We
are hired for our (40) year Stability, Proven Reliable Quality, and
Performance because (Investment Value) is what customers Really Care
About!
Serving San Diego County and Southwest Riverside
San
Diego (619) 233-0903 / S. D. Coastal (760) 436-1292 / S. D. Inland
(760) 740-9000
Temecula (951) 695-4900
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Roofs and Balcony Waterproofing, to include Siding, Wood Decks, and Above-&-Below Grade Drainage require proactive maintenance.
Protect your investment; Roof systems do not improve with age!
 Preventative
Maintenance is critical to roof performance and its longevity, and preventative maintenance can mean the
difference between expensive structural renovations involving the roof
substrate sheathing, rafters, and fascia damage caused from Termite, Dry
rot damage, and Toxic Mold spores, which can link the structure to the
"Sick-Home-Syndrome"
Waterproof system performance requires proper design, product specification, professional workmanship,
and proactive maintenance, however, failure in roof management will
compromise performance and shorten service life. Moreover, waterproofing performance can be significantly improved providing the contractor complies with product and code approved specifications.
We operate under a 40-Year proven scope-of-work performed by seasoned supervised employees and our custom quality projects include considerations for potential
failures from weakened "Roof Deck Substrate," "Roof Rafter structural supports," to include long lasting exterior "Deck Waterproofing" systems also involving considerations for potentially weakened deck sheeting shear strength caused from live-load expansion / contraction to floor joist, to include but not limited to corrosion from exposed deck to wall flashing.
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Roof and Balcony waterproof Preventative Maintenance
Roof
and deck waterproof systems are valuable assets that must be maintained. A
successful preventative maintenance management program depends on periodic roof and deck surface inspections
involving regularly scheduled maintenance repairs often times initiated by
the property manager or property owner. A typical roof inspection may be limited to visual inspections,
considered a limited moisture survey, whereas, a destructive testing inspection may include core sample collecting and
testing procedures referred to as (Destructive Testing) in order to identify potential
issues between the plywood substrate and the roof Underlayment that may also include
a prioritized repair scope-of-work recommendations also involving elements of a proactive maintenance program.
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- Elements of a Proactive Maintenance Program: The
success of a waterproof maintenance program depends on the cooperation of
both the experienced contractor and building owner. Careful monitoring and
inspections of a roof and/or deck along with good record keeping and reporting
procedures help ensure the complex waterproof system will perform to the extent of
its design life and beyond.
- Built-up Roof (BUR) Visual Inspections: We
prepare a maintenance inspection checklist as a guide in order to
perform a thorough visual evaluation of the exterior roof surface conditions,
roof perimeter edging, Parapet roof walls, roof penetrations (flashing), rooftop
equipment, expansion joints, pitch pockets, A/C Platform flashing, and drains, etc.
- We also offer flat roof leak area repairs involving removal of limited work areas in order to help determine if a roof patch can prolong the roof life. Roof repairs to an Asphalt mopped (BUR) system are different from that of the Torch Applied Modified Bitumen (BUR) System, and therefore, using one type product to repair another can be difficult at best due to potential "Bonding Failures". Our proven (BUR) repair scope of work involves using same type product, i. e., Asphalt mopped (BUR) systems for the Asphalt mopped (BUR), and Torch Applied Modified Bitumen (BUR) for the Torch Applied Modified Bitumen (BUR).
- Tile Roof Inspections: We
visually inspect for stretched and slipped tile which may document
exposed nail penetrations as well as exposed Underlayment, roof
penetrations such as vent jacks, step roof flashing, chimney and
skylight flashing, ridge, hip and rake tile to include a visual
inspection for water stains at the rafter tails and the fascia. The
inspection may also involve core sampling (Destructive Testing) to verify that the root field and trim tile are adequately secured to the plywood substrate.
- Deck Waterproof systems: We visually inspect for potential decay of deck to wall flashing, surface drains and scuppers, railing post deck penetrations, waterproofing surfaces, ponding water, and door threshold flashing, etc.
- Core Sampling: A
thorough analysis of a roof system frequently requires roof samples involving destructive testing or spot inspections. Spot inspections are performed by removing the root tile and Underlayment within specific areas that appear weak. Spot inspections can help document whether or not the roof sheathing has water stains to include verifying the presence of potential moisture under the roof
system, to include whether the roof is constructed according to
local Building Codes as well as the product manufacture specifications.
- Repair Materials used in Roof Maintenance: Our
roofing inspectors are familiar with the common materials used for roof
system repairs for BUR systems, i.e., rock cap; cap sheet; and
single-ply; to include acrylic latex exterior deck waterproofing
products as well as asphalt shingles, concrete, and light weight tile,
clay tile roof systems, i.e, roof tile products; tile
fasteners, and high wind clips; plates; discs; screws; flashing, and counter flashing as well as
other accessories used in roofing.
- Repair Techniques: In
certain instances, we may offer suggestions for emergency repairs
before they occur, which may include; membrane and flashing; roof
edging and fascia; roof penetrations; expansion joint covers; step
roofs and area dividers; pitch pans; to include other repairs which
include bonding agents.
Our Preventative Maintenance program is generally limited to
visual inspections of the exposed rooftop surface, roof penetrations,
as well as roof system components, however, in addition to visual
inspections, destructive testing maybe suggested to help evaluate a
suspected roof-decay area or a specific water intrusion area.
The
following visual inspection scope of work is considered a limited roof
inspection with recommendations for repairs to specific areas only,
which may include recommendations for complete re-roofing depending on
roof age and condition.
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√ Flat roofs with ponding water can cause rafter structural damage as well as roof stretching resulting
in water intrusion... To repair this problem, others may recommend roof drains; however, roof drains can become maintenance problems. To help improve flat roof drainage, for the past 25-years we have been
installing lightweight particleboard, nailed over the existing plywood
substrate sheeting prior to installing
the (BUR) system.
√ Roof system covering and condition, which may not include an (estimated projected roof life expectancy)
√ Tile (slipped, missing, broken) and tile, which have over-exposure with (exposed nail heads)
√ Water stains behind the (fascia and exterior siding)
√ Asphalt shingles (curling, open fractures, missing, and signs of general wear and tear)
√ Roof (discoloration) within the area of the exposed rafter tails, which attached to the fascia.
√ Stucco wall (discoloration) as well as stucco areas above windows, doors, and exterior light fixtures.
√ Roof fascia edges and below the wood fascia with visible signs of (dry rot damage)
√ Flat
BUR systems; "Rock Cap and/or Cap Sheet" with visual signs of (standing
water, roof blisters, missing and/or decayed rock cap, cap sheet with
areas of missing granules, separation of a BUR at the roof edge metal,
lose debris, clogged interior drains, scupper drains, overflow drains,
and if visible from the roof, inspect for clogged down spouts)
√ Underlayment felt (decay and/or open fractures)
√ Pipe vent jack flashing cement or caulking seal with (open fractures)
√ Edge metal seam (separation) at roof edge.
√ Parapet roof wall vertical surface's plus inside and outside corners with (open fractures)
√ Soft or (spongy) areas of roof deck surfaces.
√ A/C, Solar Units, TV, and Cable (roof flashing mount) with open fractures.
√ Step down roof (counter flashing) and other items related to the specific roof system.
√ Deflections as required to (redirect) surface water.
√ Perimeter and (chimney curb flashing and counter flashing, valleys, roof to wall flashing, and attic dormer vents).
√ Through roof deck penetrations with (electrical conduit and plumbing)
√ Mechanical and Electrical Equipment (attachments to roof surface)
√
Skylights (frames, flashing, and outer lenses) as well as built up
(roof crickets) located at the high side of a skylight for diverting
surface water.
√ Mansards; type and (condition)
√ Parapet roof walls; type and (condition)
√ Pitchpan flashing decay.
√ Sleepers and supports for (raised) A/C Unit platforms.
√ Sheet Metal flashing (coping) for parapet cap flashing.
√ Vegetation and tree overgrowth.
√ Attic ventilation penetrations.....and more!
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| Roof and deck waterproof systems are designed to protect the structure from water intrusion; therefore these complex systems require preventative maintenance. Furthermore, consider that even a small puncture in the roof membrane can produce extensive structural damage over time. However, a (roof-over-roof) will be difficult at best to repair because water can travel through separate roof systems and enter the structure through the original roof nail penetrations, thereby requiring removal of large roof areas in order to locate the leak entry area. Furthermore, the traditional roof systems can comprise a wide variety of components, i. e., 1) Roof Drains; 2) Pipe penetrations; 3) A/C Units; 4) Solar Units; 5) Skylights; 6) Edge flashing; 7) Wall flashing; Step flashing; 8) Parapet roof wall regrets; 9) Counter flashing; 10) Chimney chase covers; 11) Chimney flashing; 12) Interior drains; 13) Scupper drains; and 14) Attic ventilation just to name a few… Roof failures can also involve electrical hazards and fires… Visually inspect the roof eave rafter tails for potential wood rot, which is a red flag warning relating to roof leaks… Preventative maintenance helps to preserve roof longevity. Don't let your property end up on the Sick Home Syndrome List! |
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Exterior Deck waterproofing Preventative Maintenance:
Due
to expansion/contraction of the concrete foundation coupled with sheet
metal flashing corrosion from the elements to include wear and tear, an
exterior deck waterproofing system must be inspected periodically.
Our
"Preventative Maintenance Scope of Work" includes, but is not limited
to the following:
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| When estimating projects, we include expenses relating to:
1) Employee safety hazard concerns relating to CA/OSHA and State Comp safety regulations as well as considerations
for potential safety hazards relating to 2) the elderly, 3) the
handicapped, and 4) the
safety of children who are residents or
visitors or residents of condos', apartments', and assisted
living facilities, as well as others who are residents of the home
where the project is to be performed.
Considerations
involving project expense for: 1) immediate emergency involving the
potential for overtime, and 2) Federal and State projects, which
receive priority over the private sector, and may involve prevailing
wage rates under the DOL Davis-Bacon Act.
Additional project expense can relate to:
1) Pre-scheduled project's, 2) Work-in-progress, 3) Weather related
conditions involving temporary tarps,
4) Overtime, 5) Safety hazards, 6) Inflation, 7) Operating overheads, 8) Travel time, 9) Poor access,
10) Temporary cover,
11) Product availability involving special
trips to Material Bone Yards as some products are no longer manufactured, 12) Callback expense, 13) Dry-rot and Termite damage iunspection,
14) Structural and Flashing modifications, and 15) Structural Revisions, which had failed by the Wanna Be Contractor requiring enlarging previous failed repair works areas by others linked complete re-roofing coupled with roof structural renovations (BELOW THE ROOF COVERING) caused by construction defects.
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What we look for
Flat Roof repairs
to a low-pitched roof system with granulated cap sheet or smooth
surface cap sheet include visual inspections for cuts and/or
punctures to the membrane, which may produce blisters in the
surrounding area to include roof covering separation from the edge
metal, wall flashing and/or pipe vent jacks. Whereas, dense rock cap
roof systems may hide these conditions requiring destructive testing by
removing (shovel scraping) the rock cap in large areas to allow visual
inspection of the smooth surface interply for the conditions referenced
above.
Ponding water to
include signs of surface water stains will tend to wash off the roof
covering and may blister and peel the roof system resulting in exposure
to sunlight.
Sagging or DEFECTION:
Stretching around vent jack flashing; Discoloration of Curbs and Walls
and/or Sagging wall waterproof covering may be the result of a poorly
designed roof system, therefore, we include considerations for adding
Roof Drains and/or roof Crickets Because in addition to stretching and
fracturing the roof system, trapped water and debris can also create
structural damage.
Oil and Solvents can
adversely affect Roof Membrane systems resulting in their loosing
strength and resiliency, therefore, periodic inspections are required
around and under Air Conditioner Compressors with oil leaks, or from
spilled oil during periodic maintenance and Kitchen Exhaust Fan Grease
from cooking exhausts can accumulate, especially if filters are not Cleaned frequently.
HIGH WINDS Can damage
exposed sheet metal flashing, cause puncture or cutting of the roof
membrane, dislodge rooftop units and/or cause the roof or it's
components to blow across the roof causing extensive roof membrane
damage.
EARTHQUAKES AND GROUND MOVEMENT Can cause the roof system to fail from stretching and buckling exposing the roof substrate and walls allowing structural damage from water intrusion.
Gable (pitched) roofs with
clay or concrete tile may require "Destructive Testing" to located the
roof leak involving removal of a number of roof tile to
allow inspection of water stains to the substrate, which are hidden
below the Underlaymen
WOOD DECK STRUCTURAL RENOVATIONS can relate to extreme safety hazards requiring temporary supports as documented in this site.
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