be the best advisors since they are motivated to sell only the product they are experienced with and can install most profitably.
Why a Roof Consultant?
Given that a new roof may be the largest single expense in the life cycle of a building and is by far the most productive source of construction litigation, a prudent owner or manager will consider the modest investment in a consultant to be a bargain.
 A consultant can sort out which system options will provide the best value for an individual building and recommend contractors proficient in that particular application. In addition, not all manufacturers are created equal. Their track records, system development, and reputations may vary significantly. There is a better chance of getting balanced information from someone who is paid for his professional opinion rather than from a contractor or manufacturer's representative with limited experience or vested interests.
In summary a Roof and Waterproofing Consultant can provide the following benefits to your next project:
- Wide ranging design options fitting the owner's criteria and building's needs.
- A professional opinion on the roof condition that may save thousands (especially in cases where the roof looks worse than it is)
- A contractor qualification process or pre-qualified contractors expert in the particular roof system selected.
- Solid budget numbers
- Professional liability insurance
- Apples to apples bidding on detailed specifications
- Quality assurance inspections
- If desired....a complete turnkey operation
The Trade Contributor for this newsletter is Bruce Whitaker, Whiteaker and Wadsworth, Inc. a provider of roof and waterproofing technical consulting services throughout northern California Phone: (408) 847-7663
The table below shows their approximate costs for different levels of service on your next roofing project.
| Bldg size in SF |
Service level 1 |
Service level 2 |
Service level 3 |
| 5,000 to 20,000 |
$750.00 |
$2,250.00 |
$4,500.00 |
| 20, 000 and up |
$1,200.00 |
$3,700.00 |
$8,700.00 |
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Level 1: Initial consultation includes customer interview, existing condition survey, value oriented repair or re-roof options, basic scope of work, and budgets.
Level 2: Detailed specifications, hard budgets, contractor selection, bid management.
Level 3: Contract review, necessary field management services: pre-construction meeting, quality assurance inspections, change order review, progress payment review, punchlist creation and inspection.
The fees shown are cumulative- Level 3 pricing includes levels 1 and 2.
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