I Need Help With My Warehouse

Scribbles

I have a 9,000sqf warehouse that I work out of, it is a concrete tilt up with a metal roof, and it is about 25-30 years old. The roof is leaking and the owner, (who is a friend of mine) has paid a few roofers to fix the leaks they got on the roof, squirted a few tubes of caulk around, charged 1-2k, and next rain storm it did the exact same thing. He has asked me to find a good roofer to get it fixed properly, and I need to know what to start looking for, and how to tell if the roofer is fixing/bidding the work that needs to be done. The worst leaks are coming from the seam from the walls to the roof.

What I need is a detailed check list to start looking at and what potential problems these roofs are subject to. I have done several wood, and composite roofs over the years but never a flat warehouse roof. So I don't even know what I am looking at.

Scribbles

double post

dubz

It probably needs a new roof. I did one once that was rotting (rusting) from the inside out. Does it have white polly wrapped insulation laying across the purlins with the roof panels directly on that? I don't think that's a good thing. Moisture from condensation is trapped in there constantly. They do a lot of them that way still though.

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http://brianwilsonconstruction.net

buildpinnacle

If you contact a good roofing company, they will tell you what you need to do. It sounds to me like the landlord never wanted to pay the appropriate amount of money to fix the roof properly....hence the continued leaks. If a restoration system needs to be applied, be prepared for numbers approaching $30K.

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Scribbles

That is when they come in and spray some membrane over the entire roof correct? I have had estimates from 5k-40k; the only thing that bothers me is everything comes with 0 warranties. It has never been a problem before the leaks are very minor, just a half dozen drips, and this is a warehouse in California so no snow, and only 12 or so inches of rain a year, The only reason we are even worried about it is the finance company wants it fixed, I just want to know what to expect and how to weed out the crackpots, the finance company estimated the roof would cost 12k to fix. So what are they expecting?

Scribbles

There is no rust on the underside. It is un-insulated galvanized panels, I will get on top of the building Monday and start to look around and see what I can find. The leaks are minor, but persistent.

rustyjames

If the roof is flat then technically it's not a metal roofing system, it's a metal deck which is typical in commercial construction. If that's the case then it will typically be a built-up system or a single ply rubber. It's probably due to be completely stripped down to the metal deck and redone. These days rubber over insulation board seems to be most common replacement. Now would also be a good opportunity to beef up the insulation to save on energy costs if you're in a heating climate.

genecarp

Hire a competant roofer (commercial roofer).........

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Deicide1

The rubber washers on the screws generally dry/rot out. They also can't be over-tightened as the rubber will get pushed out. I've fixed a whole lot of metal roofs just by replacing the screws.

JSC

This will fix it. Have done several metal R-panel roofs with great results.

http://www.toppsproducts.com/

buildpinnacle

This is an example of one of over 400 manufacturers that have roof coating systems. I have had several mailings from this company but haven't tried them yet. If it is an R panel, butler panel, or standing seam roof, this system properly applied will correct the problem and should come with up to a 10 year No Dollar Limit warranty for the right price....Closer to the higher side of your numbers.

If you are looking at the bottom of the deck and seeing the flutes of the deck, you may have made a mistake to the type of roof system you have. If you have a membrane roof system and have had a ton of leaks I would recommend having an infrared report done to determine the amount of wet insulation as it HAS to be replaced prior to any repairs or replacement. Your choices insofar as roof system are many and without knowing the area you are in or the conditions of the building I couldn't recommend. Take some pics of the roof from the top and the wall flashing details and we may be able to offer more solid advice.

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Scribbles

I will take my camera on the roof on Monday and post up. My feeling is that the screws are dry rotted, And that the keyed flashing from the roof to the concrete wall has /or is in the process of failing. Either way I will post up on Monday. Thanks for the help.

Mike(VA)

Are you renting the space from your friend? If so, then the obviously stupid question is why are you doing all the legwork for the landlord? As a friend, I would beg out due to lack of expertice in the roofing trade. You suggest someone who takes him to the cleaners or does a crappy job, tag, you're it. The landlord is receiving all the benefit of a new roof and your legwork.

If you are paying nothing, or a very reduced rent, MAYBE you could still help him out a bit, but the same thing applies. You suggest the wrong company or wrong course of action and you may be buying a roof.

Just my $.05 worth.

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I EXPECT THAT SOMEDAY I WILL SEE THE FRUITS OF MY LABOR. IS IT SOMEDAY YET?
Clifton, Great Falls, McLean, Fairfax Station, Manassas, Virginia Renovation Contractor

genecarp

Maybe he is the landlord. G 1+1=3

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Scribbles

I am most definitely not the landlord. I don't have the bankroll, I worked for the owner for about 15 years, and he downsized his company that 2 years ago occupied the entire building, and helped me start my company. He then moved most operations out of state due to the economy, and he rented 1,200 sq feet to me for my shop, in a back corner of the building, it is a small shop but great for just me. I am only paying about 30% of market rate for my shop in exchange for keeping an eye on the building and doing small maintenance for the other tenants. Painting, adjusting doors, replacing locks, I rebuilt a bathroom, stuff like that, but I have no idea what I am looking at when it comes to commercial roofs. There are 4 other tenants in the building besides me. The owner is old enough to be my father, and took me under his wing when I was 18, and tough me my trade, He offered me a job in Nevada but I have two much family here, But he is no longer in California, hence asking me to take care of it. I just don't want to screw it up.

JSC

Where is the location of the bldg?

nEighter

We looked into recoating a GM plant here in KC. We looked at ToppsProducts *my neighbor is an ex toppsproducts salesguy*, we looked into using CIM (Commercial Industrial Membrane), we looked into sunlifesystems. One thing you need to make sure is if their is low laying areas where water pools. If that is the case, most of your membranes don't like ponding. They will actually start to fail by premature wear/weathering *rot*.

This stuff is good: http://www.cadeco.com/productfiles/C...ies-CIM800.pdf

Scribbles

little north of sacramento.