1-Gateway Proposal for Reroof Report.pdf

Tuesday, April 29, 2025

Adam Bealer The Gateway Academy Project

RE: Cedar City GatewayAcademy Reroofing Proposal and Specification

Dear Mr. Bealer;

This report reflects the roofing system installation as of 13:30 hours on April 29, 2025. I visited the job site twice, at 10:20 and 13:30 hours.

Note: The recommendations contained in this report should not be construed as a directive to the contractor to proceed with work or remedial actions that will impact schedule or budget. It is the responsibility of the owner to endorse the design of the “construction assembly” and issue contracts for construction.

Proposed New Roofing System: It is proposed that the following method of application be followed to provide a 20 year roofing system warranty and the building upgrades needed to facilitate said warranty.

New 80 mil Mechanically Fastened Versico TPO with OctaGuard Roofing System:

1. Remove Existing TPO Membrane

2. Replace any damaged insulation and/or thermal barrier.

3. Existing curbing around mechanical units is adequate for proper flashing and termination details. No improvements required.

4. Carefully remove and reuse existing cap metal.

5. Replace all wall flashings and pipe flashings with new. Ensure all walls are fully-adhered.

6. Minimum of three (2) perimeter sheets installed 12” on center.

7. Field Sheets are to be a maximum of 10’ wide and fastened 12” on center.

8. Add tapered 1.25# EPS crickets to the existing roofing insulation to eliminate ponding water against parapet walls and drains. Areas for additional cricketing are indicated on roof image. Tapered insulation should be secured to decking

9. New 80 mil Versico TPO roofing membrane.

10.Provide a 20 year NDL System Warranty.

*30 Year NDL Edge-to-Edge Warranty Alternate:

1. Remove existing roofing system down to wood decking.

2. Add a new 3/4" plywood deck

3. Install new 1.25# EPS tapered insulation

4. Install new Versico 80 Mil VersiWeld TPO with OctaGuard

5. Minimum of three (3) perimeter sheets installed 6” on center.

6. Field Sheets are to be a maximum of 10’ wide and fastened 6” on center.

7. Install new Versico Versitrim metal fascia for 30 year NDL edge-to-edge warranty

**ALTERNATE: Provide pricing for a new layer of 2.6” VersiCore

If you have any questions, please feel free to contact me at 801-458-7207 or justin@division7bec.com.

Justin Spencer Building Envelope Design and Consulting Division 7 BEC cc: Regional Manager Project File joints to make joint air and watertight.

I. Remove existing sealant and clean up the gap to allow for installation of Emseal

Seismic Colorseal to be installed in lieu of sealant and backer rod.

3. Repair damaged stucco and sealant and replace with Emseal Seismic Colorseal expansion

I. The existing natural gas line will need to be supported with new Greenlink pipe supports. There are multiple areas where the existing pipe will need to be adjusted to allow for new roofing system to be installed. Include the cost of the pipe repairs and new pipe supports in your bid.

2. New Greenlink Pipe Supports for all HVAC and gas lines on roof.

polyisocyanurate insulation to entire roofing surface. This will increase energy performance and provide long-term savings for both electrical and natural gas expenses.

Page P3 of P8

Add tapered EPS crickets to all drain locations and in all areas where existing roof system lacks adequate slope for proper drainage. Purpose is to eliminate all ponding water situations.

Remarks

Install new cricketing to improve drainage on roof. Replace all pipe supports with new Greenlink pipe supports.

Photograph #2 Improper Cricketing and Pipe Supports

Photograph #1 Inadequate slope to drains. Remarks

Page P4 of P8

Install new 1.25# EPS crickets behind all HVAC units that need it to ensure proper drainage. Install proper pipe supports and flashing around electric conduits.

Photograph #4 HVAC and Pipe Supports Remarks

Image of the multiple HVAC units. All Curbing appears to be in excess of manufacturer’s minimum requirement for height. Ensure proper detailing is performed around each unit and its pipe and electrical conduit.

Photograph #3 HVAC Units and Pipe Supports Remarks

Page P5 of P8

Photograph #5- Sealant Replacement Remarks

Existing sealant needs to be removed and joint gap needs to be prepared and new Emseal Seismic Colorseal expansion joints installed to maintain air and watertight integrity.

Page P6 of P8

Photograph #6- Joint Repair Remarks

Remove existing metal support.

Remove sealant and repair joint so new Emseal Seismic Colorseal can be installed in joint to improve joint

Page P7 of P8

Remove sealant and repair joint so new Emseal Seismic Colorseal can be installed in joint to improve joint

Photograph #7- Joint Repair Remarks

Page P8 of P8

Photograph #8- Metal Cap Remarks

Remove existing metal cap and save for reinstallation.

Reuse existing.

THERMOPLASTIC POLYOLEFIN (TPO) ROOFING 075423

SECTION 075423 – THERMOPLASTIC POLYOLEFIN (TPO) ROOFING

Gateway Academy Project

PART 1 - GENERAL

1.01 SUMMARY

A. Section Includes:

1. Mechanically Fastened Thermoplastic Polyolefin (TPO) Roofing

2. Polyisocyanurate Roof Insulation

3. Tapered Expanded Polystyrene Roof Insulation

4. Accessories

B. Related Requirements:

1. SECTION 061053 – “Miscellaneous Rough Carpentry” for wood nailers, curbs and blocking.

2. SECTION 076200 – “Sheet Metal Flashing and Trim” for metal roof flashings and counterflashing.

3. SECTION 079200 – “Joint Sealants” for joint sealants, joint fillers and joint preparation.

1.02 EXTENT OF WORK

A. Provide all labor, material, tools, equipment, and supervision necessary to complete the installation of the .060 mil thick white reinforced TPO (Thermoplastic Polyolefin) membrane mechanically fastened roofing system including flashings and insulation as specified herein and as indicated on the drawings in accordance with the manufacturer's most current specifications and details. *.080 mil thick TPO is an alternate for 30 year warranty option

B. The roofing contractor shall be fully knowledgeable of all requirements of the contract documents and shall make themselves aware of all job site conditions that will affect their work.

C. The roofing contractor shall confirm all given information and advise the building owner, prior to bid, of any conflicts that will affect their cost proposal.

D. Any contractor who intends to submit a bid using a roofing system other than the approved manufacturer must submit for pre-qualification in writing fourteen (14) days prior to the bid date. Any contractor who fails to submit all information as requested will be subject to rejection. Bids stating "as per plans and specs" will be unacceptable.

1.03 ACTION SUBMITTALS

A. Product Data: For each type of product.

B. Shop Drawings: For roofing system. Include plans, elevations, sections, details and attachments to other work, including:

1. Base flashings amd membrane terminations.

2. Tapered insulation, including slopes.

3. Roof Plan showing orientation of steel deck and orientation of roofing, fastening spacings and patterns for mechanically fastened roofing.

4. Insulation fastening patterns for corner, perimeter and field-of-roof locations.

5. Air and Vapor Barrier Details

6. Membrane and Insulation Fastening Patterns

1.04 INFORMATIONAL SUBMITTALS

A. Qualification Data: For Installer and Manufacturer.

1. Manufacturer must show that it has UL approved listings for roofing system identical to that used for this project.

2. Sample of the manufacturer's No Dollar Limit System Warranty.

3. Research/Evaluation Reports: For components of roofing System, from ICC-ES.

4. Submit a letter of certification from the manufacturer which certifies the roofing contractor is authorized to install the manufacturer's roofing system and lists foremen who have received training from the manufacturer along with the dates training was received.

5. Certification of the manufacturer's warranty reserve.

1.05 CLOSEOUT SUBMITTALS

A. Upon completion of the installed work, submit copies of the manufacturer's final inspection to the specifier prior to the issuance of the manufacturer's warranty.

B. Maintenance Data: For roofing system to include in maintenance manuals.

1.06 PRODUCT DELIVERY, STORAGE AND HANDLING

A. Deliver materials to the project site in the manufacturer's original, unopened containers or wrappings with the manufacturer's name, brand name and installation instructions intact and legible. Deliver in sufficient quantity to permit work to continue without interruption.

B. Comply with the manufacturer's written instructions for proper material storage.

1. Store Thermoplastic Polyolefin (TPO) membrane in the original undisturbed plastic wrap in a cool, shaded area and cover with light-colored, breathable, waterproof tarpaulins. Thermoplastic Polyolefin

(TPO) membrane that has been exposed to the elements for approximately 7 days must be prepared with Weathered Membrane Cleaner prior to hot air welding.

2. Store curable materials (adhesives and sealants) between 60°F and 80°F in dry areas protected from water and direct sunlight. If exposed to lower temperature, restore to 60°F minimum temperature before using.

3. Store materials containing solvents in dry, well-ventilated spaces with proper fire and safety precautions. Keep lids on tight. Use before expiration of their shelf life. Discard and legally dispose of liquid material that cannot be applied within its stated shelf life.

4. Handle and store roofing materials and place equipment in a manner to avoid permanent deflection of deck.

C. Protect roof insulation materials from physical damage and from deterioration by sunlight, moisture, soiling, and other sources. Store in a dry location. Comply with insulation manufacturer’s written instructions for handling, storing and protecting during installation.

D. Any materials which are found to be damaged shall be removed and replaced at the applicator's expense.

1.07 WORK SEQUENCE / FIELD CONDITIONS

A. Weather Limitations: Proceed with installation only when existing and forecasted weather conditions permit roofing system to be installed according to manufacturer’s written instructions and warranty requirements.

B. Schedule and execute work to prevent leaks and excessive traffic on completed roof sections. Care should be exercised to provide protection for the interior of the building and to ensure water does not flow beneath any completed sections of the membrane system.

C. Do not disrupt activities in occupied spaces.

1.08 EXISTING CONDITIONS

If discrepancies are discovered between the existing conditions and those noted on the drawings, immediately notify the owner's representative by phone and solicit the manufacturer's approval prior to commencing with the work.

Necessary steps shall be taken to make the building watertight until the discrepancies are resolved.

1.09 WARRANTY

A. Provide manufacturer’s 20 and 30-year Edge-to-Edge Total System Warranty options that include labor, material and workmanship with no dollar limitation. The maximum wind speed coverage shall be peak gusts of

55 mph measured at 10 meters above ground level. Certification is required, in writing, with bid submittal indicating the manufacturer has reviewed and agreed to such wind coverage.

1. Special warranty includes roofing, coping or fascia metals, base flashings, roof insulation, fasteners, cover board, roofing accessories and other components of roofing system.

2. Manufacturer agrees to repair or replace components of roofing system that fail in materials or workmanship witin specified warranty period.

B. Pro-rated System Warranties shall not be accepted.

C. Evidence of the manufacturer's warranty reserve shall be included as part of the project submittals for the specifier's approval.

D. Submit roofing installer’s warranty, on warranty form at end of this section, signed by installer, covering the work of this section, including all components of roofing system such as roofing, base flashing, roof insulation, fasteners, cover boards, substrate boards, vapor retarders, roof pavers, and walkway products for the following warranty period:

1. Warranty Period: Two Years from date of substantial completion.

PART 2 - PRODUCTS

2.01 MANUFACTURERS

A. Subject to compliance with requirements, provide Versico’s VersiWeld TPO with OctaGuard or comparable product by one of the following:

1. Versico VersiWeld Fabric-reinforced Thermoplastic Polyolefin (TPO) with OctaGard XT – Contact:

Division 7 BEC, Justin Spencer, 801-458-7207; justin@division7bec.com

B. All products (including insulation, fasteners, fastening plates, prefabricated accessories, and edgings) must be manufactured and/or supplied by the roofing system manufacturer and covered by the warranty.

2.02 PERFORMANCE REQUIREMENTS

mailto:justin@division7bec.com

A. General Performance: Installed roofing and base flashings shall withstand specified uplift pressures, thermally induced movement and exposure to weather without failure due to defective manufacture, fabrication, installation or other defects in construction. Roofing and base flashings shall remain watertight.

B. Material Compatibility: Roofing materials shall be compatible with one another and adjacent materials under conditions of service and application required, as demonstrated by roofing manufacturer based on testing and field experience.

C. Roofing System Design: Use of the ASCE 7-10 calculator with 115 mph basic wind speed and 90 PSF uplift approval determine the projects uplift pressures should be as follows:

1. Corner Uplift Pressure: -59.2 lbf/sqft

2. Perimeter Uplift Pressure: -43.4 lbf/dqft

3. Field-of-Roof Uplift Pressure: -27.7 lbf/sqft

D. Hail-Resistance Rating: MH

E. Solar Reflectance Index: Initial reflectance- no less than 99 and after 3 years no less than 85 when calculated according to ASTM E 1980, based on testing identical products by a qualified testing agency.

F. Energy Star Listing: Roofing system shall be listed on the DOE’s ENERGY STAR “Roof Products Qualified

Product List” for low-slope roof products.

2.03 TPO ROOFING

A. Versico VersiWeld Fabric-reinforced Thermoplastic Polyolefin (TPO) sheet with OctaGard XT: ASTM D

6878, scrim-reinforced, uniform, flexible TPO sheet.

1. Thickness: 0.60 and .080 mil Options

2. Exposed Face Color: White

2.04 AUXILIARY ROOFING MATERIALS

A. General: Auxiliary materials recommended by roofing system manufacturer for intended use and compatible with roofing.

1. Liquid-type auxiliary materials shall comply with VOC limits of authorities having jurisdiction.

B. Sheet Flashing: Manufacturer’s standard unreinforced TPO sheet flashing, 55 mils thick, minimum, of same color as TPO sheeting.

C. Low VOC Bonding Adhesive for TPO: This product meets the <250 gpl VOC (volatile organic compound) content requirements of the OTC Model Rule for Single-Ply Roofing Adhesives. A high strength, solvent-based contact adhesive that allows bonding of TPO membrane to various porous and non-porous substrates.

Apply at a rate of 60 ft2 per gallon finished surface. Available in 5-gallon pails. This product does not comply with southern California counties with additional restrictions on solvents. See Versico’s Product Data Sheet for a listing of the counties involved.

D. CAV-GRIP 3V Low-VOC Aerosol Contact Adhesive/Primer: a low-VOC, methylene chloride-free adhesive that can be used for a variety of applications including bonding VersiWeld membrane to various surfaces, enhancing the bond between Versico’s VapAir Seal 725TR and various substrates, priming unexposed asphalt prior to applying DASH Adhesive and for adhering VersiGard FleeceBACK and VersiGard EPDM membrane to vertical walls. Coverage rate is approximately 2,000 sq. ft. per cylinder as a primer, in a single-sided application and 1,000 sq. ft. per cylinder as an adhesive, in a double-sided application.

E. Metal Termination Bars: Manufacturer’s standard, pre-drilled stainless steel or aluminum bars, approximately

1” x 1/8” thick; with anchors.

F. Fasteners: Factory-coated steel fasteners and metal or plastic plates complying with corrosion-resistance provisions in FM Global 4470, designed for fastening roofing to substrate and acceptable to roofing system manufacturer.

G. Miscellaneous Accessories: Provide pourable sealers, preformed cone and vent sheet flashings, preformed inside and outside corner sheet flashings, T-Joint Covers, lap sealants, termination reglets and other accessories.

2.05 ROOF INSULATION

A. Polyisocyanurate Board Insulation: ASTM C 1289, TYPE II, Class 1, Grade 2, felt or glass-fiber mat facer on both major surfaces.

1. Manufacturers: Subject to compliance with requirements and approved by roofing manufacturer.

Provide products by one of the following:

a. Versico Incorporated, Contact: Division 7 Specialties, Justin Spencer, 801-458-7207;

justin@division7bec.com

B. Expanded-Polystyrene Board Insulation: ASTM C 303, Type II, 1.5 lb/cu.ft. minimum density. For use only on additive alternate, East portion of building, Area 5.

1. Manufacturers: Subject to compliance with requirements and approved by roofing manufacturer.

Provide products by one of the following:

a. Versico Incorporated, Contact: Division 7 Specialties, Justin Spencer, 801-458-7207;

justin@division7bec.com

C. Tapered Insulation: Provide factory-tapered insulation boards fabricated to slope of ¼” per 12” unless otherwise indicated.

D. Provide preformed saddles, crickets, tapered edge strips and other insulation shapes where indicated for sloping to drain. Fabricate to slopes indicated.

2.06 INSULATION ACCESSORIES

A. General: Roof insulation accessories recommended by insulation manufacturer for intended use and compatibility with roofing.

B. Fasteners: Factory-coated steel fasteners and metal or plastic plates complying with corrosion-resistance provisions in FM Global 4470, designed for fastening roof insulation and cover boards to substrate and acceptable to roofing system manufacturer.

2.07 METAL EDGING AND MEMBRANE TERMINATIONS

A. General: All metal edging s shall be tested and meet ANSI/SPRI ES-1 standards and comply with International

Building Code.

B. VersiTrim Fascia: A metal fascia system with an extruded aluminum anchor bar and a .40” thick aluminum fascia. Metal fascia color shall be as designated by the Owner's Representative. ANSI/SPRI ES-1 Certified.

2000 Fascia FM Approved 1-645. 2000 Extended Fascia FM Approved 1-270. 2000 Canted Fascia FM

Approved 1-270.

2.08 WALKWAYS

A. Flexible Walkways: Factory-formed, nonporous, heavy-duty, slip-resistant, surface-textured walkway rolls approximately 3/16” thick and acceptable to roofing system manufacturer.

PART 3 EXECUTION

3.01 EXAMINATION

A. Examine substrates, areas and conditions, with the installer present, for compliance with requirements and other conditions affecting performance of the work:

1. Verify that roof openings and penetrations are in place, curbs are set and braced and roof drain bodies are securely clamped in place.

2. Verify that wood blocking, curbs and nailers are securely anchored to roof deck at penetrations and terminations and that nailers match thicknesses of insulation.

3. Verify that surface plane flatness and fastening of steel deck complies with requirements in Section

053100 “Steel Decking”.

B. Proceed with installation only after unsatisfactory conditions have been corrected.

3.02 PREPARATION

A. Clean substrate of dust, debris, moisture and other substances detrimental to roofing installation according to roofing system manufacturer’s written instructions. Remove sharp projections.

B. Prevent materials from entering and clogging roof drains and conductors and from spilling or migrating onto surfaces of other construction. Remove roof drain plugs when no work is taking place or when rain is forecast.

3.03 ROOFING INSTALLATION, GENERAL

A. Install roofing system according to roofing system manufacturer’s written instruction.

B. Unroll and position membrane. Provide and secure both perimeter and field membrane sheets in accordance with the manufacturer's most current specifications and details.

C. Complete terminations and base flashings and provide temporary seals to prevent water from entering complete sections of roofing system at the end of the workday or when rain is forecast. Remove and discard temporary seals before beginning work on adjoining roofing.

3.04 INSULATION INSTALLATION

A. Coordinate installing roofing system components so insulation is not exposed to precipitation or left exposed at the end of the work day.

B. Comply with roofing system and insulation manufacturer’s written instructions for installing roof insulation.

C. Install tapered insulation under area of roofing to conform to slopes indicated

D. Install insulation under area of roofing to achieve required thickness. Where overall insulation thickness is greater than 2.5 inches, install two or more layers with joints of each succeeding layer staggered from joints or previous layer a minimum of 12 inches in each direction.

E. Trim surface of insulation where necessary at roof drains so completed surface is flush and does not restrict flow of water.

F. Install insulation with long joints of insulation in a continuous straight line with end joints staggered between rows, abutting edges and ends between boards. Fill gaps exceeding 1/4” with low-rise foam insulation.

1. Cut and fit insulation to within 1/4” of nailers, projections and penetrations.

G. Mechanically Fastened Insulation: Install each layer of insulation and secure to deck using mechanical fasteners specifically designed and sized for fastening specific board-type roof insulation to deck type.

1. Fasten insulation to resist uplift pressure at corners, perimeters and field-of-roof as specified in this section.

2. Fasten 4’x8’ insulation boards with a minimum of six (6) fasteners and plates.

H. Install covere board over insulation with long joints in continuous straight lines with end joints staggered between rows. Offset joints on insulation below a minimum of 6 inches in each direction. Loosely butt cover boards togetherand fasten to roof deck through other insulation.

3.05 MECHANICALLY FASTENED ROOFING INSTALLATION

A. Mechanically fasten roofing over area to receive roofing according to roofing system manufacturer’s written instructions. Unroll roofing and allow to relax before installation.

1. Install two (2) 6’ perimeter sheets fastened 12” on center.

2. Field sheets shall be no wider than ten (10) feet. Field sheet will be fastened 12” on center.

3. For in-splice attachment, install roofing with long dimension perpendicular to steel roof deck flutes.

B. Start installation of roofing in presence of roofing system manufacturer’s technical representative.

C. Accurately align roofing and maintain uninform side and end laps of minimum dimensions required by manufacturer. Stagger end laps.

D. Mechanically fasten roofing securely at terminations, penetrations, corners, perimeter and field-of-roof according to uplift requirements and specified spacing in this section.

E. Apply roofing with side laps shingled with slope of roof deck where possible.

F. In-Seam Attachment: Secure one edge to TPO sheet using fastening plates centered within seam and mechanically fasten TPO sheet to roof deck.

G. Seams: Clean seam areas, overlap roofing and hot-air weld side and end laps of roofing and sheet flashings according to manufacturer’s written instructions to ensure a watertight seam installation.

1. Test lap edges with probe to verify seam weld continuity.

2. Verify field strength of seams a minimum of twice daily and repair seam sample areas.

3. Repair tears, voids and lapped seams in roofing that do not comply with specified requirements.

H. Spread sealant bed over deck drain flange at roof drains and securely seal roofing in place with clamping ring.

3.06 BASE FLASHING INSTALLATION

A. Install sheet flashings and preformed flashing accessories and adhere to substrates according to roofing system manufacturer’s written instructions.

B. Apply bonding adhesive to substrate and underside of sheet flashing at manufacturer’s specified rate and per manufacturer’s specified instructions. So not apply to seam area of flashing.

C. Flash penetrations and inside/outside corners with manufacturer’s preformed accessories per manufacturer’s specified instructions.

D. Clean seams areas, overlap and firmly roll sheet flashings into the adhesive. Hot-air weld side and end laps to ensure a watertight seam installation.

E. Terminate and seal sheet flashings according to plans.

3.07 WALKWAY STORAGE

A. Flexible Walkway Rolls: Install walkway products in locations indicated on plans. Heat weld walkway rolls to substrate or adhere walkway rolls to substrate with compatible adhesive according to roofing system manufacturer’s specified instructions.

3.08 FIELD QUALITY CONTROL

A. Final Roof Inspection: Arrange for roofing system manufacturer’s technical personnel to inspect roofing installation prior to substantial completion.

B. Repair or remove and replace components of roofing systems where inspections indicate that they do not comply with specified requirements.

C. Additional testing and inspecting, at contractors expense, will be performed to determine if replaced or additional work complies with specified requirements.

3.09 DAILY SEAL

A. On phased roofing, when the completion of flashings and terminations is not achieved by the end of the work day, a daily seal must be performed to temporarily close the membrane to prevent water infiltration.

B. Complete an acceptable membrane seal in accordance with the manufacturer's requirements.

3.10 PROTECTING AND CLEAN UP

A. Protect roofing system from damage and wear during remainder of construction period. When remaining construction does not affect or endanger roofing, inspect roofing for deterioration and damage, describing its nature and extent in a written report, with copies to Architect and Owner.

B. Perform daily clean-up to collect all wrappings, empty containers, paper, and other debris from the project site.

Upon completion, all debris must be disposed of in a legally acceptable manner.

C. Correct deficiencies in or remove roofing system that does not comply with requirements. Repair substrates and repair or reinstall roofing system to a condition free of damage and deterioration at time of substantial completion and according to warranty requirements.

D. Clean overspray and spillage from adjacent construction using cleaning agents and procedures recommended by manufacturer of affected construction.

E. Prior to the manufacturer's inspection for warranty, the applicator must perform a pre-inspection to review all work and to verify all flashing has been completed as well as the application of all caulking.

END OF SPECIFICATION

Photograph #1 Inadequate slope to drains.