One-of-a-Kind Home Gets One-of-a-Kind Composite Roof

AllPro Roofing Inc. installed a new composite shake roof featuring DaVinci Select Shake. Photos: DaVinci Roofscapes

What’s a dream home without a dream roof? One new homeowner got both when he recently purchased a one-of-a-kind lodge-type home in Canada. The newly-installed DaVinci Roofscapes composite shake roof perfectly accents the three-story house where David and his family will work and play for years to come.

“This structure is incredibly impressive and has a roof to match,” says David. “When I initially drove up what struck me immediately was the towering size of the glass windows. They’re 32 feet high in the great room. After that, I was impressed by how the home is framed by the massive roof. The roof is critical to properly anchoring and framing a house of this size and structure. One of the first things I thought was to wonder how roofers would ever get up there. Given the pitch, this could not have been an easy job.”

Reliable Composite Shake

Jamie Bates agrees with David — it was not an easy job.

The house, located in Caledon East in Ontario, was being put on the market. The owners wanted to enhance the home’s curb appeal, therefore they decided to replace the roof. Bates and his team at AllPro Roofing Inc. were tasked with tearing off old cedar shakes and adding on composite shakes.

“The real cedar shakes were beginning to deteriorate and age,” says Bates. “The owners wanted a product that replicated the existing cedar roof. However, they also wanted a roof shingle that was maintenance free with a lifetime warranty.”

That search led the previous owners to DaVinci Select Shake in a Tahoe color. Bates recommended the DaVinci product because the impact- and fire-resistant roofing tiles require little maintenance. In addition, they come with a Lifetime Limited Materials Warranty that is transferable to the new owner.

“Our Canadian seasons change quickly,” says Bates. “We have cold and snowy weather. Then it gets warm and rainy very quickly. Composite roofing has been proven to withstand this type of weather quite well.”

“DaVinci Select Shake was specifically chosen for this estate property,” he continues. “The composite shake is the most aesthetically appealing product on the market. We install up to 10 DaVinci roofs a year. The profiles and colors available from DaVinci set this company’s product apart.”

Re-Roofing Challenges

According to Bates, there are several unique details to the massive roof. These include the rounded bell curves in the eaves, an array of skylights and copper accents.

“Most obviously, the height and pitch of the roof makes this a demanding project,” says Bates. “We used an articulated boom for most of the installation.”

“Removing the dry, deteriorated old cedar roofing was a challenge,” Bates notes. “It created more dust and debris than normal. In addition, there are many cuts and angles in this roof. We took our time to make this installation exceptional in every way.”

Unique details of the home’s roof include rounded bell curves at the eaves, skylights and copper accents.

One of the aspects that took time and talent were the skylights. Several large 5-foot-by-12-foot skylights had to be hoisted and installed on the roof. After that, the team also had to work around a side solarium with skylights.

All the roofing work took place just weeks before David saw his one-of-a-kind new home for the first time. He’d been looking for the right property for years. This home checked all the boxes.

“First of all, the out-of-city location in Caledon East is ideal,” says David, who resides in the Toronto area. “It’s not too remote, has a temperate climate, is close to amenities and has privacy.”

Then came the “wow factor.”

“Inside and out, this home is visually impressive,” says David. “The home feels like a lodge. There’s post-and-beam construction, towering fireplaces and lots of glass. Outside the grounds and pool are spectacular. There’s even a coach house on the property. That’s great for helping make it a retreat for family and friends to come visit.”

Peace-of-Mind Roofing

Because this is an investment in his future, David appreciates that the former owners didn’t “go cheap” with the roof replacement.

“With the DaVinci roof I believe it will look great for decades to come,” says David. “Knowing that the composite shake product will maintain its aesthetic appeal is a huge comfort. The DaVinci product resists mold, moss, cracking, insects and algae growth. It’s even Class 4 rated for hurricanes and up to 110 mph for high winds. This gives me great peace-of-mind. I can just enjoy the home and stay off the roof!”

TEAM

Roofing Contractor: AllPro Roofing Inc., Orangeville, Ontario, allproroofinginc.ca

MATERIALS

Synthetic Shake: DaVinci Select Shake in Tahoe, DaVinci Roofscapes, davinciroofscapes.com

Roofing Contractor Flexes its Muscles at Kissing Tree San Marcos

The amenities campus at the Kissing Tree includes swimming pools, a fitness center, pickleball courts, a golf course, bocce ball courts, horseshoe pits and a beer garden. Texas Traditions Roofing

Kissing Tree is a 1,300-acre gated community for residents 55 and older in San Marcos, Texas. Its centerpiece is The Mix — a 20-acre activity campus with amenities for residents including indoor and outdoor swimming pools, a fitness center, pickleball courts, a golf course, bocce ball courts, horseshoe pits, and a beer garden.

Texas Traditions Roofing tackled a variety of work on the project, including metal roofing, single-ply roofing, and wall panels for the Fitness Center and Swim Center. They also provided roofing for the Comfort Center, pool cabanas, and a covered walkway. Challenges on the project included the multiple scopes of work, as well adapting to an ever-changing schedule and working around multiple trades on a busy jobsite.

As work progressed under the general contractor, BEC Austin, crews from Texas Traditions were ready to jump in as needed. “The project consisted of multiple buildings, so we just rolled as they were ready,” recalls Michael Pickel, vice president of Texas Traditions Roofing. “When they were ready for us to do the TPO at the Fitness Center, we got started right away. A few weeks later, they were ready for metal, and we ran our metal guys out there. Then we went over to the next building, whether it was the indoor pool or the Comfort Center, as they were ready. There were multiple trades working with the general contractor, so we made sure that we were meeting their expectations and being out there when we needed to be out there so they could open on time.”

The Fitness Center

Work on the Fitness Center began with the section of TPO roof in the area that supported the HVAC units. Crews mechanically attached the two layers of 2.2 inch polyiso insulation, along with tapered insulation to provide proper drainage. “We gang fastened all of that together with half-inch DensDeck and then adhered the 60-mil GAF EverGuard TPO over that,” notes Pickel. “We installed walkway pads for the HVAC units and terminated everything.”

The design featured screens designed to shield the HVAC units from view. When the roofing work began, the base of the framing had already been installed through the deck, and crews for Texas Traditions set up pourable pitch pockets and boots. The screens were installed after the roofing work was completed.

Texas Traditions Roofing installed approximately 10,000 square feet of metal roofing, 5,000 square feet of TPO, and 2,500 square feet of Corten metal wall panels.

The roof was bordered by a very low parapet, so the safety plan included flags at the perimeter as well as personal fall arrest equipment. “It’s not a huge, wide-open building, so it was not ideal from a safety perspective,” Pickel recalls. “You’re going to have times where it’s crowded up there. Crew members had to be tied off at the perimeter and while installing the coping cap.”

The low-slope area is intersected by a large plane of sloped metal roofing. The metal roof was comprised of Sheffield Metals 1-1/2-inch mechanical lock panels, which were installed over Sharkskin High-Temp Ice and Water Shield and the wood deck. “On the fitness center, we rolled all metal on site,” Pickel says. “There were multiple trips for metal for each building, but the nice thing with the Fitness Center was it was pretty straightforward. We just ran the panels out to length and installed them. Later we came back and installed the awnings on the first floor as well, using the same metal.”

The Indoor Pool

The Swim Center also featured a TPO roof where the HVAC units were installed, as well as a large metal roof. “The indoor pool was fun,” Pickel says. “The TPO section was similar to the Fitness Center — tight space, low parapet — but even smaller. There was a lot of detail work for such a small area. The difference was that the roof was structurally sloped from front to back, so we didn’t have to install tapered insulation.”

Pool buildings have crucial considerations, notes Pickel. “When you are dealing with a pool —an indoor pool especially — you’ve got different concerns that you’re worried about, including condensation and chlorination. We’re thinking through all of those items when we are talking with the GC to minimize any issues with condensation in the future.”

The metal roof on the Swim Center is comprised of 1.5-inch mechanical seam panels from Sheffield Metals that are 110 feet long.

Consultations with the architect and waterproofing contractor were designed to ensure the structure could handle high levels of moisture. “A lot of it was making sure everyone understood what was going on below the deck,” Pickel explains. “We had to make sure they were waterproofing the interior — the understructure of the facility. From a roofing standpoint, you don’t want water to seep up through the ceiling and cause issues with the underside of the panels. We had to make sure the facility was good and watertight both inside and outside.”

After the TPO section was completed, crews moved on to the metal roof. “The metal panels were 110 feet long,” Pickel says. “We ran one panel all the way down because we didn’t want any breaks. It was only one story high, but getting those panels up to the roof without bending or scratching them was a challenge.”

Ultimately crews implemented a three-man pulley system to lift the panels to the roof. “We moved one long panel at a time, nice and slow,” he says. “We had three or four guys up top to maneuver the panels into position. It’s not fun carrying a 110-foot panels about 90 feet  from one end to the other, but you do what you’ve got to do.”

Poolside

Texas Traditions also installed a TPO roof on the Comfort Center (an outdoor restroom) and metal roofs on the open pool cabanas. “The cabanas were added afterwards,” says Pickel. “They originally wanted those roofs to be made from corrugated panels, but we told them it would look better if they went with the same panel all of the way across the board. They agreed and went with the 1 1/2-inch mechanical lock panels and half-round gutters to go with them to give it a clean, professional look.”

Crews also roofed the covered walkway with translucent KODA XT polycarbonate panels. “It was something we hadn’t done before, which was kind of fun,” Pickel says. “It’s an engineered panel — fully custom.”

Since it was the company’s first experience with the system, the manufacturer was on site to provide training and answer questions throughout the process. “There was good communication through and through with the manufacturer,” notes Pickel.

Wall Panels

Work didn’t stop at the roof. Texas Traditions also installed Corten A606 wall panels in Rust color on the Swim Center and Fitness Center. The panels were custom fabricated at the jobsite. “We actually made those out of flat sheets and bent everything on site. They were about 3 feet wide and 4 or 5 feet long. We literally cut a sheet, bent it up, cut the sides, and installed the panels. Each panel interlocked and interconnected.”

Texas Traditions is proud of its multifaceted work at Kissing Tree. “This project showcases what we are able to do,” Pickel says. “We handled multiple aspects of the project, from TPO, to metal roofs, to wall panels, to walkways. Our crews have the ability to tackle everything from a standard, cut-and-dried residential or commercial replacement, all the way to cut-up, detailed, custom metal roofs and metal wall panels.”

Challenges such as working with other trades and a shifting schedule are all part of any new construction project. “You’ve got to be able to cope with delays and last-minute changes,” Pickel says. “You just have to be willing to work with other people. Some roofers don’t like to do that, but it’s the nature of the beast. If you want to do new construction, you have to work as a team. At the same time, you’ve got to own your section, own your responsibilities. You can make other guys’ lives easier, or you can make them way more difficult. You want to be a contractor that is good to work with from the GC’s standpoint, and also good to work with from the standpoint of other trades.”

TEAM

General Contractor: BEC Austin, Austin, Texas, becaustin.com

Architect: Marsh & Associates Inc., San Antonio, Texas, mai-architects.com

Roofing Contractor: Texas Traditions Roofing, Georgetown, Texas, texastraditionsroofing.com

MATERIALS

Metal Roof: 1.5-inch Mechanical Seam Panels, Sheffield Metals, sheffieldmetals.com

Underlayment:  Sharkskin Ultra SA,  Sharkskin, sharkskinroof.com

Single-Ply Roof: 60-mil EverGuard TPO, GAF, gaf.com

Cover Board: 1/2-inch DensDeck, Georgia-Pacific, buildgp.com

Wall Panels: Corten A606, Corten Roofing, cortenroofing.com

Polycarbonate Panels: KODA XT, 3form, 3-form.com

Wall Panels Provide Striking Façade for University Office Building

Partnership Building 3 on Wichita State University is part of a larger development called The Innovation Campus. Photos: Alan Blakely

When general contractor Crossland Construction faced a complicated wall panel installation on a tight schedule, the company tapped a long-time partner to get the job done — Mahaney Group.

Headquartered in Wichita, Kansas, Mahaney Group is a commercial construction company that provides low-slope roofing, steel erection, architectural sheet metal and facility services. Mahaney was brought in by Crossland Construction to install the wall panels for an office building on the campus of Wichita State University known as Partnership Building 3. The structure is part of a larger development called The Innovation Campus, which is designed to provide research facilities, laboratories, and office space for local companies. Partnership Building 3 houses temporary offices for NetApp, which is currently building a headquarters facility on the Innovation Campus.

The Wall System

The design for the wall panels incorporates three types of PAC-CLAD panels manufactured by Petersen. Crews installed 20,000 square feet of Highline S1 panels in Silver, 2,200 square feet of Snap-On Panels in Bone White, and 9,000 square feet of Flat-Lock Panels in Matte Black. The Highline S1 Panels were delivered to length by PAC-CLAD, while the Snap-On and Flat-Lock Panels were fabricated in Mahaney Group’s shop.

“Due to the building’s size, budget, and aggressive schedule, we had to select a material that would not only look great, but also allow us to install at a rapid pace,” says Kyle Harryman, Vice President, Metals Division, Mahaney Group. “We were able to purchase 22-gauge flat sheets, lay them out, and water-jet (cut) the profile required to fabricate Flat-Lock panels with as little waste and as much efficiency as possible.”

To install the Highline S1 panels, crews added a 1.5 inch, 18-gauge hat channel vertically and attached the horizontal panels with clips. The vast majority of the installation was done from a boom lift.

The vertical and horizontal reveals were made from extruded aluminum, painted to match the panels. “We installed all of the extrusions, measured for panels, then cut them with our CNC routing machine on a weekend rain day,” notes Harryman. “We finished the install with the pre-cut panels to save time with no wasted ‘weather’ days.”

The installation of the Flat-Lock panels went smoothly, according to Harryman. “The general contractor installed 5/8-inch plywood at these locations to make our install even faster,” he notes. “The color and panel types all went together perfectly, and the final look proves just that.”

Bustling Jobsite

Challenges included an aggressive schedule, which required multiple trades to be working at the same time. “We had a three-month schedule on the project, which was really tight for the amount of work required,” Harryman says. “That made it tough, but we got it done with four crews, four boom lifts, and a telehandler on the project for three months solid.”

The building’s exterior features three different types of PAC-CLAD wall panels in three different colors.

Mahaney Group brought the project in on time, thanks in part to seamless material delivery. “We were 100 percent complete in approximately 11-12 weeks, which was an amazing accomplishment, given the size and detail required on this project,” Harryman says. “There can be zero delays or issues with the product, or your schedule is busted. PAC-CLAD did an amazing job the entire project, which is why we are a big supporter of PAC-CLAD/Petersen.”

The safety plan had to encompass not only Mahaney’s four crews but members of other trades as well. “Other than the aggressive production schedule and coordinating deliveries and staging areas for four different panel systems, the biggest challenge would have been accommodating other building envelope trades and our four metal crews onsite at one time,” Harryman says. “Here at Mahaney we require 100 percent tie-off in any boom lift or scissor lift. So, the key safety concern was with all of the other trades around while we were in the boom lift — we had to make sure no one was below our work area.”

The architectural details on the project also puts crews to the test. “There were numerous window and door trims, four different panel types, all with a tight schedule and a lot of trades/workmen around the building envelope for the duration of the project,” says Harryman. “It was a daily challenge to make sure everybody had enough material, had the right material, and knew what they were doing. We never had to wait for material, so that helped us a lot to keep moving forward. There were no setbacks.”

The success of the project demonstrates the strengths of Mahaney Group, according to Damon Young, the company’s president. “Relentless problem solvers, elevating the craftsman and elevating excellence are some of our core values and pillars, and this project highlights each of those,” Young says. “This project brings together the components of estimating, design, planning, problem solving, communication, and excellent craftsmanship to culminate in a beautiful result.”

TEAM

Architect: GLMV Architecture, Wichita, Kansas, glmv.com

General Contractor: Crossland Construction, Wichita, Kansas, crossland.com

Wall System Installer: Mahaney Group, Inc., Wichita, Kansas, mahaneygroup.com

MATERIALS

Wall Panels: PAC-CLAD Highline S1 panels in Silver, Snap-On Panels in Bone White, Flat-Lock Panels in Matte Black, Petersen, pac-clad.com

Wind-Ballasted Engineered System Is the Answer for Technology Park

When Marymont Technology Park’s roof system began to fail, Versico’s VacuSeal V2T System was installed over the existing roof. Photos: Versico

The Marymont Technology Park, a 100,000-square-foot complex in San Antonio, Texas, is home to a wide variety of businesses and community service offices. When the complex was experiencing roof leaks, they needed a specialized solution so tenants could continue to conduct business as usual.

Market Makers Inc., a Houston-based firm that specializes in residential and commercial roofing sales and design, was called to assess the roof and make recommendations on repairs or replacement. An initial inspection revealed that the roof had been coated with an asphalt-based product. Market Makers made several trips to the project site and did multiple core samples to determine the existing roof system, layers of roofing, and deck type.

It turned out that underneath the coating, the existing roof was about 80 percent built-up tar and gravel and 20 percent granulated modified membrane. The core samples revealed what would ultimately be the project’s biggest obstacle — a specialized roof deck that consisted of a light-gauge corrugated metal with a half-inch gypsum board mechanically attached to the metal. The deck had experienced a lot of wear and tear over the years and was not a suitable substrate for mechanically attached systems, and fully adhering another roof over the coating was out of the question. Tearing off the roof down to the deck would have compromised the deck and repairs would have been exorbitant. Further complicating things were the numerous skylights, HVAC units, drains, and scuppers on the roof.

The Absolute Roofing & Waterproofing crew installed the cover board on top of the existing roof, then rolled out the TPO membrane. Vents were installed at predetermined locations.

Market Makers originally thought that the best solution was to completely remove the roof, including the deck, and install a new metal deck with a mechanically attached Versico TPO single-ply roof. However, these extensive renovations were significantly over the client’s budget, so it was back to the drawing board.

Luckily, Market Makers had an alternate solution — Versico’s VacuSeal V2T system. VacuSeal V2T is a wind-ballasted engineered system that is loose-laid over the existing roof with no penetrations into the roof or the decking substrate. The assembly uses special vents that harness the power of the wind to lock the roof membrane in place, and it can be great for retrofit and monolithic deck applications.

It turned out that the Marymont Technology Park was a good candidate for a VacuSeal roof, which was much less expensive than tearing off the old roof and deck and starting from scratch. VacuSeal systems are quick and easy to install and help save money and labor by substantially reducing the amount of glue, ballast, or fasteners a project requires.

Absolute Roofing & Waterproofing, with offices in Austin and the Dallas-Fort Worth area, was the contractor selected for the project. The company is specifically focused on large commercial projects and has partnered with developers, architects, and general contractors to provide services ranging from complete roof recoveries, new construction, leak repairs, and annual preventative maintenance.

The project started with the Absolute Roofing & Waterproofing crew receiving two days of guidance from Jeremiah Robinson from V2T and Jay Rodriguez from Market Makers. “This was our first V2T install and we wanted to ensure all details were installed to specs the first time around,” says Dustin Guess of Absolute Roofing & Waterproofing.

Versico’s DuraStorm VSH Cover Board was chosen for this project, which is an engineered composite building material sourced from post-industrial and post-consumer waste streams and offers an ultra-high compressive strength of 3,990 psi in addition to achieving FM’s Very Severe Hail approvals. The crew began by laying out Versico’s DuraStorm VSH Cover Board directly over top of the existing roof, placing the Distribution Strips for the vents, then rolling out the VersiWeld TPO membrane on top of the cover board. The crew then marked the membrane at the predetermined locations for the V2T Vents. At each location, they cut and removed a 5-inch circle of TPO membrane, aligned the V2T Vent, and flashed it before moving on to the next. Everything was loose-laid; the only securement was along the perimeter into the parapet walls and around the HVAC units and skylights.

The 100,000-square-foot re-cover project was completed in about two months. “Installation throughout this project was smoother than most,” notes Guess. “Versico and V2T were available for the entirety of this project, and it’s a true testament to what trade partners are about. We were a bit skeptical of the V2T system at first, but in the end were very impressed. The roof ‘sucked’ down to the DuraStorm board and was so smooth in the end. This was also our first time using DuraStorm board and it is now our recovery board of choice.”

Rodriguez summed up the project by saying, “With nothing penetrating the deck and not having to fully adhere anything on the roof surface, we were able to provide a roofing solution that not only made sense structurally, but also monetarily.”

TEAM

Roof System Sales and Design: Market Makers Inc., Houston, Texas, marketmakersinc.com

Roofing Contractor: Absolute Roofing & Waterproofing, Austin, Texas, absoluterooftx.net

MATERIALS

Roof System: VacuSeal V2T System, Versico, versico.com

Membrane: VersiWeld 60-mil TPO, Versico

Cover Board: DuraStorm VSH, Versico

Roofing Contractor Tackles Obstacles Both Seen and Unforeseeable

Clark Roofing installed nearly 40,000 square feet of TPO from Mule-Hide Products Co. on three buildings in Waco: the McLennan County Sheriff’s Office (lower center), McLennan County Records Management (upper right), and the McLennan County Courthouse Annex. Photos: Clark Roofing

When Clark Roofing of Waco, Texas, was selected to re-roof three McLennan County facilities in downtown Waco, they knew there would be challenges. The roofs were all 35-plus years old and leaked; one was notorious for ponding water. There was 95 tons of gravel ballast to remove. Product deliveries would require navigating busy streets, power lines and rooftop-mounted communication towers. The buildings’ historic features needed to be preserved.

What the crew could not have predicted were the added challenges of working during the early weeks of the COVID-19 pandemic and during protests for racial justice.

But attention to detail, determination, and a knack for finding creative solutions are deeply engrained in the Clark Roofing culture. The crew completed the work in just 20 working days, delivering new TPO roofing systems that will stand up to the Texas heat and hail. Most important, everyone remained safe.

The built-up roofing (BUR) systems on the McLennan County Sheriff’s Office, the McLennan County Records Management building, and the McLennan County Courthouse Annex were in rough shape. At 35 years old, 45-50 years old, and 45-50 years old respectively, each had significant leaks. They remained structurally sound, however, so recovering them, rather full tear-offs, was chosen.

Designed to Take What Texas Dishes Out

Waco is in “Hail Alley,” and average high temperatures top 90 degrees Fahrenheit from mid-June until mid-September. To create roofing systems that would withstand those conditions over the long haul and receive the desired 30-year no-dollar-limit system warranties, Clark Roofing looked to their go-to single-ply roofing system — 80-mil-thick standard TPO in white, fully adhered.

Nearly 400 squares of TPO from Mule-Hide Products Co. was installed on the three buildings.

The Records Management building was originally constructed in 1916 and expanded in the early 1950s. Its failing built-up roof was replaced with a fully adhered TPO system.

“In our experience, the thicker TPO is by far the best option in terms of durability and getting hail ratings and FM Global coverage,” says Clark Roofing General Manager Mike Anderson. “TPO can handle the Texas heat.”

The fully adhered systems also will withstand the hailstorms Waco experiences every year better than mechanically attached system would.

“If a large piece of hail strikes a plate or screw, it can damage the membrane,” Anderson explains. “With full adhesion, you’re only using fasteners on the perimeter to meet wind uplift or FM Global requirements.”

Full adhesion costs 10 percent to 20 percent more than mechanical attachment, but given the pounding that Texas roofs take, it is an investment that will be recouped in roofing system durability and longer lifespan, according to Anderson.

The key is the wrinkle-free installation that full adhesion provides. “To withstand hail, the roof needs to be very tight,” Anderson says. “If there are places where the membrane isn’t touching the substrate, hail has a better chance of puncturing it. You’re also less likely to have ponding water when the membrane is wrinkle-free.”

One of the signature features of the Records Management building is the clay tile parapet, which was preserved during the roof replacement project.

TPO Bonding Adhesive from Mule-Hide Products was used to adhere the membranes. “Solvent-based adhesives flash off faster than water-based adhesives, deliver a stronger bond, and can be used on cooler days,” Anderson says.

In each roofing system, a single layer of 1.5-inch-thick Mule-Hide Poly ISO Flat insulation was used as a top layer insulation and a separation board. The insulation was adhered using Helix Max Low-Rise Adhesive from Mule-Hide Products.

Heavy Lifting

But before the new roofing systems could be installed, 95 tons of gravel ballast had to be removed. To ensure proper adhesion of the adhesive, the substrate must be clean and dry before the adhesive is applied. Many contractors would have simply shoveled the gravel off, filling three dumpsters, and called it a day.

From their previous, off-the-jobsite experimentation, the Clark Roofing crew knew that extra attention paid to surface preparation would result in a stronger bond. So, after shoveling, they swept the surfaces with a motorized broom and blew away the remaining dust, filling 19 dumpsters.

On the roof of the Sheriff’s Office, Clark Roofing installed six TPO-clad troughs to drain water to the scupper outlets on the building’s perimeter.

All three rooftops were ballast-free and clean before installation of the first new roofing system began, ensuring that crew members cleaning one roof section did not track dirt onto newly installed TPO.

It took nearly two full days to complete the clean-up, but it paid off in a tight bond between the insulation and the substrate.

Eliminating Problems

The roof of the Sheriff’s Office building had been plagued by ponding water for years. The original project specifications called for using tapered insulation to remove the water. But Clark Roofing had another solution that cost approximately $40,000 less to implement. Six TPO-clad troughs — 12 inches wide and 200 feet long — were instead installed, each connecting to scupper outlets on the building’s perimeter to direct the water off the roof.

The Clark Roofing crew installs the TPO membrane on the Sheriff’s Office.

The roof of the Courthouse Annex building was littered with 40 obsolete, damaged or torn-off penetrations for exhaust fans, sewer fans and air-conditioning units. They created an obstacle course and were the source of many of the roof’s leaks.

The crew removed the penetrations, along with miles of unneeded conduit and wire, reducing the potential for future leaks and making navigating the rooftop far easier.

“When we started, you couldn’t walk 3 feet without bumping into something,” Anderson says. “Now you can go 10 or 15 feet without any trouble.”

Preserving History

The Records Management building, constructed in 1916 for the Texas Telephone Co. and expanded in the early 1950s, is an architecturally significant fixture in downtown Waco. One of its signature features is its clay tile parapet walls.

Following the standard practice of installing wood blocking, then plywood, and finally the TPO membranes would have taken away from the building’s historic look. So, the Clark Roofing crew stopped the TPO membranes short of the parapet caps and terminated them inside the walls, out of sight from the street. They then refilled the joints and applied Foxfire Matrix Pro SS-WB for waterproofing. The roof was watertight, with the building’s character preserved.

Challenging Roof Access

Busy streets and the presence of high-voltage power lines made material deliveries challenging at all three buildings. Crews blocked off streets as necessary, working quickly to minimize disruptions. Many deliveries were scheduled at night or on weekends when traffic was lighter.

The crew removed 40 obsolete, damaged or torn-off penetrations, along with miles of unneeded conduit and wire, as they installed the new roof on the Courthouse Annex building.

Deliveries at the Courthouse Annex required flawless communication between the crane operator and roofing crew. There was only a 15-foot area in which to work. Communication towers used by the Sheriff’s department and other county agencies are located on the building’s roof, anchored by big guidewires. The building’s parapet wall is 5 feet high.

The crane operator could not rely on visual signals from crew members on the rooftop to direct him, as he could not see them over the wall. So, they used two-way radios, with crew members verbally guiding the crane operator inch by inch.

“You have to really trust someone to do that,” Anderson says. “He was spot-on.”

Early Days of COVID-19

The COVID-19 pandemic arrived just as the projects were beginning. But the roofs had been leaking for months, so there was no thought of postponing the work.

A variety of protocols were followed to keep everyone safe, including:

  • A supervisor was always on the jobsite for quality control and safety. Sometimes two were there — one on the ground and one on the roof.
  • All meetings were conducted virtually.
  • To avoid going inside the buildings, crew members rode a manlift to the rooftops. It took a full hour to get the eight- to 12-person team in place, adding a full day to the job.
  • All crew members wore face coverings, safety goggles and disposable gloves and regularly sanitized their hands. The crew went through as many as 200 disposable facemasks each week, and gaiters reminded them not to touch their faces.
  • Social distancing was practiced. “We don’t even think about staying 6 feet apart anymore,” Andersons says. “It’s automatic.”
  • Hand tools were not shared. If equipment, such as welders, needed to be shared, it was sanitized before changing hands.
  • Crew members had their temperature taken multiple times a day, and anyone found to be running warm was required to get a COVID-19 test.
  • Disposable water cups were provided. No bottles or cans were allowed on the roofs.
  • At lunchtime, crew members left the roof and cleaned up before eating.

The precautions worked. There were no known cases of COVID-19 among the crew.

Protests for Racial Justice

Sheriff’s deputies shut down the Courthouse Annex jobsite on three occasions, having received word that protesters for racial justice were planning to assemble outside the building. The crew was ordered to get off the roof. Anything that could be used to cause injury or damage property — from sharp tools to the Sky Trak — was removed from the jobsite.

Approximately 95 tons of gravel ballast had to be removed before the new roof systems could be installed.

On one occasion, the crew had just removed the exhaust fans from the roof. Anderson says, “We told the deputies, ‘There are 3-foot openings in the roof. If it rains, the building will flood.’ They said, ‘Get off the roof. If it leaks, it leaks; we’ll take responsibility.’ Luckily, it didn’t rain.”

Thankfully, the protests were peaceful, with no injuries and no damage to property. The shutdowns ranged in length from one to three days and delayed completion of the job by four or five days.

Three roofs. Twenty working days. Four hundred squares of new hail-resistant TPO roofing installed. Challenges — from the expected to the unforeseeable — overcome. No leaks during the active hail season that followed. Just another day at the office for the Clark Roofing team.

TEAM

Roofing Contractor: Clark Roofing, Waco, Texas, clarkroofingtx.com

Roofing Materials Distributor: ABC Supply Co. Inc., Branch #040, Waco, Texas, abcsupply.com

Crane Operator: Wales Crane & Rigging Service, Woodway, Texas, walescraneandrigging.com

Equipment Rental: Equipment Depot, Waco, Texas, eqdepot.com

Gravel Disposal: Rise Up Refuse Dumpster Rental & Demolition, Waco, Texas, thetexasdumpster.com

MATERIALS

Membrane: 80-mil Standard TPO in White, Mule-Hide Products Co., mulehide.com

Roof Insulation: Mule-Hide Poly-ISO Flat insulation, Mule-Hide Products Co.,

Adhesives: TPO Bonding Adhesive (to adhere membrane) and Helix Max Low-Rise Adhesive (to adhere insulation), Mule-Hide Products Co.

Edge Metal: TPO-Coated Edge Metal with Attached TPO Skirt, Mule-Hide Products Co.,

Roof Drains: TPO-clad retrofit roof drains, Mule-Hide Products Co.

Tapered EPS Approach Protects Airline Facility’s Roof

When a 200,000-square-foot warehouse was converted into an airport network operation center, the roof system needed a complete overhaul. Photos: Insulfoam

Dubbed the world’s sixth busiest airport in terms of total passengers, Chicago O’Hare International Airport accommodated 84 million passengers and 900,000 arriving and departing flights in 2019. Naturally, nearly every domestic commercial airline carrier is represented at the international transportation hub. To ensure passengers arrive to their final destination safely and on time, each airline company is supported by a network operation center (NOC). From this offsite locale, hundreds of highly trained employees coordinate travel logistics and monitor day-to-day flight activity.

When it comes to designing a best-in-class NOC facility, a properly insulated roofing system plays an integral role in optimizing operating efficiencies and ensuring long-term protection overhead. So, when a major commercial airline carrier purchased a 200,000-square-foot warehouse space near O’Hare to house its new NOC, project designers turned their attention to the roof. Upon initial examination, the existing roof system was deemed subpar and the NOC project designers elected for a complete overhaul.

A Creative Roofing Solution

Challenged with sourcing a superior insulation material for the renovation, the project’s roofing company, Olsson Roofing, opted for tapered expanded polystyrene (EPS) from Insulfoam. Tapered EPS satisfies International Building Code (IBC) requirements across both new construction and re-roofing applications, while maintaining consistent thermal performance and long-term moisture resistance.

NOC project designers turned to this rigid foam insulation as a logical, cost-effective means of building up the pitch of the low-slope structure. Positive slope will reduce stress on the roof’s membrane by eliminating the risk of standing water, a serious threat to the integrity of the building system. Without adequate drainage, the building owners may face costly repairs down the road or premature roof failure. By employing the tapered EPS approach, NOC project designers will proactively avoid these issues and extend the lifespan of the roof system.

Moisture Resistance

Crews from Olsson Roofing installed flat and tapered EPS insulation and TPO membrane.

Long-term exposure to moisture can be extremely detrimental to a roofing system. But while the purpose of a tapered EPS approach is to keep pooling water at bay, moisture absorption is sometimes inevitable — particularly during Chicago’s winter months. To the NOC project designers’ advantage, EPS provides a high level of moisture resistance and breathability. A study by the Energy Materials Testing Laboratories (EMTL) has shown that EPS installed in a well-constructed roof does not absorb appreciable moisture, even under conditions characteristic of prolonged, cold, damp winters. The same amount of moisture absorbed (an average of 0.2 percent by weight) has little or no effect on its compressive or flexural strength, and the material retains between 95 and 97 percent of its thermal efficiency. With this level of ingenuity, NOC project designers can ensure the roof system is equipped to withstand Chicago’s harsh weather.

Customization

Because tapered EPS is available in large blocks up to 40 inches thick and can be cut to satisfy virtually any slope, it’s possible to achieve superior thermal efficiency — high R-values — without the added material or labor costs that are typically associated with building up multiple layers of insulation. Installed much like enormous puzzle pieces, the small crew hired to construct the NOC was able to easily adhere three layers of 4-inch tapered EPS, in combination with flat EPS, across the roof deck. The factory-cut pieces of material were installed quickly thanks to their ultra-lightweight composition. In application, the rigid foam material kept the project on budget by decreasing upfront material costs and minimizing the number of hours spent on the jobsite.

NOC project designers looked to tapered EPS not only for material and labor cost savings, but also for its stable thermal performance. EPS insulation delivers R-values ranging from 3.6 to 4.2 per inch. EPS rated at R-4 per inch can provide up to two times greater insulating effectiveness than other insulation materials of the same thickness. Much to the delight of NOC project designers, Insulfoam was able to deliver the desired R-25 designation in three layers of material, slimming the costs associated with building up the pitch. 

Further, third-party testing conducted in 2008 evaluated the field performance of EPS following a continuous 15-year installation period. The results demonstrated that EPS delivers 94 percent of its specified R-value after 15 years in use. Because the material does not experience off-gassing, the R-value remains stable over its entire service life.

Valley Panels

In addition to employing tapered EPS roofing insulation solutions, the NOC design team also opted for factory-cut EPS valley panels from Insulfoam. “Opting for pre-cut EPS valley panels was perhaps the biggest time saving element of the entire NOC renovation project,” says Kris Eschmeyer, Territory Sales Manager, Insulfoam. “Often with new sloped roofing systems, builders have to cut every valley in half diagonally and throw the unused piece away. It’s a big waste of time and materials.” To combat this, Insulfoam offers custom-made valley panels that can be tailored to meet exact project specifications. This level of customization reduces the amount of material waste on the jobsite. It also eliminates much of the field-cutting, which again supports labor cost-savings and accelerates the projects’ timeline.

High-Performance System

The roof membrane installed was a 90-mil, grey FleeceBACK TPO manufactured by Carlisle SynTec. The newly minted roof was completed in July of 2020 after two years of construction. By taking the tapered EPS approach, project designers were able to reap the benefits of the rigid foam material. They achieved a positive pitch in fewer layers of material, creating a slope for positive drainage and bringing forth a high R-value in twofold. In turn, designers kept material and labor spending in check, and ensured a high-performance roof system. Like a protective blanket, the well-insulated roofing system will safeguard NOC operations for years to come.

About the author: Tom Savoy is the technical director for Insulfoam, a division of Carlisle Construction Materials. He has worked in the EPS Industry for 33 years and in construction materials (manufacturing and testing) for 38 years. He actively participates in many trade organizations including ASTM, SPRI

TEAM

Architect: ROOFTECH Roof Technical Services Inc., Fort Worth and San Antonio, Texas, rooftechnical.com

General Contractor: Clune Construction, Chicago, Illinois, clunegc.com

Roofing Contractor: Olsson Roofing, Aurora, Illinois, olssonroofing.com

MATERIALS

Membrane: 90-mil grey FleeceBACK TPO, Carlisle SynTec Systems, carlislesyntec.com

Insulation: Insulfoam IX Flat and Taper Panels, Insulfoam, insulfoam.com

Restoring Warehouse District Complex Poses Re-Roofing Challenges

Five warehouse buildings constructed in the early 1900s were renovated into mixed-use space in 1980. The complex was topped with a new roof system in 2020. Photos: Central Roofing Company

In the trendy North Loop section of Minneapolis, the Warehouse District is anchored by Itasca Lofts condominiums. More than 100 years old, the converted warehouse is home to 71 units plus a restaurant, comedy club and commercial space on the first floor. Six stories tall, the structure’s old roof was failing until Encompass Inc. and Central Roofing Company stepped in to help.

Built in the early 1900s, Itasca’s five warehouse buildings were renovated into mixed-use space in 1980 by the Cuningham Group. Four decades later, age-related issues and leaks resulted in Itasca getting a new roof in 2020. The difficult project revealed layers of roofing challenges.

“We started by removing a built-up roof (BUR) that was probably 35 to 40 years old,” says Henri Germain, project manager with Central Roofing Company. “Once we got down to the original roof deck, we were surprised to discover it was made of old three-inch thick planks. Today’s roof decks are made of one-half-inch of plywood. These original planks were an old style of tongue-and-groove. It’s fascinating to really see the way structures were built more than a century ago.”

Forensic Roof Review

Before the Central Roofing team started the re-roofing process on the 30,000-square-foot roof space, Encompass was brought in to analyze the failures of the roof system and oversee the construction. Through a bid process they hired Central Roofing.

“There were various unknown elements and unforeseen conditions when the project started,” says Ben Sandvig, project engineer with Encompass, Inc. “Central Roofing’s experience was evident and critical to executing this project effectively.”

Rooftop Obstacles

Challenging aspects of the project included numerous penetrations, curbs, pavers and HVAC units on the existing roof.

According to Germain, the most challenging aspect of the project was working around dozens of different rooftop elements. A variety of penetrations, curbs, pavers and HVAC units exist on the condo’s roof. To help make the job easier, a Potain crane was brought to the site.

“We started by installing plastic on all the interior ceilings to protect the individual homeowner units,” says Germain. “Then our foreman Adam Freitche and superintendent Matt Tueffel led the effort to demolish all the wood decks and railings owned by top floor unit owners. After that, we removed flashing at the parapets between sections. Next, the old tar and gravel roof system was taken out down to the wood planks.”

Rebuilding the Roof

To start the rebuilding of the roof, the Central team used a variety of Johns Manville products. The fully adhered roof system includes 90-mil EPDM to reduce the potential of future leaks. Three-inch JM Enrgy 3 ISO insulation was installed along with a half-inch coverboard. The roof system included a JM Vapor Barrier SA.

As the weeks of work progressed, 17 Wasco and Velux skylights were installed, and curbs were raised to account for the height of the roof. At the roof entry doors, along with the base and top of the stairs, walkway pads and paths were installed to access HVAC units. Paths were also created for the top floor unit owners to reach their newly-built roof decks.

Working around the stand-out roof structures, the Central team installed Firestone Una-Clad 24-gauge sheet metal to provide a roof with a stunning appearance. Just over five months of re-roofing was completed in late August of 2020.

Team Effort

With the re-roof now complete, the leaks are gone and condo owners are once again enjoying their Warehouse District living space.

“The Encompass and Central Roofing teams really worked well together on this project,” says Brian Droske, association manager with FirstService Residential. “Our company has managed the homeowners association for Itasca Lofts for about 40 years. The top floor condo owners are especially pleased with the roof renovation.

“These owners have the ability to purchase a license agreement from the condo association, allowing them to build roof decks directly on top of their units. Some of these owners also have roof access staircases going from their unit to their rooftop decks that overlook the Mississippi River. The new roof and their roof decks make these condos all the more valuable for residents.

“Despite many challenges that everyone acknowledges, this project was completed successfully. Central Roofing’s experience was evident and critical to executing the project effectively given the various unknown and unforeseen conditions of the existing construction.”

TEAM

Architect: Cuningham Group, Minneapolis, Minnesota, cuningham.com

Roofing Contractor: Central Roofing Company, Minneapolis, Minnesota, centralroofing.com

Consulting Engineer: Encompass Inc., Minnetonka, Minnesota, encompassinc.com

MATERIALS

Membrane: 90-mil EPDM, Johns Manville, jm.com

Insulation: JM ENRGY 3 ISO, Johns Manville

Vapor Barrier: JM Vapor Barrier SA, Johns Manville

Edge Metal: Una-Clad 24-gauge sheet metal, Firestone Building Products, firestonebpco.com

Case Study: The Monarch School

The Monarch School in Houston was founded in 1997 in response to a critical need to serve students with neurological differences that required programs that were not offered in schools, or even in the state. After nearly 10 years, the Monarch School moved to a new location to support their growing institute. Following an aggressive campaign, the Chrysalis Building was completed in August of 2009 and the second phase, the Butterfly Building, was completed in 2013.

The direction of this project came from sitting down with the Monarch School and meeting with them to develop and address their needs, wants and concerns. Low maintenance costs were a high priority when deciding what panels to use for the new building. Creating a space that allowed the students to feel safe and providing a sustainable energy solution were the main focus of the project.

Jackson & Ryan Architects of Houston designed the project and Mission Constructors of Houston worked as the General Contractors.

Metal was used in this project because of its durability and its ability for customization with the school’s architecture. They also used metal roofing to meet LEED requirements of reflectivity and roof pitches of 2:12. It was very important for Monarch School to be green, which started on the inside with the importance of indoor air quality for the children attending this school and moved outward.

All 20,000 square feet of Houston’s Monarch Schools Chrysalis Building roofing panels are MBCI’s 24-gauge SuperLok standing seam roof system in Galvalume. SuperLok is a mechanically fieldseamed, vertical leg standing seam roof system that combines a 2” tall slim rib with exceptional uplift resistance. SuperLok® has been designed to withstand the most rigorous weather conditions and holds numerous UL 580 ratings as well as Air and Water Testing approvals.

Not only was metal selected because of its durability and reflectivity performance, but the Galvalume roof was selected for its natural look. It was also chosen because of its longevity, recycled content, regional materials department and its highly sustainable material. The Chrysalis Building has achieved LEED Gold certification and has earned the “Designed to Earn the Energy Star rating.”

Hybrid Design Rescues Roof at Virginia Hazmat Storage Building

Architects from Gauther Alvarado Associates designed a unique hybrid roofing solution for hazardous chemical storage building for the Virginia Department of Transportation in Cross Junction, Virginia. Photos: Dylan Francis Photography

Many people enjoy the splendor of Virginia’s Shenandoah Valley. The vistas, spectacular autumn colors, activities, history and generally temperate climate make the region a tourist destination and wonderful place to call home.

Except when it snows. While the region only receives an average of 19 inches of snow per year — well below the national average of 28 — driving can be risky. The peaks and valleys that make the region such a pretty-as-a-postcard setting also make for treacherous driving conditions in any snow or ice weather pattern, from a dusting to a full-bore blizzard. Interstate 81, a major north-south thoroughfare, travels through the heart of the region and links to West Virginia, Maryland and Pennsylvania in the north, and southern Virginia and Tennessee in the south.

The responsibility for making the road safe for travel falls on the Virginia Department of Transportation. The agency faced a complicated roofing issue at its hazardous chemical storage building in Cross Junction, where it keeps salt and de-icing products to help keep nearby roads safe for travel.

The building sits in a rural, hilly location and salt is distributed through roof hatches in the structure. The existing hatches, however, started to fail. Age, weather and corrosion from salt required VDOT to replace the entire roof, especially the hatches.

Working with architect and project engineer Gauther Alvarado Associates, general contractor Dinks Construction and Don Largent Roofing, VDOT approved a hybrid roofing solution that is expected to provide decades of service. The eventual design is efficient, cost-saving and durable, checking off three of the most important boxes on VDOT’s project requirements.

Narrow Project Scope

The scope of the project was not wide. The priority was to replace the roof hatches and the roof, which measured 1,960 square feet. The hatches, however, needed to be custom-built, corrosion-resistant, and structurally strong enough to support the weight of the salt during loading operations.

“In the early fall, salt is loaded into the building through three roof hatches accessible from the upper part of the site,” said Stephanie Stein, lead architect on the project for Gauther Alvarado. “During the winter, the salt stored in the building’s three bays is accessed on the lower part of the site as needed, in response to snow events.”

Crews installed three roof hatches from BILCO that were equipped with a liner to protect against corrosion caused by salt that is stored in the facility.

The top priority was to install roof hatches that could withstand the corrosive effects of salt. Architects selected three aluminum roof hatches manufactured by BILCO. The hatches are 3-feet, 11-inches wide and 11 feet long. They are manufactured with Type 316L stainless steel hardware, which is the most corrosion-resistant type of stainless steel. The roof hatch curbs were coated in an asphalt-based liquid coating to provide an additional layer of protection for the concrete inside the building.

“BILCO offers stainless steel roof hatches, but since this is a project that is designed and built on a government budget, we provided a more economical solution,” Stein said.

To protect the interior of the roof hatch that comes into contact with the salt, a team from Rhino Linings in Winchester, Va. installed a liner. Similar to the lining on truck beds, the spray-on material protects against corrosion while also providing excellent abrasion, impact and chemical resistance.

“With this solution, we combined the durability associated with the BILCO pre-manufactured aluminum roof hatches with the corrosion-resistant properties of the truck bed liner,” Stein said.

Dinks’ workers installed the roof hatches while the roofing team installed EPDM on the remainder of the roof. The durability of the roof hatches with the unique liner applied and the EPDM roofing material is expected to extend the roof’s durability up to 35 years.

Standing Up to Salt

The architectural team also designed another unique solution to protect the durability of the hatches.

“One of our prime concerns during the design phase was the additional force exerted on to the roof hatches during salt loading operations,” Stein said.

The time-saving design allows drivers to drop off loads of salt through hatches that are structurally reinforced. The roof hatches with the liner and a roof with an EPDM roofing membrane is expected to extend the roof’s durability up to 35 years.

They designed a structural steel bumper to provide additional support to the roof hatch. When the hatches are open prior to loading the building with salt, the roof hatch covers rest upon the bumpers. “The additional force applied to the roof hatch covers during the salt loading is then directly transferred to the steel bumpers to protect the structural integrity of the roof hatches,” Stein said.

The unique design of the building and the roof allows for a quicker, more efficient solution for storing the chemicals. For hazardous storage buildings without roof access, salt has to be moved by front-end loaders or some other type of conveyance. With the chemical storage facing more stringent regulations, the drop-and-go solution is much more favorable for the environment. Road crews access the salt from the lower part of the building.

Worrisome Corrosion

The corrosive nature of salt can impact almost any building material. When Dinks Construction started the project, workers found issues with decay in some concrete walls caused by salt corrosion. Teams tore out a portion of the wall and rebuilt it before replacing the roof.

Road salt can also cause paint corrosion on vehicles, and can even impact brakes, electrical systems and wiring. The American Trucking Association Foundation reported a direct correlation between increased magnesium chloride use and a significant escalation in truck corrosion and electrical system damage. Some states are even decreasing the use of sodium chloride in favor of magnesium chloride with added corrosion inhibitors.

“The building holds anti-icing, de-icing and snowmelt chemicals,” Stein said. “All of these chemical agents contain salt. Since this is a government project, longevity was a concern. As a result, any surface that comes into direct contact with the salt needed to be corrosion resistant to increase the lifespan of the building in this extremely corrosive environment. “

One additional concern was the increased weight of the roof hatch with the protective liner. BILCO provided a lift mechanism to handle the roof hatch and the protective lining.

Underappreciated Project

The tiny town of Cross Junction sits on the border of a small piece of West Virginia. The building is located several miles from the interstate, and is hardly the Lincoln Memorial in terms of an architectural masterpiece. Functionality in this project was more important than visual appeal. The structure is largely unnoticed by visitors to the region.

Yet, the building plays a key part in keeping drivers safe as they travel the region’s roadways. It might not be flashy, but drivers would certainly know if snow-covered roads were untreated as they attempt to navigate them. “It’s one of those buildings you don’t pay attention to until you actually need it,” Stein said.

The design and construction required ingenuity, attention to detail and creativity in solving some unique challenges. Every project has its own distinct and difficult equations, but the Cross Junction project posed questions that architects rarely see.

“This was a fun project because it was quite different,” Stein said. “This was our second roof and roof hatch system that we designed for VDOT. We had the opportunity to incorporate a few lessons learned from the first roof system replacement. It is our hope that we will continue to adapt this roof system prototype for additional VDOT sites in the future.”

About the author: Thomas Renner writes on building, construction, engineering and other trade industry topics for publications throughout the United States.

TEAM

Architect: Gauther Alvarado Associates, Fairfax, Virginia, gaa-ae.com

General Contractor: Dinks Construction, Linville, Virginia, dinksconstruction.com

Roofing Contractor: Don Largent Roofing Inc., Harrisonburg, Virginia, donlargentroofing.com

MATERIALS

Roof Hatches: Custom-made aluminum roof hatches, BILCO, bilco.com

Bay Harbor Yacht Club’s Patio Plaza Gets an Upgrade

The second-floor patio deck of the Bay Harbor Yacht Club was removed and replaced with a new system featuring fully adhered Versico TPO membrane beneath Hanover Porcelain Pavers. Photos: Versico

Located along the shore of northern Lake Michigan, the Bay Harbor Yacht Club (BHYC) is a stately building surrounded by natural beauty. In addition to a deep-water marina and sandy beach, members of this luxurious private club have access to a pool, tennis courts, a fitness center, and a variety of restaurants, from upscale to casual.

One of the most popular spots in the BHYC is the large, tiled patio deck that extends off the second-floor ballroom. The patio deck, which also serves as the roof of the spa’s outdoor relaxation area, provides a laid-back atmosphere for people to eat, drink, spend time with friends, and listen to live music while taking in spectacular views of Lake Michigan.

Crews from Doyle Roofing installed the 135-mil VersiFleece TPO using Flexible DASH adhesive.

In 2020, the patio needed repairs. The old tile pavers were damaged, resulting in leaks in the outdoor spa area below. A new system was designed that used a fully adhered 135-mil VersiFleece TPO membrane beneath Hanover Porcelain Pavers, which would provide much better waterproofing protection than the previous coating/tile paver system.

Doyle Roofing, Inc., was selected for the BHYC project based on the company’s 40-year track record of high-quality work all over northern Michigan. The Doyle Roofing team is trained and experienced in the installation of a wide variety of roofing systems on both new construction and re-roofing projects.

Removal and Replacement

The project started with removing the old tile pavers and coating system down to the concrete deck. Then the Doyle Roofing crew primed the concrete deck with Versico’s CAV-GRIP 3V Low-VOC Adhesive/Primer. CAV-GRIP 3V can be used in a wide range of temperatures, is low-odor and low-VOC, sets up quickly, and is easy to apply.

Hanover Porcelain Pavers were selected for their durability and aesthetics.

After priming, Doyle Roofing applied Versico’s Flexible DASH, a two-part urethane adhesive, to the deck. Flexible DASH is VOC-free, energy-absorbing, and impact-resistant, and it allows for a quick and totally non-penetrating system. Once the Flexible DASH set up, the crew then installed a 135-mil VersiFleece TPO membrane. VersiFleece TPO offers exceptional waterproofing protection, as well as durability, flexibility, and toughness due to its thickness, reinforcing scrim, and polyester fleece backing.

After the membrane installation was complete, it was time to install the paver system. The crew loose-laid a drainage/protection mat over the VersiFleece membrane, then installed the pedestal paver system. Versico’s Hanover Porcelain Pavers were selected because they are ideal for use as outdoor flooring. Porcelain Pavers are hard-wearing, anti-slip, weather-resistant, and capable of withstanding heavy loads without compromising aesthetics. These pavers are quick and easy to install and are resistant to acid, chemicals, mold, and salt.

The project was completed in May 2020. Work was completed in approximately one month. The Doyle Roofing crew reported that the job was made much simpler by the use of Flexible DASH Adhesive, which sets up much more quickly than standard bonding adhesives and allowed them to compete more work in less time.

BHYC’s new and improved patio plaza will provide a welcoming place for members to gather and socialize for years to come, while Versico’s VersiFleece membrane will keep the fitness center below dry and protected against leaks.

TEAM

Roofing Contractor: Doyle Inc. Roofing Contractors, Cheboygan and Petoskey, Michigan, www.doyleroofing.com

MATERIALS

Membrane: 135-mil VersiFleece TPO, Versico, www.versico.com

Pedestal System: Hanover Porcelain Tile Pedestal Pavers, www.hanoverpavers.com