Sullivan's Renewed Commitment

It's been one year since the first issue of this newsletter and the first public declaration of Sullivan Engineering's commitment. This milestone is a good opportunity to examine that commitment, see how we are doing and make sure we stay on course.

As stated in the first newsletter:

Our mission is to become a leader in the building envelope consulting field by providing thorough, honest and detailed engineering services that consistently exceed the client's expectations. Sullivan Engineering combines prior experience with continued education and research to incorporate new proven technologies with tried & true industry practices. We are committed to continually imparting these philosophies into every aspect of our services.

As experts in all aspects of building envelope restoration, Sullivan Engineering assists property managers and owners for residential, commercial and institutional facilities with the analysis of the existing conditions as well as recommended repairs, maintenance or upgrades. Our comprehensive design services include the combination of high performance materials with meticulous repair details to ensure the longevity of the restoration effort.

At Sullivan Engineering we believe in establishing a cohesive team effort between the engineer, owner and contractor on each project. As a result, we are able to obtain the desired project outcome while minimizing cost overruns, delays and disputes. To create this cohesive unit we believe in open and honest communication between all parties and full transparency with all project documentation.

"exceeding our clients expectations"

Repeat clients account for 70% of our active projects; therefore it appears the we are accomplishing our goal. Our honesty and integrity have been noted by several of our clients and our thorough and detailed engineering documents are commended by clients and contractors alike.

"tried & true industry practices"

Using testing apparatus that we have fabricated, based on industry standards, and customized for specific applications, we remain dedicated to the philosophy of combining new proven technology with tried & true industry practice. The extensive research that we perform on all of the materials that we specify, or more importantly those that we do not specify, is another example of this commitment

"full transparency"

By providing thorough communication throughout the project and a close-out package at the end of all construction administration projects, we ensure full transparency for all parties involved. The close-out package, which includes copies of all formal correspondence throughout the project as well as many other relevant documents, was intended to be a valuable tool for future maintenance; however, it is quickly becoming recognized as a benefit for accounting purposes, Management\Board transitions and future budget preparation as well.

Thank you for allowing us to take a minute to pat ourselves on the back, (it only happens once a year). If you have any suggestions for how we can better serve our clients, please don't hesitate to let us know.

The effect of the NYC Energy Conservation Code on roof projects

New York City Local Law 85 of 2009, which became effective July 1, 2010, established the New York City Energy Conservation Code (ECC) and ensured that the NYCECC was at least as stringent as the New York State ECC (2007 edition). When the 2010 NYSECC was released, Local Law 66 of 2010 was established to revise the new state code and became effective December 28, 2010.

Amongst other mandates, the ECC requires that roof replacement projects on all multi-family and commercial buildings provide a new system with an R-value of 20, when all insulation is above the deck, or an R value of 38 when including insulation below the deck, in attic or ceiling spaces (i.e. batt insulation).

So how does this effect roof replacement projects?
Increased cost - The increased cost of the insulation should be considered when preparing a budget for a roof replacement project and certainly when reviewing a budget prepared prior to these requirements. However, many will argue this cost will be recouped by energy savings.
Roof system finished height - To establish an R-value of 20, a minimum of 3 inches of insulation is required. For most roof replacement projects, the existing roof system will have less than 3 inches of insulation, if any at all. The new roof system will have a finished surface higher than the previous. As a result, counter flashing\through-wall flashing may need to be removed and installed several inches above the current location. To further complicate the situation, existing parapet walls may have to be modified to ensure that they are 3' 6" above the finished surface.
Interior conditioning - Due to the increased insulation at the roof level, modifications may be required to the heating and cooling systems particularly at the top floor of the building.

Are there any situations where this requirement does not apply?
Over unconditioned space - Since these requirements are for energy conservation purposes, the insulation is not required above unconditioned space (i.e. stairwell bulkheads). However, if the space is modified later to a conditioned space, the insulation would be required.
Reroof projects - If an overlay roof system is installed and the existing insulation or sheathing is not exposed, this requirement does not come in to play
Historic buildings - Registered historic buildings do not have to comply.

Now more than ever, proper planning is crucial for all roof replacement projects. During the planning stage, or at the latest during design, while the test cuts are being taken for asbestos sampling, the testing agency should record the composition and the thickness of the existing roof system. With this information the roof consultant can determine, in advance, what additional modifications may be required.