BUILDING ENVELOPE ASSESSMENT
Building envelope problems are accelerated by moisture infiltration, wet, missing or inadequate insulation, poor construction practices, neglected maintenance and air leakage. All of these problems can be detrimental to your building. We will look at your entire building envelope and if there are problems, we can give you an idea of which of those problems are your most severe. Based on our findings, we can implement a long term plan in which your most immediate problems are addressed first.
COMPUTER BASED ROOF ASSET MANAGEMENT
There are a number of roof asset management software packages available and we will assist you in choosing the one that is most appropriate for your situation. In almost all cases, the most time consuming element of implementing a computer based management program is populating the database and keeping your information current.
LONG RANGE PLANNING
Planning for roof expenditures is a wise practice for everyone but is particularly important when your organization has a multiple roof facility, a mulitple facility campus or several locations. We can assist you by gathering your existing data, updating it and presenting a plan that forecasts roof expenditures for the next five to ten years.
ROOFING & WATERPROOFING DESIGN
Lyon and Associates, LLC has roofing and waterproofing specialists who have reviewed hundreds of system failures and have a knowledge of a wide range of roofing systems from shingle roofs to the most complex roofing systems on the market today. Building owners know the importance of a waterproof structure and it is our job to make sure those owners are pleased with our roofing and waterproofing designs. We will look at your existing roof(s) and perform the necessary prelimanary assessments to ensure you get the roof that best suits your needs and budget.
Lyon and Associates, LLC can assume the time-consuming administrative details when you contract for a roof replacement or major repair project. We can provide all of the necessary bid documents and contract forms, provide a list of competent bidders, conduct pre-bid meetings, aid the owner with bid evaluation, review submittals and shop drawings to insure they meet the requirements of the bid documents, conduct pre-construction meetings, progress meetings, final inspections, and lastly issue the roof warranty to the owner.
Project management often includes specification review, contractor selection and bid evaluation. It usually encompasses conducting the pre-bid conference, conducting the pre-construction conference, reviewing and evaluating change orders, reviewing and approving contractor invoices, and observing and evaluating work in progress. Complete project management would also include participation in all project related meetings, preparing punch lists, conducting final inspections, warranty paperwork administration and the issuance of a project book.
QUALITY ASSURANCE INSPECTIONS
Progress inspections can be conducted on an a la carte basis, as requested. Fees are based on the distance to travel and the amount of time spent on the roof. Often job site inspection is included in the flat rate for complete project management.
During our QA inspections it is not uncommon to find issues that need to be corrected. In this instance, during our inspection, we noticed the base sheet of a modified bitumen system had excessive "fish mouths" and "mole runs." Before the contractor commenced work the following day, these areas were corrected.
It is important to have QA inspections done regularly throughout the construction process. Sometimes an issue may arise on the job-site that wasn't previously accounted for. In this case, a mechanical contractor installed a steam trap to close to the roof surface. This wouldn't have been an issue if we were going to be replacing the roof with the same amount of insulation, however the new roof called for thicker insulation. The steam trap had to be raised to allow for adequate clearance for the new roof system.
AQUISITION / SALE DUE DILIGENCE
The value of your assets as recorded in your company’s accounting records, has nothing to do with what they are actually worth if they were to be sold on the open market. If you intend to sell your building, you should obtain a rough estimate of its value, this includes your roof. Whether you are aquiring or selling a property, Lyon and Associates can inspect your roofing assests to ensure due diligence.
Building owners can sometimes be the recepient of poor workmanship as it pertains to their roofing assets. We can examine any deficiencies in your roof system caused by contractor negligence, and offer our opinion and corrective action. If the roofing project goes into litigation, we can testify based on our special knowledge and proficiency in roofing.
All roof systems can be damaged as a result of mother nature. Roofing systems should be physically inspected to determine if there is actual hail or wind damage. Hail and wind damage is subtle in nature and may not physically cause leakage for years after the storm. Sometimes insurance providers deny claims, if you have been denied of your claim, whether your are a home owner, or an owner of a commercial building, we can give you a detailed third party inspection report to file with your insurance provider.
We will visit your site and help you determine the cause and source of your leak(s). Among the tools we use for finding the source of a leak is a Tramex RWS. Once the cause and source is identified, we will work closely with you to establish the most appropriate solution.
We tailor our reports to best suit your needs and budget. We start with a visual examination of the roof for the purpose of gaining a grasp of the scope and breadth of the evaluation that will be required. We will then provide a proposal that clearly defines the elements to be included in the evaluation. In many cases, a few of the components of the evaluation will be offered on an a la carte basis, for example infrared analysis or laboratory testing.
Often the condition of exterior walls is not recognized as the source of interior leaks. We look at the condition of your entire building envelope and will make you aware of common wall problems such as failed caulk joints, loose or missing mortar, blocked or improperly installed through wall flashings, and moisture contained within your EIFS (Exterior Insulation and Finish Systems). Recommendations will be made based on our findings.
INFRARED MOISTURE ANALYSIS
The use of infrared analysis to detect moisture in your roof system (insulation) is a very effective tool for maintaining and managing your roof assets. IR can help confirm the good condition of your roofs as well as identify problem areas. For management purposes it allows budgeting for maintenance and/or replacement to be much more precise.
Wet insulation in a roof system acts as a heat sink. As the roof is exposed to sunlight during the day, wet areas take longer to heat up but are also slower to cool down in the evening. At night, wet areas of the roof show up as "hot spots". These areas are marked on the roof as well as identified in a drawing.
Wet insulation does not insulate and if left in the roof system can cause damage to your roof decking. New roofing should never be applied over wet insulation so IR is valuable when considering a roof over a roof procedure. In the case of a retrofit, the wet insulation is removed and replaced in kind before any new roofing is installed.
SPECIFICATION REVIEW, CONTRACTOR SELECTION, & BID EVALUATION
In the event you have already put "the wheels in motion" and are ready to commit to a project and/or contractor, we can review your project documents and bids to help ensure you're properly protected. Detailed project documents (specifications and drawings) are one of your best protections in preventing project related misunderstandings
WARRANTY COMPLIANCE PROGRAMS
Many building owners have a vague understanding of the fine print included in their roof warranty. Most warranties require that certain conditions be met in order to keep the warranty valid. We can ensure that your roofs are warranty compliant. This program often goes hand in hand with the "Proactive Maintenance Programs" described below.
PROACTIVE MAINTENANCE PROGRAMS
To implement an effective preventative maintenance program, a thorough initial inspection of the roof(s) is required. The purpose of the inspection is to identify any condition(s) that may be the result of or lead to roofing damage. Once the inspection is complete and defects identified, we will work with your maintenance personnel or roofing contractor to ensure the appropriate repairs are completed. Follow-up inspections are performed at least two times per year. Other inspections can be done after severe weather, or when there has been excessive foot traffic or when other conditions that may cause roof damage have occurred. Accurate, computer based records are kept of all activities on the roofs covered under the program.