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Re-roofing

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bgingras

Registered User
Joined
Jan 6, 2010
Messages
184
Location
Massachusetts
Ok, we are debating this extensively in the office. Existing commercial building. We are using the 2009 IBC with IEBC. How would one go about a re-roof. If we look at IBC 1510, no reference to IEBC. If we look at IEBC, there is chapter 3 prescriptive then we get messy with classifications and alterations level 1, suddenly the entire building must be evaluated. What is the concensus and what is the actual code path you are using to get there.
 
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We require 2 sets of engineered drawings showing the roofing materials, installation methods, flashing details, etc. Issue permit and inspect.
 
The issue here is some inspectors are trying to apply the entire IEBC and say that all roofing is a level 1 alteration and ignoring Chapter 3. I found a clear code path to use chapter 3 and use IBC 1510 as well. The state is trying to say that chapter 3 will only be allowed for "newer" buildings, and older ones will be forced to use chapter 4-12. They had issued an amendment to this effect, then rescinded it a few weeks later now word is they are back at it.
 
1510 works for me unless they desire to change existing material to a heavier one (comp to tile) then may need roof framing relooked at for the weight difference.

But then I'm not in Mass where there could be more types of roofs used. Here it's comp, built up and tile mostly used.
 
Get an engineered drawing....seen some buildings that took reduced snow load because of lacking insulation....adding insulation may cause the building to fail.....
 
2009 IBC

REROOFING. The process of recovering or replacing an existing roof covering. See "Roof recover" and "Roof replacement."

ROOF RECOVER. The process of installing an additional roof covering over a prepared existing roof covering without removing the existing roof covering.

ROOF REPAIR. Reconstruction or renewal of any part of an existing roof for the purposes of its maintenance.

ROOF REPLACEMENT. The process of removing the existing roof covering, repairing any damaged substrate and installing a new roof covering.

If the work is consistant with the definitions in the IBC then Chapter 15 applies. If it it is more than that then the IEBC comes into play but your inspectors do not have the authority to choose which path level the applicant must use and you do not mix them. The applicant gets to choose the method of compliance.

Steveray brings up a good point and if the job includes new or replacing insulation then Chapter 15 does not apply IMHO

2009 IEBC

101.5 Compliance methods.

The repair, alteration, change of occupancy, addition or relocation of all existing buildings shall comply with one of the methods listed in Sections 101.5.1 through 101.5.3 as selected by the applicant. Application of a method shall be the sole basis for assessing the compliance of work performed under a single permit unless otherwise approved by the code official. Sections 101.5.1 through 101.5.3 shall not be applied in combination with each other.
 
thank you all, at least everyone here has their heads on stright...there are some in my neck of the woods stating it is always a level 1 alteration regardless, like chapter 3 doesn't exist.
 
mtlogcabin has it right. No need to worry about IEB if you comply with IBC Section 1510.

Engineering drawings are not necessary if you conform to Section 1510. If they want to apply the new roofing over existing roofing and you question whether there is just one exisitng layer of roofing require an inspector visit to verify prior to starting roofing.
 
The IEBC was developed to deal with some of the problems when you try to apply the IBC to existing buildings. But if you can comply with the IBC why do you need the IEBC?

I would suggest that you adopt the policy, which I believe is consistent with the ICC codes, that the IBC can always be used to show compliance.
 
If the applicant choose Level I of the IEBC then 606 will be the applicable section with regards to a re-roof "suddenly the entire building must be evaluated" is not accurate if they stay within the requirements.

Ok, but the way we got the training ALL existing buildings must comply with Ch 34, or in our case the IEBC.
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Did you delete Chapter 34? My state we have both and it is the applicants choice as to which code they want to use. One or the other can't mix them
 
the IEBC is chapter 34 in our case. We have been told by the state, with some support from the ICC, that the IEBC is the first place we must go when dealing with existing buildings. a month ago the sate went so far as to amend chapter 3 of the IEBC to not allow for it's use on older buildings and force us into level 1 alterations for all re-roofs. Realizing the error in this, they withdrew the amendment last week, but now engineers around here are telling everyone that a re-roof means a full evaluation of the building and very costly upgrades. This is especially a big issue right now as we have 3 large municipal projects that are about to be permitted and the difference is in the millions!
 
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bgingras,

If "the engineers" are stating that it is required, then request a copy of

the legislation that was enacted that allows them to "require" it.

Simply because "they" are stating that it is required doesn't make it

legally required.....We recently had this come up in our jurisdiction.

An engineer stated a requirement; from the Feds., that the AHJ

should follow, however, that requirement does not exist.

Essentially, you should check / verify the legal requirements of

what the engineers [ or anyone else ] is wanting you to do,

BEFORE you actually starting doing it.....Just a recommendation!



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ALTERATION. Any construction or renovation to an existing structure other than a repair or addition . Alterations are classified as Level 1, Level 2, and Level 3.

REPAIR. The restoration to good or sound condition of any part of an existing building for the purpose of its maintenance.

I am assuming you are not in a high seismic zone so you only need to follow 606.2 if it is just a re-roof. If the re-roof is in conjunction with other alterations then more sections come into play

606.2 Addition or replacement of roofing or replacement of equipment.

Where addition or replacement of roofing or replacement of equipment results in additional dead loads, structural components supporting such reproofing or equipment shall comply with the gravity load requirements of the International Building Code .

Exceptions:

1. Structural elements where the additional dead load from the roofing or equipment is not increased by more than 5 percent.

2. Buildings constructed in accordance with the International Residential Code or the conventional light-frame construction methods of the International Building Code and where the additional dead load from the roofing or equipment is not increased by more than 5 percent.

3. Addition of a second layer of roof covering weighing 3 pounds per square foot (0.1437 kN/m2) or less over an existing, single layer of roof covering.

BTW FYI

The IEBC provides three main options for a designer in dealing with rehabilitation of existing buildings. These are laid out in Section 101.5 of this code:

OPTION 1: Work for alteration, repair, change of occupancy, addition or relocation of all existing buildings shall be done in accordance with the Prescriptive Compliance Method given in Chapter 3. It should be noted that this same method is provided in Chapter 34 of the International Building Code .

OPTION 2: Work for alteration, repair, change of occupancy, addition or relocation of all existing buildings shall be done in accordance with the Work Area Compliance Method given in Chapters 4 through 12.

OPTION 3: Work for alteration, repair, change of occupancy, addition or relocation of all existing buildings shall be done in accordance with the Performance Compliance Method given in Chapter 13. It should be noted that this option is also provided in Chapter 34 of the International Building Code .
 
brudgers said:
Re-roofing is typically a repair - to deal with the leaks.
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Yes dude its repair of existing roof but i thinks the replace is best option as compared to repair,.
 
Looking for some opinions on what is being proposed to me as "roof restoration"

Existing ballasted roof with two layers. Contractor is proposing removal of ballast and installation of polyester fabric with cap mastic. Ballast will be re-installed after completion.

This could be considered as a 3rd layer of roofing (prohibited) however, installed weight is less than 1 psf.

http://www.unifiedroofing.com/New-Roof-Installation/services.html

Thoughts?

Thanks.

mj
 
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mjesse said:
Looking for some opinions on what is being proposed to me as "roof restoration"Existing ballasted roof with two layers. Contractor is proposing removal of ballast and installation of polyester fabric with cap mastic. Ballast will be re-installed after completion.

This could be considered as a 3rd layer of roofing (prohibited) however, installed weight is less than 1 psf.

http://www.unifiedroofing.com/New-Roof-Installation/services.html

Thoughts?
Click to expand...
Our Single-Ply roofing system is our most basic roofing system.

First we obtain a core sample of the existing roof. This allows us to determine how many existing layers are in place and determine if your roof can handle additional layers.

Then we check for proper roof pitch and drainage. In order to complete a successful roof restoration we need to be sure your current roof has the right qualifications. If you roof is not pitched properly, we will discuss further options with you.

Our 2-Ply roofing system provides you with the most value.

If your roof is qualified for our single-ply roofing system it also qualifies for our 2-Ply roofing system.

Stepping up to our 2-Ply system increases the length of your warranty.

Not sure how they verify the existing roof can handle the additional loading without some structural analysis. Perhaps they have an engineer on staff who can provide that documentation.
 
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