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Luxury Home Receives High-Quality Roof System in Santa Monica, California
by Lauren Demore, manager, branding & advertising, GAF

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Over the last few months, we have begun to see an influx of commercial roofing interest, much more so than this time in previous years. Certainly a continued interest in commercial solar has helped, but something else was driving the interest and we couldn't figure out why. It wasn't rain or weather and the wild fires have only slightly affected the core of our market. No, it was something else all together and it wasn't until we had a discussion with our friend who is an accountant that it hit us.

The new Tax Cuts and Jobs Act has been contributing to the increased private negotiated, small to mid-size commercial roofing leads that our project management team has been running!

So we did some digging for you and this is what we found in re...

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White, Title 24 compliant, mechanically fastened single-ply PVC IB Roof Systems project in Los Angeles, California with two-piece clay tile relay. Built AC curbs and installed new AC pan, along with new IB Scupper drains. Existing skylight was reused, but skylight curb was rebuilt and re-roofed with IB material. Light mortar was used throughout the original two-piece clay tile roofing system.

This property is now much more energy efficient and will repel much of the summer heat we receive in Los Angeles, lowering the property owners overall energy usage and AC bill. Additionally, this IB Roofing System is easier to maintain with a limited lifetime material warranty from the manufacturer, IB Roof Systems.

Project Manager - Brady Woodside

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Chandler’s Roofing uses its communication skills to exceed expectations on The Pines Townhomes

by Chrystine Elle Hanus

Working with homeowners associations can be challenging. From conception to completion, such projects are lengthy. Homeowners associations often have a board of directors to answer to and appease, further complicating projects.

In addition to communicating with diverse personalities within an association and board of directors, there are multiple residents to consider during all project phases. Accepting such a project requires more than exceptional technical skills—it requires keen communication and ability to meet the expectations of all involved.

When Chandler’s Roofing Inc., San Pedro, Calif., accepted the challenge to reroof the 13-building complex at The Pines Townhomes, Lomita, Calif., it exceeded the homeowners association’s expectations in every way.

Developing a rapport

Working with a property management company, Chandler’s Roofing had been performing maintenance work on The Pines Townhomes’ shake roof systems for several years. About two years ago, Chandler’s Roofing informed the company the roofs were in poor condition and repairing them was a waste of money.

The homeowners association began the process of trying to formulate a reroofing plan and budget. Chandler’s Roofing, along with several other companies, was asked to provide an estimate for reroofing the 50 townhome units, which comprise 12 buildings and a pool house.

A specifications sheet was not provided, so every company recommended a different roof system, manufacturer, budget and warranty. The homeowners association’s board of directors became confused with the different options offered, so it formed a roofing committee to research different roof system types, as well as life cycle costing.

After more than a year of meetings and due diligence, the homeowners association narrowed the possible companies to Chandler’s Roofing and four other contractors.

“We invited all five contractors to present their proposals during a special homeowners association meeting,” says Wil Vincenty, president of The Pines Townhomes’ board of directors. “Everyone was impressed Chandler’s Roofing brought its president and project supervisors and offered an innovative solution to the low-slope roof portions of the project.”

Although Chandler’s Roofing’s bid was about $140,000 more than other proposals, the homeowners association was looking for long-term results. The fiberglass-reinforced asphalt shingle roof system Chandler’s Roofing proposed extended the association’s reserve fund because the roof would not need to be reroofed as quickly as originally planned, ultimately saving the residents money and allowing the association to earmark the funds for repainting the townhomes’ complex in the near future.

Impressed with the proposal and presentation, The Pines Townhomes awarded the $400,000 project to Chandler’s Roofing.

“Early on, we established a terrific rapport with the homeowners association, its board of directors and roofing committee,” says Trevor Leeds, Chandler’s Roofing’s president. “Ultimately, we earned the project over our competition, and that’s rewarding.”

Developing communications

Leeds and the homeowners association agreed detailed communications with the 50 residents would be critical to the project’s success. Chandler’s Roofing created a Preparation for Reroof document for the residents about what to expect during the project and held meetings in the clubhouse.

“We held town hall meetings to review our Preparation for Reroof document,” says Blake Welstead, project manager for Chandler’s Roofing. “We discussed the need for healthy communication throughout the process, as well as safety precautions and preparing for the inconveniences to the residents’ garages and parking areas.”

Welstead, Vincenty and Jorge Peňa Sr., Chandler’s Roofing’s superintendent and project manager, also thoroughly walked every roof on the complex to visually confirm the existing conditions described by Chandler’s Roofing’s initial inspections to be sure everyone was aware of the work to be performed.

Tear-off begins

The tear-off process began in October 2012. All but two buildings in the complex have a combination of low- and steep-slopes, and three buildings have large, nearly vertical mansards. Chandler’s Roofing removed the existing 30-year-old cedar shake shingles from the steep-slope areas and hot-applied built-up roof from the low-slope areas.

Tearing off material was tricky because adjoining buildings’ garages share the same driveway, so access points were tight. Trucks were strategically placed to allow dumping of debris directly into them.

The mansards are nearly 30-feet-high and required ladders and planks for access. Removing the material in phases during a five-month period made the tear-off process easier. Chandler’s Roofing also held preparation meetings every Monday with each building’s tenants where work was to be performed. Addressing tenants concerns before the work began ensured a smooth tear-off process.

Crews up to 25 workers removed the material down to the plywood decks. Nearly all perimeter plywood, 10 percent of the overall decks, more than 1,000 linear feet of 2- by 10-inch fascia boards, rain gutters and several rafter supports were replaced because of dry-rot issues caused by the old wood shake roof.

During the tear-off process, it was discovered the wood fascia board running between the upper and lower tiers on the roofs’ edges had a metal step flashing underneath but no wood blocking. Several beehives were found in the attic area behind the fascia.

“It was a previous installation error we had never encountered before,” Leeds says. “The residents could never figure out how the bees were getting inside the property. There had to be significant heating and cooling losses from air escaping from the large gaps behind the fascia boards.”

Reroofing multiple slopes

Following tear-off, on the steep-slope areas, Chandler’s Roofing installed a GAF Lifetime Roofing System comprising Tiger Paw™ synthetic underlayment, a StormGuard® film-surfaced leak barrier, Pro-Start® starter shingles, Timberline® American Harvest® Lifetime Shingles in Cedar Falls color, Cobra® Ridge Vents and Ridglass® ridge cap shingles.

On the low-slope roof areas, an IB Roof Systems™ 80-mil-thick single-ply PVC membrane in white was mechanically fastened. Boots, patches, edge metal and vents also were installed.

Additionally, 15 Lane-Aire Manufacturing Corp. skylights were installed. Chandler’s Roofing provided residents the option of installing a standard acrylic double-domed skylight at the homeowners association’s cost or upgrading to a more energy-efficient, low-emissivity glass model with an optional electronic operation for an additional cost at the resident’s expense.

When working on the steep-slope areas, crew members were tied- off and secured using Occupational Safety and Health Administration-compliant safety harnesses and ladder anchors. While working on the low-slope areas, workers used perimeter lines and a safety monitor was present at all times.

Reroofing vertically

In addition to working on low- and steep-slopes, the mansards are nearly vertical and have several protruding boxed-in windows, some extremely close together, which made it difficult to flash and shingle.

“Another unique part of the structures were the mansards, for sure,” Leeds says. “Initially, it was a bit tricky, but once we figured out the first mansard, the rest became fairly simple.”

The closely spaced windows created a 6-inch-wide gap, requiring dexterity on the part of the installers. Working from scaffolding and tied-off at all times, crew members applied mastic for extra shingle adhesion, and the nailing requirement for each shingle was increased to six nails. Coordination with GAF’s technical team and inspector ensured mansard installation was performed according to manufacturer recommendations.

Deliveries were coordinated with Chandler’s Roofing’s distributor, G&F Roof Supply, who worked closely with Peňa and Brady Woodside, Chandler’s Roofing’s operations manager. Similar to the tear-off process, deliveries were coordinated to accommodate tight driveway access to the property. Again, preparation meetings with tenants to be sure everyone was aware of anticipated deliveries resulted in a smooth reroofing process.

Roofing kudos

The Pines Townhomes project officially ended in March 2013, taking a bit longer than anticipated because of intermittent rain delays. Chandler’s Roofing had made an agreement with the homeowners association to be as noninvasive as possible and to manage the entire project one building at a time to ensure traffic, parking and weather delays all were controllable, eliminating weather exposure and leak issues.

The painstaking planning was well worth it—The Pines Townhomes is one of Chandler’s Roofing’s most successful projects to date.

“As it turned out, The Pines Townhomes was one of the smoothest projects of this size and scale we have ever undertaken,” Welstead says.

Having performed an exceptional juggling act of coordinating communications, delivery, tear-off and reroofing processes while maintaining a safe environment for residents and workers, Chandler’s Roofing received praise from The Pines Townhomes’ homeowners association.

“Chandler’s Roofing is professional and knowledgeable,” says Patricia Rue, a member of The Pines Townhome’s homeowners association. “And they get kudos for dealing with the homeowners association board!”

Chrystine Elle Hanus is Professional Roofing’s associate editor and NRCA’s director of communications.

Project name: The Pines Townhomes

Project location: Lomita, Calif.

Project duration: October 2012-March 2013

Roof system types: Fiberglass-reinforced asphalt shingle; PVC

Roofing contractor: Chandler’s Roofing Inc., San Pedro, Calif.

Product manufacturers: Custom-Bilt Metals, Irving, Texas; GAF, Wayne, N.J.; IB Roof Systems,™ Irving, Texas; Lane-Aire Manufacturing Corp., Carson, Calif.

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At the beginning of 2015, the City of Los Angeles began enforcing ordinance number 183149 of the Los Angeles Municipal Code which applies to the construction of every new building, every new building alteration with a building permit valuation of $200,000 or more, and every building addition throughout the City of Los Angeles. Specifically, the City of LA is attemtping to reduce the heat island effect within the city, while lowering overall energy consumption (i.e. AC use). This code applies to both residential and commercial properties and is an aggressive, yet necessary approach to meeting California’s Title 24 cool roof requirements.

City of Los Angeles Green Building Code

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Mid-century modern (MCM) architecture is not simply a design, it is a lifestyle, a movement and one we are keenly in tune with. At Chandler’s Roofing we understand that owning a California modern home brings unique challenges and architectural features, but more importantly it carries great meaning to the owner of the building, particularly if you are blessed to own a home here in Southern California designed by Frank Lloyd Wright, Joseph Eichler, Cliff May, or the like. We maintain our Eichler Network Service Provider status with pride.

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Pre-planning and clear communications make this Chandler's Roofing condo project a success.

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Currently, in the Southern California market, there are small lot subdivision ordinances in place in Los Angeles and potentially Costa Mesa in the very near future. These small lot subdivisions ease requirements on developers of relatively small land parcels, yet they bring unique challenges and required forethought in the design and construction of the dwellings, particularly when it comes to the roof. With reduced open space requirements, the rooftop becomes much more a part of the current and future design in small lot subdivisions. Below are the top 6 things to consider when designing, installing and maintaining roofing for small lot subdivisions in Southern California.

1- Tight Coordination: Because small lot subdivisions typically have less distance between buildings, the coordination factor for delivering roofing materials, roof loading of equipment and working around other subcontractors requires precise coordination and project management experience to ensure jobsite safety and workflow. One mishap, or jobsite failure can leave the entire project stalled.

2- California’s Title 24 Guidelines: The state of California has been more regularly enforcing the Title 24, cool roof mandate for both commercial and residential properties. In December of 2013, Los Angeles City Council unanimously passed a building code update that will require all new and refurbished homes to have cool roofs, which use sunlight-reflecting materials. Los Angeles is the first major city in the country to require such a measure and more Southern California cities will undoubtedly follow suit.

3- Plan For the Future: Just as constructing a small lot subdivision can require well thought out planning and project coordination, one must also consider future roofing repairs and the burden of roof maintenance. Doing any kind of significant repairs in the future will require precise coordination with multiple tenants to get materials into tight quarters and hard to reach areas, while potentially blocking driveway access or entry to other tenants properties. Therefore, roofing materials used in small lot subdivisions should carry strong warranties, long life expectancies and require as little maintenance as possible. The cost of a future re-roof in such tight spaces could be costly!

4- Rooftop Solar: Small lot subdivisions typically build up, not out. This creates the perfect opportunity to utilize the taller roof space for a solar footprint. Because these buildings are often built with height restrictions and similar building characteristics, access to the sun typically is not going to be an issue well into the future. An average, 5 kW solar array, can offset up to 74% of an average home’s electrical usage with the LADWP, assuming a $150 a month bill or more... Something seriously to consider. Additionally, when planning for small lot subdivision solar, the developer may want to seriously consider negotiating and recording solar easements for the properties, as this will eliminate future potential problems.

5- Natural Daylighting: Small lot subdivisions require unique designs and layouts to make them work efficiently. These projects typically don’t have yard space and may have some shading issues. With standard skylight and tubular skylight options, the roof space can become valuable real estate for drawing in natural daylight and ventilation into the structure. Additionally, the roof may be utilized as roof deck space in replacement of the yard or patio. Do not underestimate the power of natural daylight and utilization of the roof space when building value in a small-lot property.

6- Increased Property Value: Installing a high performing Energy Star rated, cool roofing system, with a strong, transferable manufacturers workmanship and system warranty provides added resale value for the property, while reducing maintenance and repair costs for future owners. Nothing shows pride of ownership and well thought out design more than a high-performing, leak free, easy to maintain roofing system.

This post is written by Trevor Leeds - President of Chandler's Roofing

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Year in and year out, we hear in the news about another local southern California restaurant going up in flames. All too often the cause of the fire is due to grease fires and the restaurant owners lack of cleaning and maintenance of their grease traps, duct work and roof top. As a roofing contractor in the Greater Los Angeles area, we won’t attempt to have the solution for cleaning and maintaining your interior grease problems, but we do have the best roofing solution when it comes to your restaurant or industrial roof design... ChemGuard™ by IB Roof Systems.

ChemGuard is the world’s only true grease and oil resistant roofing membrane. Oil, grease, dirt, and the elements can take their toll on roof longevity, which is specifically why ChemGuard was created and why we are proud to offer and install this product by IB Roof Systems. As today’s only single-ply PVC roofing membrane for industrial and restaurant use, ChemGuard is designed to surpass ASTM standards and protect against such roofing hazards as animal fats, cooking grease, motor oil, gasoline, acid rain, and numerous other harsh chemicals and acids. Plus, its dirt release formula makes it safe and easy to simply wash away residue and build-up. Having installed well over 500,000 square feet of IB’s single-ply PVC roofing system for over a decade now, we are very confident in the performance of this membrane, as well as the track record and support that IB provides to both the roofing contractor and the client.

Here is why you should consider ChemGuard for your restaurant or industrial building:

  1. Grease Fires:
    ChemGuard is a Class A rated, single-ply PVC roofing system, engineered to meet the most stringent of rooftop fire ratings. Most fires in a restaurant start over an improperly maintained stove area, quickly accelerating with the grease in the ductwork and then following oxygen to the rooftop exhaust vent where it again accelerates at the grease trap or where grease has spilled out onto the roof itself. If a fire occurs on a ChemGuard roof, the material is designed to extinguish itself, not spread and accelerate.
  2. Durability:
    There’s a reason why over 90% of all IB Roofing Systems are still performing after more than 30 years. They’re built to last by both Chandler’s Roofing and IB Roof Systems! In fact IB backs their roofing systems with a 25-year 100% non-prorated warranty and backs Chandler’s labor and workmanship with warranties for the same 25 year period. And for added assurance, all details around pipe penetrations, HVAC units, scuppers, drains and other dimensional objects are prefabricated, not field fabricated to ensure a professional, custom look, and flawless installation.
  3. Ease of Maintenance:
    Future maintenance costs of your building and roofing assets are an important factor to any restaurant business. ChemGuard’s dirt release formula makes it safe and easy to simply wash away residue, build-up and grease. With no coatings necessary or asphalt seams to maintain, ChemGuard holds up to the toughest of climatic conditions and is one of the easiest roofs to maintain longterm, lowering the overall lifecycle maintenance costs of your restaurants roof.
  4. Cool Roof:
    ChemGuard meets California’s stringent cool roof, Title 24 compliant status and carries one of the highest solar reflectance ratings of any roofing system in the industry. A ChemGuard roof actually works for you by helping to keep your restaurant cooler, thus lowering your annual AC and electrical usage.
  5. Walk Treads:
    ChemGuard roofs can be installed with IB walk treads for rooftops that see heavier than normal foot traffic. These walk treads provide protective areas for service professionals such as industrial cleaning and maintenance companies, AC repairmen, etc.
  6. Future Additions:
    More often than not, a restaurant or building owner will add-on to their business, or incorporate new mechanical units such as an AC unit down the line. A ChemGuard roof maintains it’s original characteristics longer than almost any other roofing system we’ve dealt with, making it very easy to tie-into with a new addition or future AC or skylight curb without having to do more costly prep or repair work to the roof.
  7. 100% Recyclable:
    As part of your restaurant groups sustainability initiative, it may be important to note that the ChemGuard roof is 100% recyclable at the end of its useful life. You can have the added peace of mind in knowing that 30+ years from the day you install your ChemGuard roof, that it does not have to go into our communities landfill, but rather can be recycled into usable products such as vinyl siding, PVC pipes, etc. Take a look below at how IB Roof Systems recycled the East portion of a high school in Harrisburg, OR.

Chandler's Roofing Bringing Modern Roofing Applications to Los Angeles and Orange County

This post was written by Trevor Leeds - President of Chandler’s Roofing

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Read Full Press Release Here

Chandler’s Roofing has long retired their low-slope roofing kettles and moved almost entirely to modern, Energy Star rated, single-ply PVC roofing membranes. This shift has allowed the company to hit a significant milestone for Los Angeles and Orange County roofers with a half-million square feet of installed IB Roof Systems.

Since 1942, Chandler’s Roofing has remained at the forefront of modern roofing applications in Los Angeles and Orange County. As other companies have remained focused on archaic roofing systems such as hot-mopped, built-up roofs (BUR), Chandler’s Roofing has long retired their roofing kettles and moved almost entirely to modern, single-ply PVC roofing membranes for residential and commercial flat roofs. These Title 24 compliant, Energy Star rated cool roofs, combined with modern PV solar powered energy systems have not only saved Chandler’s clients in Los Angeles and Orange County thousands of dollars in energy costs, but have also extended the life cycle of hundreds of roofs, outlasting alternative roofing applications by nearly 2 to 3 times.

Single-ply roofing, such as IB Roof Systems provides competitive advantages to property owners including industry leading warranties, high solar reflectance characteristics, unparalleled life cycle costs and ease of maintenance. These IB Roof Systems are hot-air welded or applied with adhesives, eliminating the need for hot tar kettles and open flames which are a liability. With a Class “A” fire rating and uniquely formulated to withstand ponding water, the IB Roof Systems that Chandler’s Roofing is installing are truly cutting-edge with a performance history second-to-none.

“We are committed to being Southern California’s leading roofing company when it comes to warranties, performance, sustainability and quality. Several years ago we made the decision to get away from hot-mop roofing which does not have the performance characteristics and longevity that single-ply roofing applications such as IB Roof Systems have,” commented Trevor Leeds, president of Chandler’s Roofing. “In many cases we have been able to double or triple the life of a commercial or residential roof while saving the property owner thousands of dollars in future energy costs.”

In June, Chandler’s Roofing was awarded the 500,000 square foot Club Award from IB Roof Systems for the outstanding performance in sales and installations that Chandler’s Roofing has accomplished over the last several years. It is a select group of certified installers who are even trained and allowed to install IB Roof Systems and even a smaller group of applicators who have achieved this benchmark.

“A half million square feet of installed IB Roofs is no small feat. It is a direct indicator of the commitment that Chandler’s Roofing has towards installing modern, sustainable, cool roof applications,” stated Will Maddux, director of representative development for IB Roof Systems.

Given the outstanding reviews, growth and marketshare that single-ply roofs have captured within the industry, Chandler’s Roofing is convinced that the future remains bright for roofing applications such as IB Roof Systems.

About Chandler’s Roofing:
Originally established in 1942, Chandler's Roofing has been recognized as the premier Southern California roofing contractor, winning leading industry awards such as 2011 Roofing Contractor of the Year and 2010-12 Angie's List Super Service Awards, and earning the prestigious Master Elite™ Roofing Contractor status with America's largest roofing manufacturer, GAF. In 2012, Chandler’s Roofing received the 500,000 square foot Club Award from IB Roof Systems. With a long history in high-quality craftsmanship, Chandler's Roofing is skilled in multiple residential, commercial, and industrial new and re-roof applications, providing complete roofing, solar, rain gutter, insulation, skylight, and custom sheet metal solutions to its clients. For more information about Chandler's Roofing, visit http://www.chandlersroofing.com.

About IB Roof Systems:
IB Roof Systems (IB) is an industry pioneer in long-lasting single-ply roofing solutions. IB was founded in Eugene, Ore., in 1978, when most of the roofing industry was still using bituminous-based roofing products. After more than three decades of protecting private and industrial structures, IB has an impressive track record in providing roofing systems that are durable, safe, and energy efficient. For more information about IB Roof Systems, visit http://www.ibroof.com/.

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Chandler's Roofing

Address:
403 W 21st Street
San Pedro, CA 90731

Phone: 
310-831-7663

Address:
71713 Hwy 111
Ste 104
Rancho Mirage, CA 92270

Phone: 
760-565-2888

Email: 
info@chandlersroofing.com

24 Hour Emergency:
Call Now - (310) 528-7800

License:
C-39 #404931
B/C-10 #985961

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