HomeMy WebLinkAbout7.a. Authorization for Roof Repair at City HallCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: May 5, 1992
AGENDA ITEM:
Authorize Roof Repair at
AGENDA SECTION:
City Hall
New Business
PREPARED BY:
Public Works
Ron Wasmund
Director/Building Official
AGENDAn.
+'T
TEtFl #
ATTACMUMS:
MEMO, Proposal, Info Sheets
APP ED B .
Letters (2)
from Specialty Services
This item is brought before Council for authorization toe end an
amount of $10,860.00 from C.I.P. reserves for the repair of the City
Hall roof and cosmetic ancillary repairs on the interiorofCity Hall.
A
We have performed stop gap measurers since last August to find and fix
leaks, however those attempts have not held. The attached background
material provides information of what we have pursued.
The least cost and most viable solution I feel is to have Specialty
Systems remove the existing architectural standing seam roofing,
repair any damaged substrate sheathing, install a self -adhering ice
and weathershield material and reinstall the standing seam material.
This work would be performed on the west side of the main roof only.
The cosmetic repairs to the inside of the Council Chambers would then
be subsequently made by Acoustical Supply Inc.
All the work can start within two weeks of Council authorization.
RECOMMENDED ACTION: Motion to approve expenditure of $10,860.00 from
Account Number 202-49002-01-538 for the roof and ancillary repairs to
City Hall.
COUNCIL ACTION:
4
MEMO
TO: MAYOR McMENOMY
COUNCIL MEMBERS: KLASSEN
STARTS
WILLCOX
WIPPERMANN
FROM: RON WASMUND, PUBLIC WORKS DIRECTOR
DATE: MAY 1, 1992
RE: CITY HALL ROOF REPAIRS
In an attempt to find the best solution to a long lasting repair or replacement of the
leaky roof on City Hall, I have explored several different methods.
The methods explored included removal of the existing materials and replacement
with standard style asphalt shingles, single ply membrane roofing materials, a true
standing seam metal roof, and repair of the existing architectural standing seam
roof with new underlayment.
Asphalt shingles at first glance seemed to be a viable alternative for longevity.
Most quality shingles carry a twenty year guarantee and we could expect a
reasonable trouble free roof. This approach would be aesthetically appealing but
had other inherent problems. First problem encountered was the need to
reconstruct all of the fascia on both the east and west sides of the building. This
was verbally estimated to me to be between 55,000-$10,000 depending on the
design and materials used to reconstruct them.
The cost to tear off the existing roofing material and replace with a 240 lb shingle
was estimated to be $12,240. This seemed reasonable until we measured the
pitch on the east side and determined that it was too flat to install conventional
shingles. This method was then discarded.
The single ply membrane approach proved to be expensive, ($32,000 estimated)
aesthetically unappealing since the membrane is black in color and textureless, and
we would have to also reconstruct the fascia the same as with shingles.
The quote for a true standing seam roof has never come in but the benefit to cost
is believed to be very low. We have a similar material and some of the same
treatments to the substrate would have to be done to insure water tightness.
Memo -City Hall Roof
Page 2
I have had extensive contact with the company that originally installed our present
roof system and have received a quote from them to remove and save the existing
material on the west side, install an ice and weathershield material after replacing
any bad substrate and reinstall the existing metal material
The cost to repair with this method is $9,559.00. Through my discussions with
them I am convinced that this method is least costly and will work very effectively.
This method was used on the east side of the roof and has not given us any
problems. I have requested an estimate of life expectancy but as of this writing do
not have an answer.
I have researched the original specification for City Hall fora warranty on the roof.
The only warranty offered for the roof was a five year period for color fastness.
I have also conferred with Eric Short of Hertog, Fluegel, et al to see if there was
any legal action we could take to recover the repair cost. Since there was no
warranty specified or granted and the roof was installed according to the plans and
specs, there is very little hope to recover any costs. It doesn't appear to be worth
the legal costs to pursue a lawsuit.
It is my recommendation to allow Specialty Systems, Inc. to perform the repairs as
per the attached proposal. Since they originally installed the roof they are equipped
and familiar enough to do the work in an expedient manner.
The cost to do the cosmetic repairs to the interior is not included in the $9,559.00
estimate. This work would need to be performed by Acoustic Supply Inc. at a cost
estimated by me to not exceed $1,300. This estimate is based on previous repair
work they have performed for us.
The total cost of the repairs would be $10,860.00. This expenditure would be
made from C.I.P. reserves identified by Account Number 202-49002-01-538.
SPECIALTY
SYSTEMS
Innovative Exterior Specialists
October 9, 1991
City of Rosemount
P.O. Box 510
Rosemount, MN 55068-0510
Attn: Ron Wasmund
Re: City Hall Roof Leaks
Dear Ron:
OCT 17 1991
CITY OR ROSEMOL':: .;
In August of 1991, Specialty Systems, Inc. (SSI) was contacted by
Paul Hemke, with the City of Rosemount, concerning leaks at the
above mentioned project. Upon investigation by SSI, it was
determined that the ridge may have been the problem. SSI was
then directed to make the ridge totally tight by closing it with
a foam closure. This work was done on August 28, 1991, but heavy
rains the following week proved the roof was still leaking.
On September 17th, SSI water tested the west side of the roof and
found that the roof was leaking in several areas. While testing,
we found that leaking occurred by spraying the standing seam roof
three-fourths of the way up the slope. This method indicated
that the slope of the roof may not be sufficient to shed water
fast enough, there by giving the seams a chance to take on water
"capillary action".
The water test also proved that there was a large breakdown in
the underlayment due to the amount of water entering the
building. SSI then returned on October 3rd to remove a portion
of the panels to check the underlayment.
After removing a 5 foot wide by 30 foot long section in an area
where the leaks were most prominent, SSI found that the rosin
paper slip sheet and the 30 pound felt had deteriorated towards
the end of the roof. Pictures were taken and are available for
your use.
After looking through our records, we found that there was a
change order to use an ice and water shield on the west
elevations instead of the 30 pound felt. Although we have never
experienced a problem similar to these circumstances, it is my
opinion that an ice and water shield should have also been
installed on the east elevation, eliminating the problem.
Attached is a proposal for panel removal of the west elevation,
adding Polyken 640 ice and water shield, replacing any damaged
plywood and reinstallation of the panels.
11901 Riverwood Drive, Burnsville, MN 55337 •612/894-5111 • FAX 612/894-0687
t
Page 2
If there is any further assistance needed, please contact our
office.
Sincerely,
SPECIALTY SYSTEMS, INC.
lk-,-- �L�
Steven Cerise
Field Foreman
SC: kw
cc: Kevin Bendt/Field Superintendent
encl.
P R O P O S A L
Page 1 of 2
SPECIALTY SYSTEMS, INC.
INNOVATIVE E%TERIOR SPECIALISTS
11901 RIVERMOOD DRIVE
SURNSVILLE. MINNESOTA 55337
612-894-5111 FAX 612-894-0687
DATE October 16, 1991
PROPOSAL SUBMITTED TO
STREET P.O. Box 510
CITY, STATE & ZIP CODE
PHONE 423-4411
FAX
Ron Wasmund
City of Rosemount
Rosemount, MN 55068-0510
JOB NAME City of Rosemount
JOB LOCATION Rosemount, Minnesota
ARCHITECT
DATE OF PLANS
BID NUMBER W-1811
JOB PHONE
P R O P O S A L
Page 2 of 2
Materials, equipment and labor for the following:
- Remove all standing seam panels on "west side main
roof".
- Check plywood substrate and replace any sheets damaged.
- Install Polyken 640 ice and water shield on the roof.
- Surface to replace #30 lb. felt.
- Reinstall standing seam panel system.
Total Cost - $9,559.00
WE PROPOSE hereby to furnish material and labor - complete
in accordance with above specifications, for thesumof:
Nine Thousand Five Hundred Fifty Nine and 00/100 Dollars
($9,559.00)
Payment to be made as follows: Net 30
All contracts subject to credit approval.
All material is guaranteed to be as specified. All work
to be completed in a workmanlike manner according to
standard practices. Any alteration or deviation from
above specifications involving extra costs will be
executed only upon written orders, and will become an
extra charge over and above the estimate. All agreements
contingent upon strikes, accidents or delays beyond our
control. Owner to carry fire, tornado and other necessary
insurance. Our workers fully covered by Workmen's
Compensation Insurance.
Authorized signature,
Note: This proposal may be withdrawn by us if not accepted
within 30 days.
ACCEPTANCE OF PROPOSAL
The above prices, specifications and conditions are
satisfactory and are hereby accepted. You are authorized
to do the work as specified. Payment will be made as
outlined above.
Signature
Date of Acceptance
(Pity of Rosemount
PHONE (61121423-4411
FAX 161121 423-5203
October 24, 1991
Specialty Systems Inc
Steven Cerise
11901 Riverwood Dr.
Burnsville, Mn 55337
Dear Steve:
2875 - 145th Street West, Rosemount, Minnesota
Mailing Address:
P. O. Box 510, Rosemount, Minnesota 55068-0510
MAYOR
Vernon Napper
COUNCILMEMBERS
Sheila Klassen
John Oxborough
Harry Willcox
Dennis Wippermann
ADMINISTRATOR
Stephan Jilk
Thank you for your letter and proposal of October 9, 1991. I have reviewed it
and taken it under consideration.
I have some questions regarding your findings and approach to repair. Since the
pitch of the roof is sufficient by code to allow shingle application, would it
not then be sufficient to allow a standing seam application without experiencing
"capillary action"? Is capillary action a common occurrence of standing seam
roofs? Do you feel that it is the resulting infiltration of water which has
caused the deterioration or disintegration of the 30 lb. underlayment, or does
the standing seam covering have an ability to move as a diaphragm in wind
pressure, causing fiction to wear the underlayment? The west side is where we
seem to be having the problem. In your letter you've indicated that a change
order was written for an ice and water shield alternate on the west side, and
perhaps the same thing should be done to the east side. Is this leak occurring
on the east side and transposing to the west side?
In your professional opinion, will placing an ice and water shield and new
underlayment plywood where rotted, correct the problem permanently or simply act
as a band-aid until whatever caused the deterioration of the 30 lb. felt has the
same effect on the ice and water shield?
I, sincerely appreciate that action you've taken to date. I have a strong
interest in making a full repair to the roof, however, I feel we must discuss
in more detail the questions I've written, before a $10,000 expenditure can be
made for repairs.
Please contact me at your earliest convenience to arrange a convenient time to
meet. I may be reached at 322-2024 from 8:00 to 4:00 pm., Monday through Friday.
Sincerely,
,Ron Wasmund
Director of Public Works/Building Official
cc: Steve Jilk
Paul Heimkes
6verylkings (Pom.ing cup Rosem.ounlY
`j* '(KAY
SPECIALTY
SYSTEMS
Innovative Exterior Specialists
December 5, 1991
City of Rosemount
P.O. Box 510
Rosemount, MY 55058-0510
ATTN: Ron Wasmund
RE: City Hall Roof Leaks
Dear Ron:
In response to your October 24, 1991 letter, Specialty Systems,
Inc. (SSI) has done further research to investigate the nature of
the roof leaks on the above referenced building and offers the
following information to address your questions.
Regarding your question whether code requirements for minimum
roof slopes for shingle roofing applications have any correlation
to the minimum roof slopes for standing seam metal roofing
applications, this is not necessarily true.
SSI looks to panel manufacturers' recommendations for minimum
roof slopes for their products since it is the manufacturers
expertise, product performance history and testing which would
dictate these design parameters, In this case, the manufacturer
of the roof panel system, Peterson Aluminum Corporation,
recommends that the Snap-On panel system is to be installed over
a solid substrate and underlayment of 30# roofing felt, with the
minimum roof slope for such an application to be 3:12. This is
precisely the parameters used to evaluate the design and
construction the roof system on the west side of your building,
which is now experiencing leaks. Therefore, all of the
manufacturers recommendations were followed.
Furthermore, shingle roof design and standing seam roof design
utilize uniquely different concepts in acting as watersheds or
moisture barriers, so it is not prudent to assume that the
products are interchangeable for any design. However, both do
utilize the 30# felt underlayment as a secondary moisture barrier
or fabric type flashing, partly to direct moisture which may
infiltrate beneath the primary barrier through capillary action
or condensation out through flashings and trim. In this respect,
the roofing systems are similar.
11901 Riverwood Drive, Burnsville, MN 55337 • 6121894-5111 • FAX 612/894-0687
Cn t.1iw pY+_ ieCt, the rn: f e ,there the leaky c:r" CC-'L'rr=n'1 ; c;
c the rianufciCtu.,z�r�:
recommendations -and,the substrate Is constructed as per the
ufact:.lrer guidelinel,, but th7 S C'i�Slgn i5 Vf_'rjT close to the
.lividing lire between "acceptable" and "not acceptable All
t}:ings conSi �ered, the S,'sterr: should function as a whole,
that. we have disc_.over` thctt the essenti_..l second_.' -l' barr.Jer of
un!erls!yment felt and rosin paper "i -s �Ieyraded to a point where
it does not function properly. Therefore. ani moisture that
inFilt_ ted the roof in; system has direct access into the
building.
IST _s ssJng th-- i -sue of the degradation f the rosin sl
i �-
sheet and the felt un6erlc.ymen`. with the respective -`roduct
manufacturers on an ongoing basis. It is unlikely, though, that
this research will yield an- quick or Yeac?=..answers to your
present problem.
It is SSI's opinion that the felt and rosin paper method of
secondary roof protection, although used within the roofing
industry in general, has inherent drawbacks in concept and the
realities of field application that make it inappropriate for use
in a "prime roof" situation -,,Ir?, ,s this (that is roofing over
�:reas
where lea]:s• can lead to Grater penetrating directly into
occupied/finished s -aces of a building) . Our opinion has been
formulated through the �_�ears based upon the following
observations:
the 30# felt underlayment acts as a secondary moisture
'-,='--ier b, applying it 4....n consecutive overlapped layers, from
roof eav to ridge. _zPrlier' in this r:,anner, theoretically any
F
Moisture- that gets b"It_ath the roofing! materia.t.ls is +��-p�. <.n I-
from entering the building envelope and eventually drained to the
;wilding exterior. However, in reality the two flaws which
^,-event this system from functi_ni ,g "perfectly" are thatthe
fasteners used to secure the felt to the substrate ( usually
nails or staples) puncture holes in the felt paper, and the
overlapped sheets do not securely bond together to form a
continuous membrane. Using standard practices, it is not
Possible to completely seal this secondary barrier.
- when metal roofing is installed over felt underlayments,
the two materials have a. tendency to stick to each other when the
metal roofing heats up from exposure tn. the sun. If the two
stick: tor?ther, then t.? _ felt under yment is prc e to ti ai _.;g as
it is forced to expand and c-ontr�:ct :::s the metal panel system
heats up and cools down. For this reason , a red rosin paper (or
sli,r, sheet) is inserted ,`.)etween the .etal panel. roof and the felt
to prevent these materials from adhering t,- one
a.1,l0V_4 ncr them t,o mo..,� nciPpenAaAnt 1 , .
RE: '"itv Hall Roof Le:c-:) s
F' � r. '1 c' .f:
-_ring our moat _-recent investigations, it is evident that
the red rosin paper had been degraded in some areas, to the point
that there is no isolation between the metal roofing and the felt
ayment. In these areas, the felt shot -is signs of
decrradation that we would attribute to the above scenario whereby
the felt sticks to the metal panel and nets damaged. With the
felt damaged, there is nothing to stop moisture from entering the
b,.ilding envelope.
The ice and water guard that we are recommending as a solution to
your problem is designed with inherent characteristics and
performance to overcome the short comings of the felt, and rosin
paper Eystem outlined above. Specifically, the ice and 4aater
guard membrane is self -healing, so that where fasteners puncture
the material to secure it to the substrate will not leak, and
each consecutive sheet overlapped from eave to ridge adheres
itself to adjacent sheets, providing a continuous waterproofing
membrane. For these reasons, the material was suggested for use
on the low sloped east roof, where it apparently it is
functioning as required, and should prove to be a viable solution
to the leak problems on the west roof, not just a band-aid
solution.
And to clarify one mis-statement made in our 14/09/91 letter, the
chF.nne order references applied only to the east side of
buil ling, not to the west as previously stated. We apologize for
any confusion this may have caused.
I have enclosed some technical information on the ice and water
guard for yot;r reviFt; : and SSI maintGi ns; t.l?at apt liCat.ion of the
material in place of the existing felt and rosin paper is the
best _available solution to the pr=s-�nt- problem. SSI t7i11.
continue to investigate the problem with our sources in an
a:tt.empt to provide as complete answers as possible to the
gTvestions Vou have raised. in the meantime, should you have any
questions or require any additional information, please so not
hesitate to contact this office.
Sincerely,
SPECIALTY SYSTEI S, IINC.
a4/c'�'X��
Philip Leonard
Construction Manager
CC: Kevin Bendt
Steve Cerise
T'H ; th Reinhardt
F�)Aorecm
wMr,
JIFFY SEAL
ICE &WATER GUARD
Protecto Wrap's Answer
To The Roof Ice Dam
Problem.
An important new Protecto Wrap
product, ICE & WATER GUARD, is a
tough, pliable sheet membrane
designed to prevent moisture
penetration and interior damage from
water back up caused by roof ice dam
buildup during the winter season or by
wind driven rain.
Protecto Wrap ICE & WATER GUARD
can be installed in new contruction or
during reroofing under shingles, tile,
slate, metal and shakes and is
compatible with accepted roofing
materials.
Cold applied ICE & WATER GUARD is
easy to apply and provides an effective,
concealed system without detracting
from the roof or building design.
Product Description
ICE & WATER GUARD consists of
bituminous resin modified with
synthetic resins. This formulation is
reinforced with an exceptionally strong
inert reinforcement to withstand
puncture and severe stress. The
preformed membrane provides effective
waterproofing over a wide temperature
range. The membrane is tacky on both
sides to provide good bonding
characteristics.
ICE & WATER GUARD is provided in
rolls interwound with a release film to
prevent self adhesion of the material
and to protect the surface of the
membrane until the application of the
shingle is ready to begin.
Installation errors can be corrected
~after application; an advantage riot
found in adhesive applied or liquid
waterproofing membranes.
Rolls are supplied in 30" and 60"
width and are 75' in length.
A unique "Zip Strip" along both edges
of the rolls provides a built-in seam
guide and provides a self -adhering
overlap, eliminating the need for a joint
seal tape or compound process.
ICE & WATER GUARD can be applied
without the use of primer to clean, dry
plywood surface when temperatures
are 35 'F. and rising.
Snow
3. Fully bonded, totally cold applied
ICE & WATER GUARD gives
assurance of a waterproof system.
4. The reinforcement in the membrane
gives the integrity and mechanical
strength required. The tar will seal
around the nails used to secure
the roofing material.
5. The membrane retains its pliability
and will not rot, decay or crack. It is
resistant to fungus and bacteria
growth. .
6. Installation errors can be corrected
after application.
7. Labor savings are achieved when
60" widths are used.
8. Removal of release film exposes
Advantages
tacky surface which adds to
footing safety.
1, ICRQEvaluation Service,_Inc._
Approved Report No. 4252.
9. Can be left exposed up to 4 months
without any immediate ultra violet
2. Protecto Wrap's years of experience.
degradation.
kpplication
After removal of the old shingles and rooting
ielt, or completion of the new roof, ready to
•eceive shingles, remove any old nails, dust
jr dirt so that you have a dry, clean smooth
surface.
ICE & WATER GUARD is applied directly to
the plywood surface and rolled to obtain
maximum contact.
When the second course of the membrane is
ready to be placed remove the "Zip Strip"
from the first course and continue this
process until sufficient number of courses
have been placed to reach beyond the point of
the highest expected level of the ice dam.
Side laps with the "Zip Strip" removed are
approximately 21/2" and end laps should be
no less than 4".
Soffit and fascia areas should be inspected
for possible leaks and should be repaired by
caulking or other accepted practices.
Metal drip edges on flashing around
protrusion must be over ICE & WATER
GUARD.
When applying the membrane in the valley
start at the low point and work to the high
point rolling the membrane from the center
outward in both directions.
For ridge application center the membrane
and roll from the center outward also in both
directions.
When application of the membrane has been
completed check for any damaged areas,
fishmouths, etc. and repair as necessary. If
the membrane has been applied the same
day and is clean and free of dust or other
contaminants cut a piece of the membrane
so that the patch extends a minimum of 2"
beyond any point of the area that was
damaged and roll firmly.
it is recommended that the entire surface of
the applied membrane be rolled so as to
have maximum contact to the surface and
special attention to the overlapped areas.
Note
1. Application of ICE & WATER GUARD
should be made when temperatures are
35 °F or higher and apply only to a dry sur-
face. No primer is required on a clean
plywood surface.
2. Since ICE & WATER GUARD is a moisture
and vapor barrier, spaces under the area
covered must be properly vented.
3. Shingles can be placed immediately after
application of the membrane and all ap-
plied membrane must be covered and not
left permanently exposed.
4. After application of the membrame and
before removal of the release film the
surface is slippery souse care during
application.
5. Remove polyethylene release film before
final roof installation.
4
6. When ICE & WATER GUARD is applied
to concrete or metal surfaces priming
with Protecto Wrap's No. 100 Primer at
the rate of 150-300 sq. It. per gallon is
required.
DISCLAIMER:
The application instructions set forth above should not be
construed so as to create any type of express or implied
warranty in products sold by Protecto Wrap Company, or in
the application of such products.
Product Warranty Provisions:
Protecto Wrap Company expressly warrants,
subject to the Exclusion Of Warranties provi-
sion set forth below, that its products shall
be fit for the ordinary purposes for which
such products are used. NO OTHER EX-
PRESS WARRANTIES AND NO IMPLIED
WARRANTIES, including implied warranties
of MERCHANTABILITY and/or fitness for a
particular purpose shall be applicable to
any product(s) of Protecto Wrap Company,
except to the extent that any of such
products are specifically covered by an ex-
press warranty that is provided in writing to a
particular purchaser by an authorized em-
ployee of Protecto Wrap Company.
In the event of a breach of any product
warranty extended by Protecto Wrap Com-
pany, Protecto Wrap Company's liability,
and the associated claimant's sole and EX-
CLUSIVE REMEDY is EXPRESSLY LIMITED
to the repair or replacement of the defective
product(s) FOB Denver on a pro rata basis
according to the original sale price, so that
the claimant will effectively be charged only
for that portion of the normal useful life of
the defective product(s) which has elapsed
since the purchase date of the productfsl.
Under no circumstances shall Protecto Wrap
Company be liable for any consequential
damages, including any labor costs, that
may be associated with a breach of any
product warranty extended by Protecto Wrap
Company.
Exclusion of Warranties:
Protecto Wrap Company assumes no
warranty regarding the installation of its
products. In addition, if Protecto Wrap Com-
pany's products are not properly installed,
then no product warranties, express or im-
plied, shall apply to the products that have
been improperly installed.
f 300 * Protecto Wrap Company,
2255 S. Delaware St., Denver, CO..80223
(303) 777.3001 Telex 201117
4/87