The RGC Guarantee Program

BY ROB HARRIS, RRO

The RGC Guarantee Program is used throughout BC for roofing on institutional, commercial, industrial, and multi-residential buildings. Five and ten year terms are available; both are backed by the Roofing Contractors Association of BC (RCABC) to repair leaks due to defective workmanship or materials, for the term of the guarantee.

The guarantee program is effective because all work must be done by an active RCABC member company installing proven, accepted material systems to RGC Guarantee Standards and the material manufacturer’s published instructions. The process from start to finish is reviewed by an accepted independent inspection company reporting to RGC and the owner’s representative.

The process for most re-roofing projects usually starts with a survey of the building by one of the accepted inspection companies. The inspector reviews the current roof system and details such as HVAC units, skylights, and vents etc., taking all of the information required to write a specification for the project. The specification will dictate the removal of the old roof components, alterations and repairs to the roof deck and details, as well as installation of the new roof system. With a detailed specification, qualified tenders will be bidding on the same scope of work.

When the project is complete and final inspection passed, copies of all reports are sent to the RCABC Guarantee Corp. (RGC). The Guaran tee certificate is then printed and sent to the roofing contractor to sign and give to

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the building owner. At the two year anniversary of the guarantee, RGC will send notice to the inspection firm that the reinspection is to be done. The inspector then accesses the roof to look for deficiencies that would be detrimental to the roof as well as maintenance issues, usually removal of debris or physical damage. Copies of the report are sent to the roofing contractor and building owner by RGC. The roofing contractor is required to correct any problems that are their responsibility, at no cost to the owner, and send notice to RGC that any deficiencies have been corrected. RGC takes full responsibility for the guarantee at that time. Maintenance issues which are the responsibility of the owner are also noted. The ten year guarantee has maintenance inspections at the five and eight year anniversaries.

Roof leaks must be reported directly to the roofing contractor as well as RGC for the first two years, and then to RGC after the two year reinspection. The claim must be in writing and can be sent by fax or email to the Technical Manager, who will assign a member contractor or inspector to investigate and/or repair the leak.

There are a variety of roof systems available today and selection should be made for building type, use, and local environmental conditions. With all sys-

From left to right: needed repairs to roof deck discovered during re-roofing project; high maintenance details at roof-top units; blister in need of repair.

tems, a stable substrate is essential. Movement of the substrate or board insulation that supports the roof material can pull the roof membrane. This results in ridges and wrinkles and the eventual pulling away of the roof material from upstands or splitting.

Attachment methods to the building, and between components of the roof system, are varied. The methods used are adhesive, mechanical, or ballasted. Adhesives require proper surface preparation and climactic conditions to ensure that a bond is made to the material and substrate. This usually involves cleaning, drying, and priming. The type of primer and adhesive used must be compatible with all the components in the system.

Mechanical attachment of low slope roofing membranes is increasing in popularity. Proprietary screws and stress plates are installed within the lap seams at spacing that has been designed to withstand a level of wind uplift force. The membrane layout and fastening pattern required is determined by an evaluation of expected wind in the area, building height, and local topography.

Ballasted roof systems are primarily held in place by the weight of the overburden and mechanical fastening at perimeters. The ballast can be aggregate, pavers, landscaping, or a combination of these. The major concerns when installing this type of system are protection of the membrane from the overburden, and maintaining effective drainage.

Proper maintenance of roof systems during their service life is the best way to get the full value out of your investment. When maintenance is not done, the roof system may fail prematurely and the guarantee, however long, will be voided. The cost of a roof leak is not only limited to the actual repair of the roof but also the potential water damage and disruption to activity within the building, which can be more expensive and is not covered by the guarantee.

Removal of debris is the easiest step, but unfortunately is often overlooked. A build up of debris will impede the drainage on any roof system and is the most common cause of leaks during a heavy rainfall. Small debris, such as leaves, is carried by the water flow to the drains and effectively forms a dam around them, causing water levels to rise above the waterproofing height, and leak or potentially damage the structure of the building. On shingled sloped roof systems, the restriction in flow directs water through to the building’s interior. Large items such as old HVAC units, construction materials, or storage from building occupants left on the roof will eventually deform and push through the material. Caulking and other exposed seals at curbs and pipes, etc., will need to be replaced several times during the service life of a roof system. An appropriate material that is compatible with all the components it contacts has to be selected, and surfaces prepared as per the printed directions from the sealant manu facturer to extend the time be tween replacements as long as possible.

With all roof systems professional experienced contractors installing and maintaining your roof is the key to getting the maximum value from your investment.

Rob Harris, RRO, is the Assistant Technical Manager for the Roofing Contractors Association of BC (RCABC). The association provides 5 and 10 year third party guarantees for roof systems installed to the Roofing Practices Manual standards, and ap pren ticeship training for the province. ❏

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