Choices and challenges in roofing projects.

The variety and depth of single-ply systems ensures one which can be tailored to both building need and building owner investment.

Almost any commercial building owner or facilities manager can agree that roofing systems are tough guys, enduring some of the most severe environmental stresses

Yes, say the industry's single-ply manufacturers, citing such qualities in their systems as lighter weight, relatively safe installation, easy inspection and maintenance, energy efficiency, thermal adaptability, and design flexibility to accommodate most roof slopes. However, ensuring optimal performance from both the variety of available membranes -- elastomers, thermoplastics, modified bitumens -- and preferred attachment systems -- fully adhered, mechanically fastened, ballasted -- requires a commitment from building owners, too. Only through properly investigating the systems best suited for each roofing or re-roofing project (a guideline for the selection of any building component) can owners reach their main objective: system longevity.

* History and warranties

No longer considered a "new kid on the block," single-ply systems first came on to the buildings scene in the mid-1970s and bloomed into maturity during the 1980s. "They were first offered in response to dramatic changes in roofing practice in this country," says Jim Hoff, manager of Contractor Services at Firestone Building Products Co., Carmel, IN. "Part of that had to do with the |1970s'~ price of oil and asphaltic products in general. And there were some real discussions and questions about the longevity of conventional roofing systems at that time."

Providing assurance to building owners about the performance and longevity of a new generation of roofing systems, however, resulted in the introduction of what has become one of the industry's present-day frustrations: warranties. On one hand, today's warranties for single-ply systems generally offer written clarification of responsibilities to both building owners and manufacturers. On the other, they have resulted in a distortion of many building owners' expectations. "It's very important to judge and select a |roofing~ system by its performance and quality of product, but |some building owners~ have been romanticized by roofing warranties," says Steven Moskowitz, manager of Technical Services at Northampton, MA-based JPS Elastomerics Corporation/Roofing Systems Division. "When you purchase a car, is it because of the quality of the car or because of the warranty? You really have to weigh both things."

In fact, say sources, some less sophisticated building owners can be wooed by system warranties alone, often overlooking exclusions and conditions in favor of length of coverage. "The words 20 |years~ and NDL really catch everyone's eye," says Michael Johannes, general manager of Trocal Roofing Systems, Piscataway, NJ. "Most people have tuned into No Dollar Limit, but in some cases, NDL simply means NDL. There's a lot of marketing used with warranties."

* Performance comes first

That's not to suggest that warranties shouldn't be a consideration in roofing selection. But proactive owners must temper their roofing decisions with proper specification, quality installation, and a predictive and preventive maintenance program to fully realize their roofs potential.

How does cost enter in? For some owners, first-cost is paramount. Less expensive up front, say sources, does not necessarily mean less expensive over the life of a roof. In addition, some building professionals have been known to act irresponsibly by unsuccessfully stretching an outdated roofs life through unprofessional (i.e., unreliable) remedial practices, thereby losing an opportunity for selective tear-off on an existing building. "|Building owners~ need to look at the components of a |roofing~ product and performance issues," says Neil Robinson, advertising manager for Joplin, MO-based Tamko Asphalt Products, Inc. "They also should look at the manufacturer as a whole and how it stands behind its products and handles complaints. They need to look at life-cycle costing."

Gene Cronin, manager of Advertising and Customer Service for Carlisle SynTec Systems, Carlisle, PA, concurs with Robinson's assessment, but adds that outside factors affect owners' position on price. "Price certainly enters into the picture, but |owners~, in turn, are being impacted by the financial institutions where they're getting their money. Everybody is looking at the dollar and, therefore, must respond to that.

"However, we still try to sell life-cycle because we feel it is very important to the overall, long-term cost of the roof."

Additionally, life-cycle costing for today's single-ply roofing installations provides a greater financial return to building owners than ever before due, in part, to the systems' product improvement processes. Almost universal reinforcement of membranes has resulted in a longer-term resistance to punctures, as well as dimensional stability during thermal and wind-induced stress. Former attachment problems have been addressed through either improved chemical compositions in adhesives or re-engineered mechanical fastener systems. Compatibility of structure to insulation and membrane -- physically and chemically in both new and existing projects -- is now well recognized as key to a successful system.

* Proper specification, then maintenance

However, no roofing system can realize its full potential without building owners accepting responsibility for their part in the process, says Joseph E. Schwetz, western technical service manager in the Denver office of LaGrange, GA-based BondCote Roofing Systems. "Common sense, along with a well-planned and well-executed maintenance program, will alleviate a lot of headaches and problems. In addition, restricting, as well as monitoring, roof traffic makes it easier to know who to back charge for |subsequent~ damage."

But owner responsibilities begin in the beginning when common sense can assist owners during roofing system and contractor selection. "Stay with things that make sense in your own mind," says Trocal's Johannes. "Don't let people talk you into trends or costs that are prohibitive. For smaller building owners, look to peers who do a lot of roofing projects. If you see them move away from something, believe me, there's probably a reason."

Ask to see installations, adds Schwetz. "Ask for a |manufacturer's~ field rep or a technical manager. When you go up on an existing roof of whatever manufacturer, don't be afraid to ask questions. Look at details. 'Why did you do that? What's the purpose here?' And, if possible, view a system as it's going down. You can learn a lot by talking to the |roofing~ crew."

In fact, Firestone's Hoff points to workmanship -- or lack, thereof -- as a major factor in a roofing system's success. "Because there has been a proliferation of systems, the biggest risk today is to |hire a contractor~ to install a roofing system |with~ which the roofing crews are unfamiliar. I've seen a number of good single-ply contractors have difficulties when they decided to get involved in the asphaltic side of the business, and conversely."

"If someone has doubts, go right to the manufacturer," adds Carlisle's Cronin. "I have rarely seen a material failure."

Moskowitz of JPS Elastomerics, however, notes the contractors' dilemma. "When a contractor goes out to a job, it has to meet really two sets of specifications: the owner's specification, as well as the manufacturer's specification. If the contractor satisfies the owner's and doesn't satisfy the manufacturer's specification, it is going to have a tough time getting a warranty. Whereas, if the contractor satisfies the manufacturer's specification but not the owner's, it may have a tough time getting paid."

What's ahead for the single-ply roofing industry? Tamko's Robinson, perhaps, speaks for all of the single-ply industry's major players: "Neverending improvement. We make a good product and we want to stand behind it."