Thermaco Engineering offers the following services to its clients:
- Investigation of problems related to moisture in roofs, walls, windows, etc.
- Heat loss from building roofs, walls, windows, etc.
- Infrared inspection of building envelope including roofs, walls, windows for heat loss and construction integrity.
- Preparation of technical reports and inspection reports for roofs, walls, windows.
- Specifications and remedial design measures for roof and walls.
- Investigative reports and due diligence reports for buildings prior to purchase.
- Insurance investigations and forensic investigations damages to roofs and walls caused by moisture, structural failure or wind.
- Investigative reports and inspection of buildings upon completion.
- Cost analysis and preparation of preventative maintenance programs.
- Laboratory analysis of construction materials.
- Assessment of buildings prior to construction and after construction by others.
- Technical audits including mechanical, electrical and architectural investigations of buildings.
- Infrared inspection of building roofs and walls for integrity of construction and design.
Roof Anchor and Safety Systems
- Safety audits of roofing contractors during construction.
- Compliance of safety reports during construction.
- Design of fall arrest anchorage systems for window cleaning and staging.
- Design of fall restraint anchorage systems for construction of roofs.
- Annual inspections and audits of roof anchorage systems.
- Design of guard rail systems for roof construction.
- Due diligence report on buildings prior to completion of construction.
- Due diligence report on building roof and walls.
- Inspection of building components including HVAC systems, electrical systems, building envelope, parking garage, structural, fire safety, public safety.
- Evaluation of buildings in relation to building codes.
- Technical reports for compliance to codes.
- Investigative condition reports for building roofs including commercial, industrial, institutional flat roofing and residential roofing.
- Infrared inspection condition reports to determine extent of moisture in a roof system includes thermography, electrical capacitance tests and cut tests.
- Inspection of roofs upon completion of construction for compliance of specifications.
- Inspection of roofs for due diligence condition reports prior to construction and upon completion of construction i.e. inspection of roofs prior to a general contractor working off roof level.
- Investigative safety reporting of contractors related to roofing projects.
- Design and preparation of specifications for tendering for roofs.
- Project management including tendering process for roofs.
- Construction management for roofs. Design of fall arrest systems and fall restraint systems for roofs.
- Construction inspection services for monitoring and ensuring specification compliance.
- Preparation of autocad drawings for roofs.
- Preparation of architectural designs for roofs.
- Preparation of tapered roof designs.
- Preparation of five year preventative maintenance programs.
- Cost analysis for roofing systems.
- Expert testimony for roofing projects.
- Dispute resolution and arbitration regarding to roofing problems and construction.
- Preparation of maintenance action plans.
- Leak finding services on a 24 hour call basis.
- Annual inspections of roofs containing phenolic insulation.
- Infrared inspection of roofs for others including other consultants or contractors.
- Investigation into problems related to BUR, two ply modified bitumen membranes, PVC membrane, EPDM membrane, coatings, shingles, slate, concrete tiles, standing seam metal roofing, corrugated metal roofing and caulking.
Design and specifications for replacement of metal decking.
- Preparation of design for roofing for others.
- Roof asset management programs are used including Inforoof digital program to maintain condition of buildings and assets for multiple building users.
- Technical reports for litigation.
- Expert testimony related to roofing.
Infrared Inspection of Building Roofing Systems
- Infrared inspection of building roofs.
- Core cut tests for roofs.
- Visual inspection of roofs.
- Electrical capacitance tests on roofs.
Infrared Inspection Services
- Infrared inspection of building electrical systems including load current conditions.
- Infrared inspection of electrical systems for insurance compliance.
- Infrared inspection of electrical systems in plants for compliance with ISO 9000 ratings including switch gear, transformers, power distribution panels, equipment disconnects, transfer switches, emergency power systems, lighting distribution systems.
- Current and load assessment of building electrical systems.
- Infrared inspection of building components.
- Infrared inspection of process tanks, vessels, heat exchangers, burners, furnaces.
- Infrared inspection and integrity evaluation of refractory linings in furnaces.
- Infrared inspection of process equipment.
Infrared Inspection Services In Utility Industry
- Infrared inspection of high voltage power distribution systems including transformers, switches, fuses, mid span openers, dip poles, line connections, insulators, etc.
- Infrared inspection of power generation equipment including turbines, generators, switches, substations, etc.
- Infrared inspection of bearings for mechanical devices used in generation of power.
- Due diligence and investigations into problems related to electrical high voltage failures.
- Inspection of 4.1 kV, 8.0 kV, 13.8 kV, 27.6 kV, 44.0 kV, 115 kV power networks.
- Infrared inspection of underground power distribution systems including switch gear and transformers.
Roof & Building Investigative Condition Analysis Reports
Thermaco will prepare an technical investigation of your building roof system using thermography, electrical capacitance tests, core cut tests and visual inspections or any combination thereof to determine the existing condition and life expectancy of the roof system. Every square foot of the roof is walked by our trained engineers. The roof sections are photographed and then placed in our report system. All technical reports include Autocad drawings of the roof system. These drawings contain all projections, anomalies and visual inspection results.
The purpose of the condition report will be to identify the condition of the existing membrane, insulation, deck and flashing. To ascertain the life cycle left on each roof section, to determine exactly the location of all visual problems, flashing problems and wet areas requiring immediate repairs. The survey will provide the most cost effective and long lasting method of replacing the roof if required. Budget cost estimates will be provided based on specific design criteria and within 10% of actual expectant pricing. Thermaco will provide a list of qualified roofing contractors to bid repairs or replacement of the roof system.
Thermaco will perform the following as part of its scope of work for a condition report:
- Thermography tests at night using an Agema infrared camera system to locate wet insulation, wet membrane or flashing problems. During the day time the roof absorbs the heat of the sun at night the heat is dissipated. Wet sections retain heat picked up by the infrared camera while dry areas dissipate heat quickly. Thermaco will spray mark with paint of two coats of yellow water based enamel spray paint of high quality along the outer boundary of the wet section. Thermaco will give a specific number or reference location on the roof to each anomaly. Every sq. ft. of roof surface will be walked and checked. The thermography tests will be done under surface dry conditions after a high solar loaded day. A thermogram will be taken of each suspected wet area as a permanent record.
- Electrical Capacitance Tests will be used on the roof surface using a Tramex moisture meter. The Tramex moisture meter sends an electrical current into the roof without penetrating the roof membrane. This meter will measure the depth of moisture in the roof surface. The electrical capacitance tests are done at the same time as the thermography to verify only the thermal image. The meter will be used again at the time of core cuts to verify moisture content in the membrane and insulation.
- Core Cut Confirmation tests will be done on the roof during the day time while under surface dry conditions. The gravel will be scraped back for 1′ x 1′ section at each anomaly area and the membrane cut an 4″ x 4″ sample to check a) the condition of the membrane conditions of the insulation c) condition of the vapour barrier if any. Thermaco will do core cuts on each roof section even if dry to determine the condition of the above. All core cuts are repaired using elastomeric membrane and mesh and are guaranteed against leakage for a period of two years. All core cuts are photographed using a 35 mm camera.. Moisture probe tests using a Delmhorst moisture probe are used to verify the condition of the wet insulation anomaly.
- Visual inspection will be done over the complete roof surface. All defects not showing up on the thermography tests will be marked such as blisters, ridges, cracks, flashing problems and expansion joint problems. Photographs of each visual problem will be taken with a 35 mm camera. One day testing time will be provided for inspection of the roofs visually. Thermaco upon completion of the above tests will measure out with tape measure the building unless drawings are provided. All anomalies found on the roof will be marked on the drawing. A drawing complete with legend, colour code, details of construction, grid analysis will be prepared using Autocad for each site. All mechanical equipment including stacks, vents, fans, etc.. will be placed on the drawing. Thermaco will outline on the drawing the growth pattern of wet insulation. The drawing will contain a takeoff list for the roofers including total wet areas, flashing problem lengths, number of blisters, etc.. The Thermaco will evaluate the roof for drainage problems and will locate new drains if required on the drawing.
- Thermaco will prepare a detailed listing for each roof in the system containing construction details of every roof, age of the roof, conditions of the roof now and expectant life cycle left. Cost estimates will be prepared for repairs to the roof system to bring the roof to a dry condition. In addition a five year preventative maintenance program will be generated complete with cost estimates to prioritize replacement of the roof system either over a three year period or five year period. Cost estimates for various types of alternative designs will be provided for each roof section. Designs proposed will be based on production equipment below the deck, type of deck and prevention of contamination of product during installation of the roof.
Our condition analysis reports also include the following:
- Compilation of existing drawings and documentation related to existing roof construction.
- Interview results with client staff members including maintenance managers or property managers to determine current and past leak areas, repair areas and areas of concern.
- Observations are made for current conditions including roof surfacing, flashing conditions,sealant ( caulking ), counter flashing, expansion and control joints, ventilation, mechanical curbs, roof protection from trades, etc., deck conditions both top side and underside. All visual markings are transposed on to report drawings.
- Observations are made related to drainage. Slope of current roofs is evaluated and requirement for additional drains is determined. Information is transposed on to report drawings.
- Roof construction is determined with destructive core analysis. Thickness and type of materials are accurately determined. Information regarding construction is transposed on to report drawings. Core cut tests are also taken to determine life expectancy of roof membrane for Bur systems.
- Thermal anomalies from infrared scan are photographed and verified by Delmhorst moisture probe readings. Thermal anomalies are measured and transposed on to Autocad drawings.
- Inverted system and loose laid ballasted single ply membranes cannot be infrared scanned successfully. These roofs are investigated with visual inspections and core analysis only.
- Laboratory analysis of roof samples if required.
- Analysis of all findings is compiled in a report format. Reports include cost estimates for repairs or replacement strategies for up to five years.
- Condition reports include lists of recommended roofing contractors for carrying out repairs.
BUR Roof System Design & Specifications
Thermaco prior to designing a roof system will evaluate the roof and building operation based on different criteria. Some of the criteria for choosing the appropriate design include the following factors:
- Height of the building.
- Location of the building for access and surrounding environment.
- Appearance of the building and type of use.
- Access for construction forces.
- Wind and environmental factors.
- Existing roof construction and condition of existing materials. Can they be reused?
- Budget of client. How much can he/she afford?
- Simplicity factors – the more simple the roof and more familiar a contractor is with the materials and design the higher the quality standards can be obtained.
- Availability of qualified trades in the area of the building.
- Compatibility with other roofs in the system i. e. existing new construction materials.
- Occupancy of the building – affects of noise of construction and odours on occupants i. e. medical buildings. Humidity conditions inside building. I.e. food process.
- Amount of traffic from trades and others.
- Availability of materials in market place.
- Drainage and slope of roof.
- Fire codes and local building codes.
- Deck construction and deck condition.
- Warranties available.
- Service life.
- Structural concerns for loading, snow loading, etc.
- Complexity of roof system i.e. number of projections, curbs, etc.
- R value to be used for energy savings?
- Use of existing roofing substrate.
- Chemical resistance to materials in plant or environment.
- Product and technical support from manufacturers.
- Conditions of other structural members.
Built up roofs will utilize a membrane type such as four plies type IV glass felts, type VI glass felts, organic felts, modified bitumen membranes, PVC membranes, EPDM membranes, hyphalons, thermoplastics. There are over fifty different types of roof membranes to choose from in the roof industry and various types of roof construction methods as listed below. Roofing is now very complex and should be left to professionals. Some application methods include built up roofing, inverted roofing, loose laid ballasted single ply membranes, fully adhered membranes, mechanically fastened membranes, membranes applied in cold adhesive, torch applied and glued. Roof membranes can come in the form of urethane foams and various types of coatings.
Shingle Design Applications & Concerns
Residential owners should become familiar with the roof that their contractor is going to install. To obtain a good residential roof it is important that the contractor installing the roof be qualified in his trade.
Things to look for in a shingle roof application:
- The substrate or plywood deck should be sound and not rotten. If rotten it should bereplaced. Go into the attic space and look at the deck for the underside. If it is black and covered in mould or mildew it is probably rotten and needs to be replaced.
- The contractor should install ice and water protection at the eaves of the roof. The ice protection should be installed to meet all building codes. It should go at least 300 mm past the inside wall to provide adequate coverage.
- Next we recommend that a felt underlayment be installed over the balance of the roof. The felt underlayment should be No. 15 felt.
- Shingles are to be installed in accordance with NRCA or CRCA recommendations. Starter strips used including any metal starter strips if required.
- Valleys should be reinforced with metal or rolled roofing.
- Step metal flashing should be used for walls and chimneys.
- Install new vent stack jacks and flashing. Try not to reuse existing. Sometimes the contractor tries to cheat here and this later leads to problems.
- Above all the most important design factor for all steep slope roofing is ventilation. You require at least 1 sq. ft. of ventilation for every 300 sq. ft. of ceiling space. Inadequate ventilation could lead to problems with condensation, mildew, ice damming, leaks during winter months and eventual failure of the deck system. If you are not sure ask the roof applicator to determine if you need extra vents. Vents only cost $ 40.00 each or less installed. Make sure existing vents and soffit vent openings are not blocking by bird nests, animals, insulation, etc.
Design of Metal Roofing
Metal roofing includes various types of designs. Designs are available from manufacturers such as Vicwest, Butler and many others. Metal roofs can be steel, copper, aluminum. Metal roofs can be constructed with standing seams, corrugated panels, free form, etc.
Metal roofs should be inspected on a biannual basis. Seals for panel joints and screws must be properly maintained to keep the roof system water tight. Various types of coatings are available for retrofitting metal roofs. Buyer beware some are effective and some are not.
Wood Shakes, Slate and Concrete Tile Roofs
Wood shakes, slate and concrete tile roofs are more complex in application and should be strictly restricted to installation by qualified roofing trades only. Install ice and water protection over complete substrate in application of these roof systems.
Roof Design & Tendering Process
Thermaco, once the design is finalized, will prepare technical specifications and architectural drawings. The drawings will contain all architectural details required for each type of flashing detail. The design should include improvements to drainage. Our specifications are very detailed and include all materials to be used on site including screws, fasteners, insulation, membranes, flashing, metal flashing, plywood, wood, etc.. The tighter the specification the more accurate and tighter the bidding becomes for the roofing application. Specifications always contain information regarding safety requirements on the site and general requirements for bidding.
Thermaco typically includes bid services as part of its design services. These services include attendance at a pre-bid meeting held at the project site and preparation of addenda. The list of bidders is always pre qualified for each project. Thermaco always tries to select roofing contractors best suited for the application and budget of the owner. High profile roofing projects require high profile contractors. Union controlled plants should have only contractors employing union staff to bid the project. Roofing contractors are selected from high profile and medium size companies on most projects to obtain best results. Thermaco almost always uses a minimum of five to six bidders on all projects. We find with only three bidders that pricing always varies to much. Using six bidders usually provides you with at least three prices very close together, one very low and one very high. It is usually the second or third lowest bidder who has done his homework properly and has the right price for the project. If a bidder bids to low and you give him the project, he is more likely to ask for extras for every small change where those with the right price will simply do the work without asking.
Thermaco will generally assist the owner in selecting the contractor and will also assist the owner to negotiate the price lower if required.
Roof Construction Administrative Services
Thermaco provides construction and administrative services after the tender process is complete. Services include attendance at a pre construction site meeting to locate equipment and set up for the contractor and to finalize schedules.
Thermaco provides either full time inspection or part time inspection services during construction. Full time inspection involves being on the site from the time of tear off until the contractor leaves the site at the end of the day or about 5 – 6 hours each day.
Part time inspection services include 2 – 3 hours of inspection at critical times. Each type of inspection includes photographs of the site and preparation of daily technical reports which include materials used, method of application, safety concerns, environmental conditions and notes on changes to the design or technical problems in the field. Location of daily construction is noted on drawings.
Thermaco enforces safety on all sites to ensure compliance of OHSA. All sites under our control require safety barriers, fall restraint systems, use of safety equipment, hard hats and work boots, etc.
Some of our other construction services include review of shop drawings, submittals and change orders. Verification of contractor invoices. Final inspections and issue of substantial performance of contract documents. Thermaco also prepares project close out documents, as built drawings and list of deficiencies for all projects.
Please visit our Roofing Construction Gallery to view roofs under construction. You may also want to visit our Roof Problem Gallery.
Thermaco provides management of large roofing assets. Portfolios are maintained on digital data base computer program developed by Digital Roof Corporation. The data base includes information on roof construction, roof age, cost to replace roof, date scheduled for roof, photographs of roof, list of repair problems and leaks and general history data on each roof in the system. Thermaco can provide software copies to its clients for each data base. Thermaco will assist its clients and will maintain the data base for the client. Data can be updated in the customers own computers or viewed on his/her own computer system.
Due Diligence Reports
Due diligence reports are generated for contractors and various types of clients. Thermaco prepares two types of diligence reports – pre construction and pre purchase.
Pre Construction Due Diligence reports are issued to contractors. These are condition reports on roofs which indicate the condition of the roof prior to them commencing construction. A second report is documented upon completion of construction. This report which is submitted to the owner of the property basically verifies whether the contractor during the course of construction caused any damages to the building roof system. Hence the report protects both the interest of the contractor and client and prevents construction disputes. This has been very effective for telecommunication companies, restoration companies, masonry companies, etc.
Pre Purchase Due Diligence reports are issued to purchasers of new properties. These field survey reports are carried out prior to closing on a sale and provide the purchaser with information regarding the current condition of the building roofs, walls, electrical system, structural system, HVAC units, sprinkler and mechanical systems.
Thermography (Infrared) Services
Thermaco provides infrared inspection of building roofs, walls, building envelope for heat loss, integrity inspections, evaluation of windows and doors. Thermaco also provides infrared inspection of roofs to locate wet anomalies. Thermaco specializes in infrared inspection of high voltage power distribution systems and currently provides this type of service to more than fifty municipal utilities in Ontario.
Please visit our Thermography Gallery to see typical thermograms for electrical, building roofs, walls and high voltage surveys.