BUR/Modified Bitumen Restoration

When renovating a BUR/mod-bit system, contractors should look for signs of blistering, cracking, or granule loss, which may require repairs or preparation before restoration work can commence. Take note of all penetrations, such as chem curbs, pitch pockets, slash penetrations, and any other vulnerable areas. Pay attention to drains and other waterways, as well as metal edges. Common issues on BUR and mod-bit are located at penetrations and field seams. If it is a gravel BUR system, look for lines of gravel where splits in the system have occurred and repair the splits.

The Four Steps of Restoration (Four Ps)

Once you decide to restore a roofing system, contractors should stick to the Four Ps of Restoration: Prep it, prime it, patch it and protect it. These steps are required for a full restoration system and leaving any one out risks potential failure of the restoration.

Prep

Remove any debris and clean the roof to prepare for the rest of the project. This might entail sweeping, brooming, blowing, pressure washing, taping off areas, and closing off air intakes. This is an important step. Nothing will be successful if this step is not done properly. One of the most common mistakes with roofing restoration is not cleaning or letting the substrate dry. If there is dew on the substrate and a contractor merely blows debris off the surface before priming, moisture could be embedded in the system and cause premature problems.

Prime

Depending on the condition of the roof, a primer is applied to ensure good adhesion for patching, stain blocking and rust inhibition. Primers are most commonly used for stain blocking and adhesion, but with metal roofing systems, rust inhibition primers are important. They help ensure that whatever restoration system is going on top will have a good bond.

In some instances, like with restaurants where grease may be present, a bleed blocking primer can be used to prevent oils from emerging. These primers have solvent in them to keep coatings white.

Patch

Patching is performed to make sure all parts of the roofing are watertight. This is the phase where contractors must pay attention to penetrations, flashing, field seams, and physical damage. Sometimes coatings have been sold as stand-alone water proofers, but that is not the case. Putting a coating over a bad seam without properly preparing it for expansion and contraction will ensure it becomes a bad seam again. Patching should have a mastic base, followed by a coating and embedded polyester, and then a top coat over it. Follow the manufacturer's instructions to apply this patching method.

Protect

The sun produces radiant heat and powerful UV rays that cause thermal shock and rapid deterioration of all roofing materials. This constant exposure results in accelerated aging, lost flexibility, fatigue, splits, cracks and ultimately roof membrane failure. Reflective and protective coatings can be applied to ensure long-lasting performance. All the while, regular activity inside the building can continue uninterrupted. Silicone coating is a good choice for roofing systems that have issues with ponding (though roofs should not be ponding at all). If it is late in the year and you are worried about cool weather, silicone is a good protection option for metal roof restoration.

Silicones and acrylics both have their advantages and disadvantages. Acrylics are more walkable when wet while silicones have a much longer durability and lifespan.

Heat buildup in a roof can also lead to increased building temperatures, building discomfort, unproductive employees and increased energy consumption. Cool roof systems act like a reflective shield to protect the roof membrane. Cool roof systems drastically reduce roof temperatures, thermal shock and heat transfer. In addition, they extend roof life, improve building comfort and substantially reduce cooling costs. And, in the long run, this helps building owners see a much greater return on their investment.

Section 4: Roofing Codes and Tax Incentives

The 2021 International Building Code (IBC) provides requirements for roofing, including materials, installation, and renovation. Roofing renovation typically requires obtaining the necessary permits from the local building department. The IBC doesn’t specify the exact process but provides guidelines for compliance with local regulations.

The IBC provides guidance on structural design and load requirements to ensure safety and performance for renovations. It also includes provisions for weather resistance and water shedding capabilities of roofing materials. These requirements aim to ensure the durability and performance of the roof system. Depending on the building’s type and occupancy, the IBC may specify fire resistance requirements for roofing materials.

The IBC includes provisions related to energy efficiency in buildings, which address insulation, ventilation, and reflective properties of the roof to minimize heat gain or loss.

Specific details and requirements for roofing renovation does depend on the local jurisdiction and the specific circumstances of a project, so contractors should consult the relevant local building code or consult with an expert to ensure compliance with local regulations.

Inflation Reduction Act (IRA) Opportunities

Roof maintenance systems have some tax benefits. They are fully tax deductible for building owners as an operating expense. A key advantage of a restoration system over a new roof system is how they are classified by the IRS. Because restoration is classified as a maintenance item, in most cases it can be expensed in the accounting period it is incurred. On the other hand, a new roof system is a capital asset that must be amortized over a 39-year life.

Recently, architects, engineers and designers have also gained tax benefits. The 179D Tax Deduction, which provides incentives for energy-efficient building design and construction has undergone significant change in 2023. The maximum reduction will increase to $5-per-square-foot (up from $1.80-per-square-foot). To qualify for the higher tier of deductions, buildings must be constructed with prevailing wage and apprenticeship requirements, and must meet or exceed the ASHRAE Reference Standard 90.1 that was in effect for four years prior to the in-service date of the building. Each additional percentage of energy reduction will increase the deduction by $.10, up to $5.00-per-square-foot.

Designers can obtain 179D Deductions from tax-exempt entities, including public organizations such as K-12 schools, higher education institutions, libraries, municipal buildings, public offices, parking garages, and airport terminals. Other tax-exempt entities, such as charitable organizations, religious institutions, private schools and colleges, non-profit hospitals, private museums, tribal governments, and any other organization falling under 501(c), can also take advantage of the 179D Deduction.

The ability to apply reflective coatings to roof renovations and update insulation provides more than doubles the potential for these tax deductions.

Section 5: Conclusion

When it is appropriate, renovation can provide a compelling alternative to traditional roofing methods that is cost-effective, customizable, and minimally disruptive to occupants.

Renovating a roof presents numerous advantages over traditional repair, recovering, or reroofing methods. Its cost-effectiveness, reduced material and labor requirements, and potential for customization make it an appealing choice, and the minimal disruption it causes to occupants adds to its allure as a viable alternative to extensive construction projects. However, it is essential for contractors and building owners to discern when renovation is appropriate and when more extensive measures are necessary. Understanding key indicators and factors that determine the feasibility of renovation is crucial to ensure that roofing systems receive the suitable treatment they require. By recognizing the unique vulnerabilities of different roofing types, contractors can make informed decisions and accurately assess whether renovation is a suitable option for their specific needs.

Erika Fredrickson is a writer/editor focusing on technology, environment, and history. She frequently contributes to continuing education courses and publications through Confluence Communications. http://www.confluencec.com