19111 07-12-19 Pendleton Armory - Visual Inspection Report.pdf

PROFESSIONAL FORENSIC ROOF CONSULTING, INC.

Professional Forensic Roof Consulting, Inc. 2363 NW Gerke Rd. Prineville, OR 97754 Phone: 503-313-1002 email: pfrc@usa.com

ROOF INSPECTION REPORT

(Limited – Visual)

Inspection Date: July 12, 2019 Inspection #: V-01 Project #: 19111 Report Date: 07/22/19 RMS Reference #: n/a

Company: MT2, LLC 14045 West 66th Avenue Arvada, CO 80004

Attn: Joey Phillips Construction Manager 706-761-1994 jphillips@mt2.com Inspected Facility: PENDLETON ARMORY 2110 NW 56th Drive Pendleton, OR 97801

Present at Inspection: David Anderson........................ PFRC, Inc.

PART I - DISCUSSION:

A. PURPOSE:

1. The purpose of the inspection is to review the existing condition of the roof system, applicable warranties, etc. and develop recommendations and budgets for any necessary repairs and/or replacement.

a. The following is a summary review of the results of this inspection.

2. For the purpose of this report and as a clarification when discussing, the roof has been given letter designations (“A”), (“B”) for ease of discussion of the particular roof and for the eventual development of roof maintenance directives, specifications, etc. applicable to a particular roof assembly.

a. A designated roof (roof area A, B, etc.), as defined by this report, is determined by a roof area that is closed with defined perimeter edges at all four perimeters (E, W, N, S).

B. GENERAL ROOF/BUILDING INFORMATION:

1. Single-ply Roofs:

a. Roofs A, C, D, F & H:

(1) Surface: ........................... EPDM / Single ply

(2) Manufacturer: ................... Unknown

(3) Insulation: ........................ 3” (reported)

(4) Deck: ................................ Wood (reported)

(5) Age:.................................. 1991 (28 years)

(6) Warranty: ......................... Unknown

(7) Contractor: ....................... Unknown

(8) General Condition: ........... Fair to Poor

2. Square Footage (Approx.)

a. Single-ply Total: ................................. 9,032 sq. ft.

Roof A: ............................................... 2,118 sq. ft.

Roof C: .............................................. 3,739 sq. ft.

Roof D: .............................................. 185 sq. ft.

Roof F: ............................................... 571 sq. ft.

Roof H: .............................................. 2,419 sq. ft.

mailto:pfrc@usa.com mailto:jphillips@mt2.com

PENDLETON ARMORY

Visual Inspection Report

July 12, 2019 (19111)

C. INTERIOR LEAKAGE:

1. There was no current interior leakage reported.

D. GENERAL CONDITION SUMMARY/REVIEW:

1. LIFE EXPECTANCY: (Refer to attached as-built drawing for roof identification)

a. Single-ply roofs:

(1) Roofs A, C, D, F & H: These roofs are reported to be approximately twenty years old (20 yrs) and have approximately one to two (1-2 yrs) of their life expectancy remaining.

2. ROOF DRAINS:

a. The roofs drain via internal roof drains and gutters.

(1) The internal drains and gutters appear to be in fair condition and working adequately.

3. PERIMETER METAL:

a. The perimeter metal is a drip edge metal and standing seam metal coping system.

(1) The metal system appears to be at the end of its life cycle.

4. GENERAL SUMMARY:

a. The single-ply roofs (Roofs A, C, D, F & H) on this facility are considered to be in fair to poor condition and are at or near the end of their life expectancy.

PART II - PROBLEMS/CONDITIONS NOTED w/Action Items:

A. SINGLE-PLY ROOF SYSTEM:

1. Roofs A, C, D, F & H:

a. Roof A:

a. Past repairs failing at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as needed. (contractor item)

b. Failing base flashing at exhaust vent. This is considered a potential future interior leakage problem.

(a) ACTION: Reattach as necessary. (contractor item)

c. Fasteners are backing out at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Reattach fasteners. (contractor item)

b. Roof C:

a. Past repairs failing at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as needed. (contractor item)

b. Fasteners are backing out at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Reattach fasteners. (contractor item)

c. Tear in membrane. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as necessary. (contractor item)

c. Roof D:

a. Past repairs failing at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as needed. (contractor item)

b. Fasteners are backing out at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Reseal seam. (contractor item)

d. Roof F:

a. Ponding on roof. This is considered a potential future interior leakage problem.

(a) ACTION: Fix as necessary. (contractor item)

b. Past repairs failing at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as needed. (contractor item)

c. Fasteners are backing out at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Reseal seam. (contractor item)

e. Roof H:

a. Tear in membrane. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as necessary. (contractor item)

b. Past repairs failing at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Repair as needed. (contractor item)

c. Fasteners are backing out at several locations. This is considered a potential future interior leakage problem.

(a) ACTION: Reseal seam. (contractor item)

B. GENERAL MAINTENANCE:

1. Other than the items noted within this report, as action items and recommendations, the single-ply roofs (Roof A, C, D, F & H) on this facility are considered to be manageable for a short period of time. They should be scheduled for replacement within one to two years (1-2 yrs.).

a. As the roofs age, they will require periodic maintenance. With proper maintenance and necessary repairs the single-ply roofs can be cost-effectively managed for one to two years (1-2 yrs).

PART III - RECOMMENDATIONS:

A. REPAIR & MAINTENANCE: (Roofing Contractor)

1. Single-ply Roofs:

a. Roof A:

(1) Inspect and repair past repair areas.

(2) Inspect and repair voids in caulking at seams.

(3) Inspect and repair loose base flashing at exhaust vent.

(4) Reattach backing out fasteners.

b. Roof C:

(1) Inspect and repair past repair areas.

(2) Reattach backing out fasteners.

(3) Inspect and repair tear in membrane.

c. Roof D:

(1) Inspect and repair past repair areas.

(2) Reattach backing out fasteners.

d. Roof F:

(1) Inspect and repair ponding as necessary.

(2) Inspect and repair past repair areas.

(3) Reattach backing out fasteners.

e. Roof H:

(1) Inspect and repair tear in membrane.

(2) Inspect and repair past repair areas.

(3) Reattach backing out fasteners.

2. Roof Moisture Study:

a. Schedule Electronic Moisture Testing (RMS) prior to major work to identify any moisture that is in the roof system and identify if the existing membrane and insulation can be salvaged and recovered or if it needs to be replaced.

B. .GENERAL MAINTENANCE: (In-house)

1. Clean all debris from roofs and inspect on a regular basis and keep clear.

a. Refer to action items within this report.

2. VISUAL INSPECTIONS:

a. In-house twice annually (minimum).

b. Independent professional inspection conducted a minimum of every other year.

(1) Next scheduled Visual Roof Inspection in 2021.

PART IV - BUDGET ESTIMATE:

A. REPAIR MAINTENANCE: (2019)

1. Contractor repairs: ........................................ $ 2,250.00 (estimated)

B. ROOF MOISTURE STUDY:

1. Single Ply Roofs (Roofs A, C, D, F & H): ......... $ 3,700.00

C. MAJOR MAINTENANCE: (2020/21)

1. To Be Determined based on RMS test results.

D. GENERAL MAINTENANCE:

1. In house (roof cleaning): .................................. 12 hours (annually)

If you have any questions concerning this inspection and/or the report, please contact our office. The opportunity to submit this information is appreciated.

Respectfully submitted, Professional Forensic Roof Consulting, Inc.

David Anderson (electronic) David Anderson, RCI President

Attachment: Photo Section As-built Drawing (1)

Copy to: Master Files

- End of Report -

19111 07-12-19 Pendleton Armory - Visual Inspection Report

July 12, 2019 (19111)

PHOTO SECTION

Sec. 1.01 – Roof A: View to the south from the north across roof field.

Sec. 1.02 – Roof A: View to the west from the east of failing flashing at exhaust vent.

July 12, 2019 (19111)

Sec. 1.03 – Roof A: View to the north from the south of failing past repair at north section of the roof.

Sec. 1.04 – Roof C: View to the west across roof field from the east.

July 12, 2019 (19111)

Sec. 1.05 – Roof C: View to the southwest from the northeast of typical past repair failing at south perimeter.

Sec. 1.06 – Roof C: View to the northeast from the southwest of tear in membrane.

July 12, 2019 (19111)

Sec. 1.07 – Roof D: View to the west from the east across roof field.

Sec. 1.08 – Roof D: View to the south perimeter from the north of failing past repair.

July 12, 2019 (19111)

Sec. 1.09 – Roof D: View to the north from the south of failing past repair at northeast corner of parapet.

Sec. 1.10 – Roof F: View to the west across roof field from the east.

July 12, 2019 (19111)

Sec. 1.11 – Roof F: View to the north from the south of several past repairs at north perimeter scupper.

Sec. 1.12 – Roof F: View to the west from the east of ponding area at west section of roof.

July 12, 2019 (19111)

Sec. 1.13 – Roof H: View to the west across roof field from the east along south perimeter.

Sec. 1.14 – Roof H: View of typical past repair failing at east section of the roof.

July 12, 2019 (19111)

Sec. 1.15 – Roof H: View to the east from the west of tear in membrane at west section of roof.

-End of Photo Section-

19111 07-12-19 Pendleton -Photo