Sea Scape II Condominium
Project Background
The Sea Scape II condominium roofing project involved tearing off the existing roofing systems down to the concrete decks, including Lightweight Insulating Concrete (LWIC) on the main flat deck. The project required the installation of three distinct roofing systems:
- Main Flat Roof & Popups – Modified Bitumen (torch temp, adhered ISO & Coverboard, Torch 2).
- Perimeter Narrow Flat Roofs – Single-ply (torch temp, adhered ISO & Coverboard, adhered Single-ply KEE).
- Sloped Roofs – Adhered PVC Fleeceback over ISO & Coverboard.
During the project, an unforeseen condition was discovered on the four sloped roof sections, revealing an additional concealed roof system. The specifications initially assumed only one existing system to be removed; however, it was found that a standing seam metal system was underneath a plywood deck. This required rapid adjustments, engineering modifications, and permit revisions to keep the project on schedule.
Challenges & Solutions
Client Needs & Challenges
The Sea Scape II Condominium Association faced several challenges that necessitated Advanced Roofing’s expertise:
The owner’s insurance company – required the reroofing to be completed within specific deadlines for policy renewal.
The main flat deck – was highly congested with 62 AC unit condensers, restricting mobility.
The unexpected concealed roof system – on the sloped sections required re-engineering and revised permitting.
Minimizing disruptions – to residents during the AC unit work was a critical priority.
Solutions Implemented
Rapid Adaptation to Unforeseen Conditions – The discovery of the extra roofing system required immediate re-engineering and permitting revisions, preventing significant delays.
Efficient Layout of AC Unit Lines – By reorganizing redundant AC lines, Advanced Roofing improved accessibility and streamlined the work process.
Creative Project Management & Coordination – The team worked closely with the construction manager and foreman to meticulously plan each project phase and adjust as needed.
Dual Tasking for Efficiency – Roofing crews worked on two simultaneous jobs in the same area, ensuring budget adherence and project timeline maintenance.
Special Requirements & Execution
The project had unique challenges due to safety and compliance requirements:
- Safety Protocols for Elevated Work – The combination of flat and steep-slope roofing at 170’ height necessitated advanced tie-in safety measures.
- Engineering Adjustments for Unexpected Findings – The rough finish on the concrete deck required an alternative roofing system that eliminated the vapor barrier while maintaining durability.
- Cost-Saving Modifications – By re-securing plywood over the existing standing seam metal system instead of complete removal, Advanced Roofing saved the owners significant costs while maintaining structural integrity.
- Drainage Optimization – Engineering calculations were scrutinized to avoid unnecessary scupper openings, preserving the building’s exterior and preventing additional costs.
Project Outcome
- On-Time & On-Budget Completion – Despite unexpected conditions, the project remained within the planned budget and timeline.
- Innovative Cost-Saving Strategies – Avoided excessive tear-offs and unnecessary material replacements, leading to substantial savings for the client.
- Minimal Disruption to Residents – Strategic scheduling and efficient AC unit line reorganization ensured a smooth experience for condominium occupants.
- Enhanced Safety Measures – Creative safety tie-in solutions were implemented to manage the challenges of working at extreme heights.
Why This Project Deserves Recognition
The Sea Scape II roofing project showcased Advanced Roofing’s ability to tackle unexpected challenges while maintaining efficiency, budget adherence, and quality workmanship. Key aspects that set this project apart include:
- Complexity of Mixed Roof Types at Extreme Heights – TThe project involved both flat and sloped roof systems at 170’ high, requiring specialized safety protocols.
- Swift Problem-Solving & Engineering Adaptations – Adjusting to unforeseen conditions, such as concealed roofing layers and rough concrete deck surfaces, without delays.
- Cost-Effective Innovations – Implementing revised solutions that provided financial relief to the owners without compromising quality or warranty compliance.
- Strong Team Coordination – Effective collaboration between the project manager, superintendent, foreman, and consultant ensured seamless execution.
Conclusion
The most rewarding aspect of this project was ARI’s persistence and problem-solving capabilities. When external consultants were unable to provide viable solutions, Advanced Roofing took the lead in optimizing drainage designs and implementing innovative workarounds. The project’s success is a testament to ARI’s expertise, dedication, and commitment to delivering exceptional results for its clients. This project exemplifies Advanced Roofing’s leadership in the roofing industry and stands as a benchmark for excellence in commercial roofing execution.