Here we are again, on the cusp of winter in Ohio. The fluctuating temps and freeze/thaw cycles can wreak havoc on your buildings if you’re not properly prepared. Take heart - there are simple strategies you can use to prevent winter-induced facility problems. What’s more, these strategies can help you to save on energy and heating costs, and to ensure faculty, staff, and student health, safety, and comfort.
Start at the Top
Old man winter exposes roofs to several harsh conditions, such as snow loading, freeze-thaw cycling, storm debris, and possibly even deicing chemicals. So, before the frost arrives, winterize your roofs with these best practices:
- Conduct a Thorough Inspection – It’s important to thoroughly inspect the entire roofing system for any damage and possible points of water entry. Look for tears or punctures to the roof’s surface; signs of deterioration on the roof deck or beams/joints/columns; damaged counter flashings, downspouts, drains and pitch pans; and loose gutters or snow guards. Additionally, make sure all storm drains are free of blockage.
- Identify Any Issues – During the roof inspection, identify and list any issues you find; determine which are critical and should be addressed immediately.
- Take Corrective Action – Once you have identified any issues, you’ll need to make repairs to seal your facility’s roof against moisture infiltration. Left untreated, these issues can lead to leaking and premature deterioration of a roofing system. There are winter-grade repair materials available well-suited to repair roofing defects in colder temperatures.
- Beware of Snow Load – Being proactive about snow removal is important. If melting snow ponds on your roof, be aware that ponded water is deceptively heavy. Just three inches of water on a 30’ x 30’ section weighs over 14,000 pounds – the equivalent of more than three cars.
Here’s a winter tip to keep in mind when you’re choosing a new roof: roofing systems engineered to provide a healthy “give and take” as the roof adapts to summer heat and winter cold deliver greater elasticity and can help to extend roof life. If you opt for a metal roof system, it should include a ventilated air space between the new and the old roof to help reduce heat transfer in the summer by 30% to 45% and limit icing at gutter edges in the winter months.
Seal the Building Envelope
Your roof is just one part of your entire building envelope. All the components that serve to keep unconditioned air out of your building, such as walls, doors, and windows, are important to maintaining building health. Gaps, cracks, and holes in any building envelope component can cause leaks that result in uncontrolled air movement. Unintentional air leakage can lead to condensation and moisture damage in hidden cavities, rain penetration, poor indoor temperature and humidity control, and unnecessary heat loss in winter or heat gain in summer, which is inefficient and can tax HVAC systems.
Have you ever noticed moisture accumulating between the panes of glass during the winter months? Window problems result from a combination of air infiltration, condensation, and ice build-up. When unwanted moist air exfiltrates through interior sashes, condensation and frost form on the outside. To prevent this, make interior sashes more airtight. While windows and doors are common sources of air leakage, an often-overlooked culprit is the joints of assemblies such as roof/wall junctions, parapets, low-level soffits, the intersections of different cladding systems, and internal vertical or horizontal shafts. A professional air barrier audit can help you to identify where leaks occur. The auditor should be able to provide you with energy savings calculations to help you demonstrate how the air sealing will improve energy efficiency and reduce costs.
Protect Indoor Air Quality
The condition of your roofs and building envelopes can significantly impact Indoor Air Quality (IAQ). If the building components that separate the uncontrolled exterior environment from your climate-controlled indoor environment are compromised, problems will result, such as the transmission of airborne contaminants, odors, pests, and HVAC inefficiencies/energy waste. Poor IAQ has been tied to symptoms like headaches, fatigue, and trouble concentrating.
Wintertime is hard enough without having to deal with IAQ issues. Dry and cold air has low relative humidity levels that can dry out our eyes, skin, and mucous membrane linings, leading to nose bleeds, eye irritation, dry skin, and scratchy throats. Research indicates that Coronavirus lives longer in low-humidity environments and that low humidity can allow aerosols and droplets to stay aerosolized longer and travel further. It is a good practice to address air leakage as it relates to indoor air quality. HVAC system hygienic cleaning, sanitizing, and restoration (as needed) are also recommended.
Available Funding
Keep in mind that ESSER II and ESSER III funding available through the CRRSA Act allows for school facility repairs including Inspection, testing, maintenance, repair, replacement, and upgrade projects to improve indoor air quality. The deadline to use ESSER II funding is September 30, 2023, and ESSER III is September 30, 2024.
Winter brings its own set of challenges but building envelope and indoor air quality degradation don’t have to be among them. By being proactive you can help to ensure your facilities are dry, healthy, safe, and comfortable, no matter how harsh the winter season.
Chris Copley is a Field Advisor with Tremco Roofing & Building Maintenance, an OASBO Platinum Sponsor. He can be reached at ccopley@tremcoinc.com or 260.602.2233.