Commercial Roof Repair Services

Storm damage? Your commercial building in need of roof repair? Armadillo Roofing has the experience and expertise to repair any type of damage or repair.

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Commercial Roof Replacement

Planning a new commercial project, or replacing the roof on your existing building? Armadillo Roofing can handle any type of commercial roofing system.

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Commercial Metal Roof Repair

If you have a metal roof on your building, Armadillo Roofing & Exteriors has the experience and expertise to get your roof watertight again.

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Commercial Metal Roof Restoration

Ask us about metal roof restoration - a great way to save a lot of your operating budget if you think you may need a new metal roof on your property.

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Considerations in Re-coating a Commercial Metal Roof

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Commercial Metal Roofing Restoration

Metal roof re-coating is not typically affected by building size, composition, and shape. It is possible to re-coat most metal roofs. Building size, composition, and shape might affect the preparation process somewhat. However, coating systems conform to all shapes and sizes of metal substrates as long as they are properly prepared. Depending on the building’s location or dynamics, one of two different methods – spray or roller application will be the best re-coating method to use to produce the best results.

Due to metal roofs having irregular surfaces, the tool that is most effective in cleaning the surface before re-coating is the airless spray gun. A primer is applied and then the finish coats. Typically, re-coating a commercial metal roof restores the panels and enhances functionality to extend the roof’s service life. Coatings used on industrial and commercial roofs typically are a system component that offers waterproofing as well.

Despite its numerous rejuvenating and redeeming qualities, re-coating cannot work miracles. If a metal roof has not been properly maintained and has seriously deteriorated past the point that can be sufficiently remedied by a coating renovation, then the roof needs to be replaced. A coating system will not benefit a roof that has deteriorated past the point where it is not structurally sound any longer, where multiple roofing panels have to be replaced, or where metal panels have begun to rust via pin-holing. Multiple attempts to repair a roof using inferior or improper products might cause premature deterioration as well, which would require replacement instead of restoration.

How often should re-coating be done?

Typically, field-applied coatings are re-coating 5 to 12 years after being installed. However, each roof is unique. A building’s use, location, and size all can have an impact on how long a specific coating system lasts.

After the initial coating, we recommend that re-coating be done every 10 years to maintain the leakproof warranty. It is options and can help the coating last for many additional years. After the initial cost, the re-coating process nd cost around half since you are just applying additional sustainable material without any seam sealing or prep work.

A coating’s installation and quality can affect the application’s life expectancy. High-quality coatings that have superior physical properties, like low permeability, high-tensile strength, and high elongation, weather very well they are applied properly.

Coating systems may be designed with different service life lengths. This means there is no single fixed time for re-coating. Re-coating time can be affected by environmental conditions. Aggressive environments such as warm/humid climates and coastal areas can wear down a coating faster compared to more mild environments which would necessitate a re-coating sooner.

Taxes and energy savings

When a metal roof is re-coated it helps to keep a building weathertight. This reduces energy costs and consumption. White roof coatings are very reflective and may reflect as much as 87 percent of the damaging rays of the sun, which helps to keep a building cooler. A cool roof reduces the environmental impact of the building, reduces the urban heat island effect, and also increases the comfort level of the occupants of the building. In addition, it reduces the roof’s constant thermal movement that will lead eventually to the roofing system developing leaks. Re-coating typically is able to reduce a metal roof’s surface temperature by 35-40 percent.

An elastomeric white acrylic coating can help to reduce a metal roof’s temperature by up to 50 F and reduce indoor temperatures by up to 15 F, to reduce the consumption of energy by 10-20 percent. These days, the largest expense that owners of commercial buildings have is energy. It accounts for almost one-third of total operating expenses, there can be considerable savings. To achieve additional savings, re-coating a metal roof, when integrated into an on-going maintenance program, can provide building owners with tax advantages. One of the main advantages that restoration systems have over new roof systems is the way the IRS classifies them. Restoration is classified by the IRS as maintenance. In a majority of situations, you can expense is n the same accounting period where the cost was incurred. A new roof system,, on the other hand, is classified as a capital asset and is required to be amortized over 39 years.

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Understanding re-coating

In order for re-coating to be fully optimized, it is essential to understand its terminology, the desired outcome of re-coating, functionality requirements, the current conditions of the metal roof, and its systems. When roof coatings were first introduced into the roofing industry, it was quite common for coatings to be called metal roof coatings. It has become more common for metal roof restoration to be called fluid-applied metal roofing systems. Understanding the difference is important. If your desired outcome is a color change or panel protection, a re-coating is appropriate. If additional functionality is needed by the metal roof, due to rust, leak protection, or high foot traffic, a fluid-applied metal roof system is going to be a better option. When attempting to understand the re-coating process and to make sure it is successful, three actions need to be taken:

– Make sure your re-coating contractor is reputable and credible.
– Ensure your coating system manufacturer is reputable and credible.
– If you are considering multiple coating systems or contractors, don’t choose the lowest price automatically. It is always worth it to pay a bit more for a quality product with a quality application.

If a metal roof is re-coated, it may void any current warranty on the roof. Always confirm with your roofing contractor or metal roofing manufacturer what is covered by your warranty.

By improving your understanding of the re-coating process and following these tips, you can improve maintaining a metal roof for many years into the future and save you plenty of time as well as thousands of dollars in downtime and repair costs.

Armadillo Roofing & Exteriors (512) 333-7663 provides commercial metal roof coating, commercial metal roof restoration, commercial metal roof repair and commercial metal roof installation services to Austin, Texas and the surrounding Austin area communities. When you need solid advice from an experienced commercial roofing company, give us a call.

Why A Metal Roof Should Be Re-Coated

Commercial Metal Roof Re-Coating

Metal roof owners need to maintain their roofs on a regular basis. This can be done by re-coating a roof. This is a cost-effective method to preserve and renovate a metal roof’s protective layer. Re-coating offers an easy-to-maintain, sustainable roofing membrane without all of the safety concerns, disruption, cost, and time of having to tear an existing roof off and then replace it.

There are a number of reasons why you may want to re-coat a metal roof. They initially come with a factory finish coating that might be galvanized, have a fluoropolymer-based paint like Kynar 500, or Galvalume finished steel panels. However, as metal panels continue to age, and near the end of their lifespan, the coating starts to become compromised.

No matter what the original finish was, being exposed to the elements over the long term will result in its protective finish starting to deteriorate. Over time, rust will start to form and the roof’s structural integrity will be compromised and negatively impact the building’s aesthetics. Temperature fluctuations cause metal roofs to expand and contract. That results in the seams opening up and allows moisture to enter into the building’s envelope. Using the proper re-coating products and repair compounds will restore your metal roof to a condition that is like-new with the original substrate being used as is base.

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Re-coating materials are a type of sacrificial layer that protects the material. If they are maintained properly, panels won’t be exposed to the elements which can cause rusting, and panel deterioration ultimately. Re-coating metal roofs offer the advantages of a reduction in the volumes of construction materials that get sent to the landfills, and long-term lifespan cost savings.

When the coating of a metal roof is chalking, fading does not look appealing any longer. The building’s appearance can be enhanced by re-coating. A metal roof can be re-coated just because the owner wants to change the color of their roof.

Also, when the coating on a metal roof is peeling, or there is rust on the surface, re-coating the roof increases its lifespan by increasing the corrosion resistance of the roof. Re-coating a roof costs less than re-roofing in situations where the roof is still functional but is susceptible to corroding and is no longer as attractive as it was in the past.

Re-coating is the environmentally preferable option by preventing waste from going into the landfills. This reduces how much energy is consumed when old roofs are torn off, new roofs are installed, and manufacturing and transportation.

Re-coating systems help to extend a metal roof’s lifespan and that is like having money in the bank. Restoring a metal roof’s coating is very beneficial and it is necessary to maintain the coating by re-coating your roof as needed. An elastomeric acrylic coating works as a shield to protect your metal roofing system against the elements, which includes hail and ice storms as well as ultraviolet radiation. Even when your roof has heavy rust, the existing rust is encapsulated to keep your roof watertight by repairing seams, cracks, and leaks, In addition, re-coating reduces the sound of the roof by moderating thermal shock.

Armadillo Roofing & Exteriors (512) 333-7663 provides commercial metal roof restoration, commercial metal roof repair and commercial metal roof installation services to Austin, Texas and the surrounding Austin area communities. When you need advice regarding your commercial metal roof, call the experts at Armadillo Roofing & Exteriors.

Different Options for Cool Roofing

Many property owners and managers throughout the entire country are looking to ensure their property is more Eco-friendly and sustainable. Because of this, it is creating a lot of different and new challenges as well as opportunities for construction professionals across the board.

The top available energy-efficient materials are usually chosen based on how many either hot or cool days are expected to impact the building itself. Scientists use the outdoor temperature of 65-degrees as a temperature that would require no heating nor cooling for optimal comfort. Therefore, that is the temperature that is used. The fact is, one of the things that can play an integral component in the comfort of the building and the performance of the systems is the roof. There are three distinct options to choose from for contractors looking to maximize cooling days including insulation levels, reflectivity, and vegetative surfaces.

Commercial Roof Replacement Options For You

Reflective

The property owners that are located in climates that feature more cooling days than heating days will usually opt for a reflective surface over one that absorbs heat. These are usually referred to as cool roofs and they have to either meet or exceed the minimum solar reflectance and thermal emittance rating systems that are set forth by the local, county, and/or state’s respective building codes and the government’s energy laws. These cool roof systems are typically listed by the Cool Roof Rating Council. This is a program that helps to regulate the various methods of testing to ensure the accurate and unbiased evaluation of cool roofs.

As of the current moment, there are products such as JM PVC, JM PVC SD, and other SBS and Bur membranes that are listed in the directory. You can check it out here: https://coolroofs.org/directory.

There is also a range of different rated products and other resources that prove to be valuable when assessing your options on their website found here: https://coolroofs.org.

Vegetative

This is another option that you could conceivably consider. This is a roof that tends to be able to absorb water. Therefore, it can help to minimize a building’s energy expenditure from the very beginning. When this type of roof is properly installed and when it is working, it can help to provide ample protection to the surface o the roof from potentially harmful UV ray exposure. This can end up drastically increasing the overall lifespan of the roof. Along with this, it can even better deal with the storm water runoff that roofs experience and it might even eliminate it completely. These various elements can help to reduce any thermal heat that is absorbed from the sun’s rays and it can end up reducing urban heating issues by effectively increasing the albedo absorption rate. This is the portion of the solar energy that is reflected without getting absorbed. Find out more here: https://rci-online.org/vegetative-roofs-problem-future/.

It’s important to keep in mind that these roofs are likely to add more weight to the roof. Because of this, you want to ensure that the current structure is capable of withstanding the excess weight prior to even considering it. While it does have higher upfront costs and it does require more maintenance, a lot of roofing professionals and the entire industry have learned to understand the many benefits it offers.

A vegetative roofs’ albedo and performance in reflectivity aren’t negatively impacted by the various other factors that typically negatively impact cool roofs. Along with this, cool roofs don’t offer any benefits that help improve longevity or the management of storm water. Because of this, there seems to be a lot more increasing demand for this roofing option due to its flexibility to be used in varying climates.

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Insulation

Insulation has become a very important component of ensuring a roof is energy efficient. Adding various additional layers of insulation to a roofing system is something that can effectively lower energy loss and thereby reducing energy costs. This is due to the fact that there is less heat that is moving through the system. When the insulation is properly installed, it can even prevent energy transfer from buildings and the various occupants inside of it.

The science is easy to understand: heat travels and it always looks to flow from warm to cold. That is until the temperature difference is no longer applicable. Thus, the more insulation, the less heat will be able to escape during the colder days throughout the year and the less heat will enter the building on the warmer days. Each of these things can improve overall energy efficiency and savings.

Roofing contractors should always be following the best practices within the industry. This includes using the recommended R-value for whatever region they operate according to the Internal Energy Conservation Code (IECC). This code provides as much as two ways to determine a property’s insulation requirements. It does so with regional codes in specific tables or by adhering to the American Society for Heating, Refrigerating, and Air-Conditioning Engineers Inc. Standard 90.1.

You can check out the EnergyWise Roof Calculator developed by both the National Roofing Contractors Association and the Roofing Alliance here http://energywise.nrca.net/.

Conclusion

The absolute first decision any building owner or manager must make when they are looking to maximize energy savings should start at the very top. You can choose between a reflective or vegetative surface with the ability to add even more insulation to either. Now is the time for every roofing contractor to capitalize on the abundance of interest and the increasing demand for cool roof options by getting even more educated on the various systems and their benefits.

Armadillo Roofing & Exteriors (512) 333-7663, provides commercial roof repair, commercial roof installation and commercial roof replacement services to Austin, Texas and the surrounding communities and has been providing commercial roofing services to the area for over 17 years. When you need to discuss your options for your commercial roof, give us a call.

How Hot Can Your Commercial Roof Become In the Summer?

When you walk across a street, or even a sidewalk, you may notice a temperature difference. This is most obvious when you change from the street and walk on to your front lawn. This is something that most people notice, but they may not realize that this same concept will apply to a construction projects.

For example, when you are using shingles on a roof, the type that you choose can affect how warm or cold it is in your home. This has to do with the climate you are in, and also how the roof will absorb or reflect the sun. It can be difficult to make this choice when you have limited roofing materials that are available.

There are other choices, including a roof that is designed to stay as cool as possible, which is what many people are gravitating toward as weather conditions become more extreme.

What you want to do is use a roofing material that will keep everything in balance. It may cost you more money, but once it is done, you will definitely see a change in your utility bill. It doesn’t take much time to replace your roof if that’s what you would like to accomplish this year. You may even choose to do it yourself.

These are the types of temperatures that you would likely experience in the summer depending upon the surface you are standing on. It’s not your imagination – surface material has a lot to do with temperature. Move from the blacktop to the grass and you can instantly feel the difference.

It’s exactly the same with roofs. The darker that it is, the harder you will be inside. The lighter that it is, the cooler you will be in your building or home. What you want is a roof that stays about in the middle if possible. An environmentally friendly roof is the best choice when you are looking for new roofing materials.

The rooftop temperature will always be somewhat warm, but different materials will make a huge difference. There are ways of measuring how potentially hot your roof could be, as well as how low the temperatures might be even in direct sunlight.

Unpainted Metal Roof – 138-145
A Black Roof – 140-190
Vegetative Roof – 90
Aluminum Or Reflective Roof- About 70 degrees less
Gravel – 125-140
Painted Metal – 105-115
White – 102-120

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The differences between rooftops

As you can imagine, a black roof will be much harder than all of them. A roof is typically designed to last about two decades, sometimes longer, but a black roof may lead to a premature breakdown – in fact, it can detrimentally affect its longevity. This is very obvious when you see an aging roof.

If you have a metal roof, these will also get very hot. Sentry Roof materials utilize BASF paint when they are manufactured – this is going to minimize heat that is absorbed and emitted. It should be painted before hand, but it can still work if you decide to paint it later.

When you have a white roof, these are much cooler than a black roof, sometimes as much as 50° or more and 30° less than a roof made of gravel. If you have an elastomeric roof, or one that is made of aluminum, these are cooler than black roofing materials – technology used today makes it easy to use Pantone colors which will also help lessen the temperature. There is really nothing better than having a vegetative roof as it will keep temperatures consistent and comfortable.

Why so many people prefer a roof vegetative roof

The main reason is that on most days a vegetative roof, even when it’s hot, can be touched – that is because it is covered by vegetation. Going beyond the rooftop itself, a vegetative roof can not only reduce heat, but can also help the surrounding community by not contributing to the heat island effect.

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How temperature can affect the inside of your building

Is it possible that the interior of your building is hotter because of your roof? This is absolutely true. When the heat is absorbed, it is radiated from the roof surface down, and this is very common with an older roof that is not built with R30 or R20 installation. In recent years, this is changed. If you want to, adding a silver or white coating to the outside can also be very beneficial and require less air conditioner usage. Your energy costs will go down, and the grid for your city will benefit greatly.

You can save as much as 15% on your energy bill by installing a cool roof according to the Green Building Alliance.

This is a great benefit, but it is so important to repaint your roof at least every decade to maintain these results.

Should you get a new roof for this reason?

If you do have a hot roof, especially during the summer, you really need to get more control. Re-roofing might be an option, or if you are having a new one installed, you need to consider how beneficial it would be to have a cool roof instead. There are different technologies that are used to properly coat roofing materials, and there are others that are currently being developed. In Australia, studies have shown that the coatings on a roof may even make the surrounding air cooler which is a fantastic result.

The Cool Roof Rating Council at coolroof.org is a great place to visit to find product ratings and technical information (to access the ratings you do have to have a membership).

The Pros and Cons of Pitched and Flat Commercial Roofs

There are both pros and cons to each kind of commercial roofing system. In this article, we will be providing you with an overview of the most commonly used kinds of roofs to help you make more informed decisions about the types of commercial roofing you choose.

Commercial Flat Roofs: Advantages & Disadvantages

Flat roofs are among the common type of roof that is used on commercial buildings.

Pros

Commercial flat roofs are often much more cost-effective to construct compared to steep slope roofs or pitched roofs since less material is required since there are less square feet to cover.

They are faster and easier to install, and that can save the building owner a lot of money. It also affects the potential price and ease of commercial roof repairs.

There are many different kinds of flat roofing membranes and materials for owners to choose from – built-up roofing, modified bitumen, bitumen, TPO, PVC, EPDM, and rubber rolled roofing.

Although roofing membranes are available in a number of different color options, many builder owners stick with white.

That can help to reduce energy from being wasted from cooling expenses due to the reflective properties of the roof.

Air conditioners may be moved to the roof from the ground. It is easier to install satellite dishes and solar panels on flat roofs compared to pitched roofs. They are less obvious from either the parking lot or the curb.

Draining cleaning and maintenance are both easier to do on flat roofs since workers are able to walk safely and easily, no matter what the weather conditions happen to be.

Cons

Poor draining is the most critical issue.

Roofing materials can be degraded by standing water well before they normally should. One advantage that a pitched style of roof has is that the building will not have as many drainage problems. The breakdown of materials leads to water damage and leaking inside the building.

It is critical for repairs or installation to be done by an experienced and reputable commercial roofing contractor to avoid roof problems in the future.

Sentry Roofing has an experienced team that understands the proper height and location for drains in order to avoid puddling issues.

Commercial Low-Sloped Roofs: Advantages & Disadvantages

Quite often low-sloped roofs are used on industrial buildings, apartment buildings, warehouses, and factories. They might look to be flat at first but actually do have a slight pitch to them.

Pros

Low-sloped roofs have a pitch that allows water to run off of the roof. The design of the roof directs water in the right direction, such as drains, saddles, and valleys. High-pitched roofs have less roof area, so less roofing materials are required.

Low-sloped roofs offer safer and easier working conditions for roofers compared to steep slope roofs or high-pitched roofs.

It is much easier to perform commercial roof replacement, repair, and installation. Because the slight pitch of the roof does not allow for puddling or standing water, there is a lower chance of the building owner needing to call repairmen to deal with water problems.

It is easier to maintain and install satellite dishes, solar panels, and air conditioners on a low-sloped commercial roof compared to a roof that has a high pitch.

The same kinds of materials can be used on a low-sloped roof that is used on commercial flat roofs – modified bitumen, bitumen, TPO EPDM, and rubber rolled roofing. Modified bitumen has a longer warranty time due to its superior sealing capabilities and added thickness.

Cons

Weight can be added to the roof when heavy snows do not melt fast. You also must precisely adhere to building codes in your local area for low-sloped roofs.

Commercial Pitched Roofs: Advantages & Disadvantages

Although pitched roofs are used in residential houses more than they are on commercial buildings, they still are used quite often along with low-sloped and flat roofs.

Pros

The major advantage that a pitched roof has to offer is the greater slope provides for more runoff of snow and water.

A steeper roof structure makes it easier for debris and liquid to run off. This ultimately means there is less risk of water buildup that may lead to mold damage and leaks.

Overall, a steep-sloped roof can reduce your need for maintenance and repair somewhat compared to less inclined, flatter roofs.

Cons

Unfortunately, the steep incline on a pitched roof makes it much hard to perform repairs and maintenance.

The need to transfer materials, increase safety procedures and the difficulties with maneuvering the roof tend to increase the expenses of maintenance, repair, and installation services.

Factors to Consider When Estimating the Cost of Commercial Roof Replacement

The top 5 most expensive components of a building are the foundation, framing, flooring, plumbing, and roofing. This is why when considering a refurbishment of the house, many will opt for a repair over the entire replacement of either of the redeemable components. An old or worn-out roof, for example, needs to be taken care of, since the quality of roof one influences the overall outlook of the house, and keeps the interior free of damage. It is indeed a very important building component.

This article will explore all aspects that influence the cost of commercial roof replacement to help you make the best decision when replacing your commercial roof.

The top 5 aspects that influence the total cost of a commercial roof replacement include:

1. Roof Type
2. Roof access
3. What’s underneath
4. Wind loads and fastenings
5. Code requirements

Roof Type

Commercial roofs come in two major structural types: the flat roof type, also known as the low-slope roof, and the sloped roof.

Flat Roofs

The most preferred roofing material for this kind of roof is either built-up bituminous roofing or a single-ply roof.

Originally, the use of single-ply roofing raised a lot of doubts, but over the years, the single layer of protection has proved itself, lasting over 25 years in flat roofs. This has made single-ply roofing viable when constructing flat roofs. Moreover, they often come backed by a 25-30 years warranty. Single-ply roofing materials are some of the cheapest materials both in purchase and installation. Typically, they will cost from $3 to $5 per square foot.

Built-up bituminous flat roofs, on the other hand, are made of multiple roofing material layers. This makes them consume more material to construct, meaning they are more expensive and time-consuming than the former. A square foot of built-up bituminous roofing replacement typically costs from $3.50 to $6.50.

Sloped roofs

They have a wider variety of roofing material options. Some include asphalt shingles, which are the cheapest, slates, wood shingles, metal, and tiles. The choice of material depends on cost, durability, and aesthetics. Since sloped roofs generally expose the expanse of the roof surface, they play a big role in the look of a building. The beauty of the material chosen should, therefore, be considered. Asphalt shingle roof replacement typically costs from $3.50 to $7 per square foot.

Tiles could either be made of concrete, clay, or other structural materials. They are extremely durable and have a lifespan of around 50 years. This makes them some of the most expensive roofing materials, ranging from $6.50 to $20 per square foot.

Metallic roofs come in different kinds too. They could either be flat seam, standing seam, or corrugated. Moreover, they are available in numerous colors and models, thanks to technology. Manufacturers have even gone to the extent of adding textures and patterns to make them look like tiles and shingles. Besides their great aesthetics, this kind of roofing material could last a lifetime, making them expensive as well. Typically, the cost for metal roof replacement: $7 to $12 per square foot.

When choosing the material to go for, always have this in mind: Choosing the cheaper option doesn’t guarantee more savings. You should, therefore, evaluate the estimated useful life (EUL) and warranty against the cost of purchase. This guarantees greater savings in the long run. Remember that warranties are essentially roofing insurance policies, which means that the coverage limit you are willing to buy depends on how much you are willing to pay. With this in mind, take cognizance of the fact that most roofing warranties are usually prorated, meaning no matter how long the warranty is viable, the amount to be reimbursed is peanuts compared to the actual cost of roof replacement.

Depending on the climate of the area the building is located in and materials used in constructing a roof, the realistic EUL of roofing systems differ. Before making a decision, consider the realistic EUL based on these two factors, other than the perceived value of a roof warranty.

Roof Access

The roof’s accessibility impacts cost due to several factors like:

• Height
• Material storage areas
• Occupancy
• Property access

The height affects the labor and machinery required in replacing a roof. A 15-story building, for example, will take more manpower and machine power (cranes and the like) to replace. A larger roofing project also means more materials, which implies the need for material storage areas. Buildings that have wide, open expanses save on the cost of storage zones, but those without may need an intricate system of material storage, costing more.

When it comes to occupancy, imagine re-roofing a 10-story building with at least 200 people constantly driving and walking through the construction site, as compared to re-roofing a 10-story empty building. Without a doubt, the former is more expensive due to the challenges occupant comfort and safety pose. Material storage, working hours, and techniques employed in re-roofing have to consider occupants and ensure that their safety, comfort, health, and productivity are met. Finally, access to the property affects the cost of material transportation and machines for operation.

What’s Underneath

Underneath every roof are cover boards, roofing structures made of wooden decks, metal or concrete, insulation materials, and other substrate materials. Depending on the roof type, the composition of these materials varies. The materials underneath are often affected by moisture, and as such, the condition they are in affects the cost of roof replacement. Using moisture detection equipment, roofing technicians can identify materials that need replacement. This can only be done after the removal of the overhead roofing material. If either of them is deteriorated, the overall cost of re-roofing your building will be higher.

Fasteners and Wind Loads

Local codes and weather conditions determine the kind of fasteners a roof system requires. Higher wind speeds call for more frequent intervals and stronger fasteners, which increases the overall cost of re-roofing accessories.

Code Requirements

There are many local, regional, and statutory codes that exist with regards to roof quality. Depending on the zone the building is located, these affect fasteners & wind loads, insulation, ventilation, roof slopes, and even substrate requirements. Since these affect the cost of re-roofing, compliance with code requirements affects the overall cost of roofing.

When developing a ballpark price estimate of replacing an old or damaged roof, these 5 factors will come in handy. To guarantee further accuracy and precision, do not hesitate to hire a reputable roofing consultant. With that, you are guaranteed of a cost-effective re-roofing plan!

The Basics of Roof Inspections

Often times building owners balk at getting roofing inspections. After all, most owners take roofs for granted until you experience roof damage that results in a leak. That being said, even paying a little bit of regular attention to your roof can go a long way towards preventing roof issues.

Roofs are crucial to your building because they are essentially your first line of protection. Your roof protects your building and everything in it. It protects your property from potential rain damage and it takes a beating in various ways through the seasons. Exposure to these harsh elements can take a toll on your roof over time. This can lead to a deterioration of materials. Thus, the quality of materials used and the quality of the initial installation can be a very important factor. Getting routine roof inspections can help to ensure that your roof is effectively maintained and that you are able to prevent early roof damage from spiraling out of control. Repairing smaller problems now can help you avoid dealing with more expensive problems in the future or even requiring a completely new roof installation.

As most reputable contractors, we fully recommend you get at least two professional inspections per year ideally once in the spring and once in the fall.

Do I Even Need A Roof Inspection?

Yes, routine roof inspections can be one of the best lines of defense towards preventing future roof repair. By having your roof routinely inspected, you will be able to become aware of issues that could impact the structural integrity and the performance of your roof. More specifically, you will be able to answer a lot of questions about the overall condition of your roof with a proper inspection including:

• Has the roof been properly installed?
• Has the roof suffered damage from a recent storm?
• What is the overall condition of the roof and how long is it going to hold up?
• Is the rook leaking at all?
• Does the roof need any repairs?

What’s Involved With A Roofing Inspection?

A proper inspection of your roof from a professional would include both an interior and an exterior evaluation of it.

Below, we will be going over the three basic steps that a reputable roofing contractor will take for a professional inspection:

Step 1: Inspecting The Interior

The first step involves inspecting the interior of your building. This includes everything from the ceilings to the walls.. During this inspection, they will be looking for evidence of potential hail, wind, or water damage which have resulted in leaks. A leak can be an obvious sign that your roof has sustained damage and that it needs immediate repair.

Step 2: Inspecting The Exterior

From there, the contractor will look around your building’s perimeter. They will be noting everything from the location and the state of the gutters, vents, and even the flashing points. Likewise, the siding of your building will also be checked to see whether or not it shows signs of water stains, dents from hail impact, or any indication that your roof is causing issues.

Next, the contractor will head up to your building’s roof in order to figure out whether or not it has sustained damage. The contractor will look for all of the common roofing issues such as having damaged, bent, broken, or cracked shingles, tiles, shakes or any damage to your metal or flat roofing materials. Likewise, they will look for any instances of granules in either the drainage system which can be a major indicator that your shingles are starting to wear out and are in need of replacing if you have a shingled roof. They will then look at and evaluate the overall condition of your ventilation, check for moisture levels, and check your insulation.

Step 3: Inspecting The Drainage

The overall condition that your drainage system is in will be noted. They will look to see whether or not there are issues with the installation that could be causing it to not work properly, if you have debris buildup in them, or even if the material is beginning to deteriorate. The contractor will be noticing whether or not you have missing sealant, damage found in any gutters, or if there are any signs pointing towards the drainage system being structurally damaged.

Always Hire A Professional for Your Commercial Roof Inspections

As a building owner, you might be able to walk around the property and inspect for obvious signs of roof damage, a professional will have the necessary experience, expertise, and tools to do it properly. They know exactly what to look for and they can identify obscure problems that aren’t too noticeable including subsurface damage. After all, not all roofing problems are completely obvious to spot. They will be able to properly evaluate and diagnose the state of your roof and provide you with all of the information you need.

If your roof is old or hasn’t been properly inspected in a long time or you have obvious roof damage or symptoms, call Armadillo Roofing and Exteriors right now. We have over 17 years of professional experience in both residential and commercial roofing and we can handle all sorts of repairs to your commercial roofing and drainage system.

Armadillo Roofing & Exteriors (512) 333-7663, provides commercial roof repair, commercial roof maintenance and commercial roof inspection services you can trust to Austin, Texas and the surrounding communities and has been providing commercial roofing services to the area for over 17 years.

How To Know If It’s Time To Replace Your Multi-Family Complex’s Roof

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Are you wondering when you should look into replacing your roofs? Should you replace them on a specific timetable or should you wait until you start having issues?

Roofs serve a very important purpose. After all, they cover your property whether it be your multi-family condo, apartment, or even a town-home complex. They work to provide a layer of protection from the elements for anything and everything underneath. Knowing when it’s time to replace your roof or even repair them is a very important thing for cost effective property management and it can dramatically impact your budget.

Below, you will learn about how to tell it’s time for a new roof.

1. Your Roofs Are Showing Signs Of Aging

The main reason you would want to consider getting a roof replacement has to do with them simply being old. No matter what the roof is made up of, it has a lifespan. That being said, if you keep your roof in optimal condition with routine maintenance and have addressed roofing issues promptly, you should be able to exceed the expected lifespan of your roofs. Therefore, you shouldn’t necessarily assume you need a roof replacement strictly because the warranty period is expiring.

That being said, if some of the roofs in your property complex haven’t been properly maintained and/or they are experiencing a lot of the problems listed below, they are likely not going to last as long as you would like.

Roofs can fail prematurely for a variety of reasons. One reason could be that they were installed improperly. After all, contractors aren’t perfect. They can make mistakes during the installation process on accident and they might even cut corners just to save on time and money. If the contractor failed to follow the manufacturers’ exact instructions or if they didn’t use the recommended materials, the lifespan of your roofs could suffer because of it. The only way you can tell if this is an issue with your roofs is by having them inspected by a professional and qualified contractor that you trust.

2. You’re Spending A Lot Of Money On Roofing Repairs Yearly

If you find that you are spending way too much money on roofing repair on a yearly or more frequent basis, it is a clear-cut sign that the roofs need to be replaced entirely.

You will want to thoroughly examine your roofing records over the past few years and figure out how much money you have spent on total repairs. During this process, you want to factor in everything from the cost of repairing anything that was damaged due to a roof leak to anything else that was damaged because of a malfunctioning roof.

From there, you will want to compare what you are spending annually on all of these repairs with how much it would cost to simply replace your roof with a new installation. For instance, if you find that you are spending anywhere from $15 to 25,000 on yearly repairs, you could instead look to spend that money elsewhere on a new roof that isn’t going to cause the same kind of collateral damage as a leaky roof. Over a few years, you will notice these savings adding up and eventually offering you a return on your investment. You will even be able to avoid future costly roofing repairs that you would likely require if you stuck with the older roofs.

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3. You See Signs Of Degradation

You might notice that roofs that aren’t necessarily very old begin to show signs of deterioration and degradation regardless of their age. These signs can include but aren’t limited to bald spots on the shingles, curled shingles, cupped shingles, or even broken or torn shingles due to severe weather damage.

You might notice bald spots on the shingles which typically occur with some of the lesser-priced budget asphalt shingles. Cupped shingles are usually a byproduct of the roof being exposed to excess moisture. If you notice pieces being blown off the shingles, it is usually a result of the adhesive on the shingles failing.

If you notice shingles completely blown off and there hasn’t been a lot of strong winds that could have caused it, the installation was likely faulty. Any shingles that experience these types of issues are not going to offer the full protection that is required from a roof. Therefore, you can expect leaks now and in the future. Likewise, the UV rays from the sun will continue to penetrate and eat away at all of the unprotected areas of the roof which can further increase the speed at which the roof degrades. It’s important to remember that asphalt shingles can be subject to water damage as they aren’t waterproof. Because these shingles are usually installed on buildings that feature steep-slopes, they are primarily designed to not allow water to sit to cause any water damage.

4. You Want To Improve The Aesthetics Of Your Community

Installing new roofing on the properties in your complex can do wonders for making your complex look much better. This is even more so true for complexes that already have older looking roofs that are fading or just not aesthetically pleasing. You will notice with 3-tab shingles that changes to the roof appearance can occur rapidly and if your roofs have begun to experience the various things like telegraphing over a period of time, it can really detract from the properties and make them look older than they are. While this doesn’t ruin their performance, it can really take away from the aesthetics of your properties.

If you have condo or town-home owners that are looking to enhance their curb appeal and raise their market value, you will want to look to invest in roof replacement to achieve the result you are looking for. With so many different asphalt shingles that you can choose from, you should be able to completely transform the entire look and feel of your entire complex while benefiting from not having to conduct a lot of maintenance in the future. You will usually notice the biggest dramatic improvement in properties that were built in either the 1960s or 1970s.

5. You Want To Improve Other Parts Of The Property

If you are already planning on doing other renovations or making other changes and improvements to the properties, it might be a good time to invest in a roof replacement. By using it in addition to the other improvements, you can really benefit from the multiplier effect that you would get from making all the renovations.

If you are already planning on making changes to the exterior of the buildings, you will want to be certain that you are addressing those changes in your roof preparations to ensure that you are choosing roofing materials that will mesh well with the other changes you are making. You might be able to match the existing roof exactly as it is, but often you want to choose the same type of shingle in different colors to avoid calling more attention to fading roof color.

In other instances, re-roofing the existing properties to ensure that all of the roofs matches can make a lot of sense. While each situation is likely to be different, you might want to consider doing it all at once so you can benefit from the reduction in cost from buying in bulk versus doing every property one at a time. It is always going to be much more cost-effective to hire a contractor to do everything at once versus spreading your roof replacements or installations out at different times.

Armadillo Roofing & Exteriors (512) 333-7663, provides commercial and residential services to Austin, Texas and the surrounding area. This includes roof repair, roof installation and roof replacement. We have been providing professional commercial roofing services to the area for over 17 years.

Commercial Roof Warranty Choices

Different Types Of Commercial Roof Warranties

You can understand how to manage your roofing assets and roof maintenance budget by knowing the type of roofing warranty your roof has or the warranty available for a roof that you want to buy. Understanding your warranty also helps you gain insight on the quality of your roofing system. Typically, great roofing systems come with a great warranty. If low quality roofs had a high-quality warranty, it would be very expensive.

Most property managers and owners mostly focus on the duration of the warranty on a roofing product. However, there is more to it than meets the eye when warranties are concerned. The fine print on most warranties will usually provide information on what the warranty does and does not cover. If you do diligent research, you may be surprised by the things that are excluded in a warranty and the services that will require you to cough up extra fees.

Tips on How to Differentiate Commercial Roof Warranties

The main difference when it comes to commercial roof warranties is usually on who is offering the guarantee. Your roof warranty can be provided by either of these two parties:

The Manufacturer of The Roofing Material – This usually comes in the form of a written guarantee by the manufacturer of the roofing product stating that the manufacturer is bound to cover the costs of repairs or replacement of their roofing product within a specified period of time should it be necessary. There are different types of warranties offered by manufacturers.

The Roofing Contractor or Installer – This is a written guarantee that is usually provided by the roofing contractor stating that should it become necessary, they will carry out repairs for problems that may arise due to workmanship issues or any other problems that may arise from defective roofing supplies provided by the contractor within a certain duration of time.

The confidence that you derive from your warranty should be dictated by the company giving the guarantee. If they have a good track record of honoring warranties and they have been in business for a long period of time, they are more likely to stand by the quality of work they are providing and the supplies they provide.

Types of Manufacturer Warranties

Below are three of the most common types of warranties that are offered by manufacturers.

1. Manufacturer NDL Warranty

NDL stands for ‘No Dollar Limit’. This is the best type of warranty that money can buy.

An NDL warranty from a manufacturer covers the entire roofing system. Under an NDL warranty, a manufacturer is usually obligated to pay for the failure of their products that are being used properly and defective products within a stipulated period of time no matter the cost of carrying out replacement or repairs. In order to get this type of warranty, the roof must be installed according to the technical specifications given the manufacturer from the start to the end. The roofing process must pass an inspection or a series of inspections from the manufacturer as it is being installed. If the inspector finds problems with the roofing, they need to be corrected, re-inspected and the new result accepted before a warranty is issued.

Manufacturers typically offer NDL warranties for a period ranging between 10 and 30 years depending on the type of roofing system that is being installed. The fee for an NDL warranty is usually calculated based on square footage. It varies depending on the manufacturer.

2. Material Warranty from The Manufacturer

This type of warranty usually contains a guarantee that the roofing products from the manufacturer will not fall for a specified period of time (for example 10 years, 15 years, 20 years, etc.) This basically means that the roofing materials come with a cover for premature aging and defects.

This type of warranty is widely popular since it comes for free or at a very low fee. It does not cover any roofing supplies that are not supplied by the manufacturer but which are used by the contractor such as adhesives, flashing and edges. It does not also cover the cost of carrying out any necessary repairs or replacements. A ‘membrane-only’ warranty from the manufacturer covers just the roofing membrane.

3. Material and Labor Warranty from The Manufacturer

This type of warranty covers for any defects in materials and labor by the manufacturer. However, unlike the NDL warranty, there is a limit on the responsibility that the manufacturer has. Since this warranty is often prorated, the coverage limit for replacement and repairs on defective roofing components depends on the time when the defects occur. The older the roof when the defects occur, the lower the warranty coverage. Under this warranty, leaks may or may not be covered.

Warranties from A Roofing Contractor

Warranties from the roofing installer usually cover the workmanship done in installing the roofing. Most of these warranties also cover any supplies that the installer provides for the roofing process. Most roofing warranties from contractors are short and do not go beyond five years. Some only last for one year. However, since they cover defective roofing supplies and workmanship, they are highly effective for the period that they are enforceable.

If you have a contractor who is not willing to guarantee their work, you should consider finding another contractor. If you want contractors who will stand by the work they are doing, it is best to go for contractors who have been certified by manufacturers to install their roofing products.

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Things That May Not Be Covered by Your Warranty

Some of these conditions may not be covered by your warranty. However, they can be added to your warranty at an additional cost.

Neglect of The Roof – Problems that may arise due to lack of proper maintenance or excessive foot traffic on the rood may not be covered in your warranty. In fact, they can at times void your guarantee.
Repairs for Leaks – Leaks that arise due to physical damage on the roofing products or those that are caused by a part of the roofing system that is not covered by the warranty such as a wall above the roof line or leaks that come from the cabinets of HVAC units are not covered.
Modifications or Repairs on The Roof – Roofing problems that are caused by unauthorized modifications on the roof such as the addition of equipment on the roof are no covered. Any repairs that are done contrary to the specifications of the manufacturer also do not have any cover.
Acts of God – Damages caused by extreme weather, lightning, earthquakes, hurricanes or natural disasters are not covered by warranties. Damage caused by hail may be covered depending on the product.

Ensure You Carefully Scrutinize A Warranty Before Purchasing It

Commercial roof warranties can look like they favor property owners at first glance but this is not the case. Warranties are usually crafted by lawyers to protect the financial interests of those offering them.

Before purchasing a warranty, review it fully in order to understand important aspects such as whether it can be transferred, the value you are getting from the warranty, any responsibilities you are undertaking and other costs that are related to the warranty. If you need assistance reviewing commercial roof warranty products, you should consider consulting a commercial real estate lawyer.

Armadillo Roofing & Exteriors, (512) 333-7663, provides commercial roof repair, commercial roof installation and commercial roof replacement services to Austin, Texas and the surrounding communities and has been providing commercial roofing services to the area for over 15 years.

What Happens if You Don’t Repair Your Roof?

The Consequences of Not Repairing Your Roof

The importance of carrying out repairs when you notice leaks on your roof can be summed up in two words – consequential damage.

Water that enters into your building through the roof does more than just damage the exterior of your roofing system. It can cause extensive damage in the interior of your building leading to hefty repair costs and extensive damage. Additionally, it also shortens the lifespan of your roof.

This is what is known as consequential damage. Consequential roof damages have the potential of making you accrue huge and unplanned expenses. This post will discuss four negative effects that may occur to your building or business due to consequential damage.

1 – Damage to Your Equipment and Inventory

Any water seeping into your building can damage the floors, walls and ceilings. It can also ruin your inventory, equipment and furniture. If you notice water leaks in your property, you should act quickly and identify the source of the leakages and ways you can stop the leakage. To identify the problem quickly, you should check out the most common causes of leaks in a building such as open seams, holes, tears, cuts or a missing flashing.

2 – Slips and Falls

If there is moisture on the roof or the ground from a leak, it usually causes the risk of slipping or falling in the affected areas pf the building. This means that leaks can put you at risk of having to cough up compensation for claims filed by workers. Additionally, you also risk being sued by customers. You should be mindful of the high risk of slips and falling caused by moisture. Any leaks should therefore be remedied immediately.

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3 – Wet Building Insulation

Apart from damaging the structural integrity of your building, water leakages will dampen your insulation thereby contributing to higher utility costs. When the insulation material in a building gets dampened, it is nearly impossible to dry the water in the insulation in order to prevent moisture accumulation. According to estimates from the U.S. Department of energy, energy loses that are caused by thermal leakages as a result of even minor leaks can be as high as 70%. In order to spot wet insulation before it becomes an expensive problem, you should use scanning equipment that has infrared scanning capabilities. If you spot any wet insulation, remove it and replace it with insulation material that has a similar R-value thickness.

4 – The Presence of Insects and Mold

Moisture that accumulates in a building from a leaking roof can create a good environment for the growth of mold and bacteria. It can also attract cockroaches and other types of vermin. The cost of getting rid of mold and exterminating vermin can add up to a tidy sum if the problem is not handled in a timely manner. A leaking roof can also result in the violation of building codes, the disruption of business operations and a public relations disaster.

Armadillo Roofing & Exteriors, (512) 333-7663, provides commercial roofing services to Austin, Texas and the surrounding area. This includes commercial roof repair, commercial roof installation and commercial roof replacement. We have been providing professional commercial roofing services to the area for over 15 years. If you suspect that your commercial roof needs repairs, don’t hesitate to give us a call.

Commercial Roof Repair, Commercial Roof Replacement and Commercial Metal Roof Restoration for the Austin Area

Commercial Roof Repair

Need commercial roof repair? At Armadillo Roofing we offer customers affordable commercial roof repair options.
Commercial Roof Installation

Modified Bitumen, White Membrane, Metal or Green Roofing Systems, we can install the highest quality roof on your commercial building.
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We'll keep your property's Metal Roofing System in top-notch condition with our extensive experience and expertise with Commercial Metal Roofing Systems.
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Let us show you how you can save a lot of money, as much as 30-40%, by restoring your commercial metal roof instead of replacing it.

Some of Our Latest Projects

Check out these recently completed commercial roofing projects.

Whether you're looking for commercial roof installation, commercial roof repair, commercial roof maintenance, commercial metal roof repair or commercial metal roof restoration, we here at Armadillo Roofing have you covered.

With Commercial Roofing we are experienced in Modified Bitumen, White Membrane, Metal, Tile, Shingle, Green and all Flat Roofing systems.

You can save a lot of money, as much as 30-40% over a replacement, by taking advantage of our commercial metal roof restoration services.

See what some of our satisfied customers are saying!

Here at Armadillo Roofing, nothing is more important than taking care of the most important asset we have - our satisfied customers.

We take pride in the number of 5 star reviews you will find online that our customers have posted.

We will always deliver on our promise to ensure the finest quality materials and craftsmanship, stressing integrity and rewarding excellence. We are craftsmen who take pride in the roofing services we provide to our customers, both commercial and residential.

Our commitment is to deliver "Quality Craftsmanship at an Affordable Price," and we have been doing just that for well over a decade now in Austin and the surrounding areas.

“Thanks for taking care of us in a professional manner. It was a pleasure to deal with someone who actually did what he said he would do. Look forward to seeing you soon. Thanks again." Mike McCoy - Mission Mortgage

“Thanks for a job well done. I look forward to working with you in the future. Let me know if you need any references on your future jobs. I’d be glad to be of help. Take Care." Mike Wilson - Central Texas Development Assessments, Inc.,

“Thank you again for your hard work. You did an amazing job on our building's roof system and I would certainly recommend Armadillo to anyone needing your services." A.W. Armstrong - Kestrel Management Services, LLC

"Armadillo Roofing replaced our old roof with a beautiful new one. David managed the entire process to the detail. He was there during the work and walked the roof with me after it was finished. Quality, friendly and trustworthy best describes our experience with Mark and David at Armadillo." Lisa Y. - Austin

"We had an amazing experience with Armadillo Roofing and can't say enough positive things about them. They replaced our entire roof in time to put our house on the market." Court C. - Cedar Park

"A hail storm left us with roof damage. Armadillo was referred to us and we couldn't be happier. David was onsite at the start and finish of each phase to ensure everything was done properly. Mark is engaged and responsive anytime we had questions. They do great work! I would recommend Armadillo to anyone." Danny W. - Austin

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