Product Profile: Davit Systems

Davit arms are commonly used to rig over non-structural parapets, decorative cornices, and glass balcony guardrails. These arms act as the primary suspension points usually for swingstages, but are also used for supporting single man cages and bosun's chairs. Comprised of a mast (the vertical) and boom (the horizontal), davit arms are secured to structure using bases. These bases vary to suit the roof or wall construction.

The main distinction in davit systems is whether or not the system is designed to be ground rigged or roof rigged. In a ground rigged scenario, each successive "drop" is done by picking up the platform from ground level, raising it to roof level, then back to the ground level. At ground level the platform is then moved to the next "drop" location.

In a roof rigged scenario, the mast on the davit arm is tall enough to allow it to pick the platform up from ground level, and hoist it onto the roof. The stage is then relocated on the roof level to align with each "drop" location. Please find below an example of roof rigging a stage.

 

Davit arms are typically portable and are relocated to new bases for every drop. They can be broken down into segments for ease of carrying. Mast and boom size vary depending on building requirements. At times, arms that are very large or are required in difficult to access areas, are recommended or necessary to be permanently left in place for facade access. In the below picture, the davits could not be practically moved onto the catwalk, as such the arms there are permanent. Also referred to as, "dedicated arms".

 

 

 

Michael Gray

Marketing and Sales Support
Ontario and Eastern Canada

Pro-Bel Enterprises Ltd

e: mikegray@pro-bel.ca

t: @Pro_Bel

w: www.pro-belgroup.com

 

Not Just Roof Anchors

I don't plug Pro-Bel Enterprises Ltd very often in my blog postings. In fact, I think this may be the first time. I try to post blog articles that are industry specific only and have no bearing on any individual company. However, with this particular blog posting it is unavoidable. I digress.

Pro-Bel Enterprises Ltd is associated with being a provider of window washing, suspended maintenance, and fall protection system products and services. However, there are many products we offer that people are not aware of.

S-5 Clamps / Snowguard Systems

Pro-Bel is an authorized distributor for S-5 (http://www.s-5.com/distributors/Index.cfm?DistCat=6). S-5 is a great product that allows securement of clamps to a standing seam metal roof without penetrating the decking. A common use for these clamps is to secure snowguards.

Guardrail Systems

We can design, manufacture and install permanent or counterweighted guardrail systems.

Breakaway Anchors

Complete with its own internal shock absorber, the breakaway or collapsable roof anchor can be installed right into the roof deck without being secured to the supporting structure underneath.

Hoisting Arm

Much like a davit arm, Pro-Bel can manufacture hoisting arms which are portable and secured on site to permanently installed bases.

Residential Roof Anchor

Residential roof anchors are used on sloped shingled roofs. They can be nailed or screwed directly into the wood truss roof support structure and be used as tie off points for roofers. These are becoming mandatory for roofers in the United States in June, 2011.

Best,

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprise Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: http://www.pro-belgroup.com/

Working With Concrete

In the roof anchor business, it doesn't matter if its retrofit or new construction. Reinforced concrete is the best of the best when it comes to a structure to work with. It's more cost effective, doesn't typically require localized reinforcing or access to the underside of the structure. It also has a host of other benefits as well such as improved insulation and sound barrier qualities.

The best part in new construction is that we don't have to send anybody to the site for installation which saves everybody time and money. We simply send the anchor to the site with our shop drawings and the anchors are cast in place. There are three types of cast in anchors: single stud, four stud, and fully embedded.

Single stud are the most difficult to physically place for casting in as they only have one bolt from which to balance the anchor.

Four stud are much easier to cast in. As you can imagine they have four studs or bolts from which to vertically support the anchor. These extra three studs are required by engineering for taller anchors.

 And finally we come to fully embedded. This is my personal favorite for two reasons: one its very east to stand up for casting, two, it is more cost effective than both the single and four stud anchors.

In the unfortunate event that a pour is missed by the roof anchor manufacturer and the anchor have to be retrofitted, its not as bad as you think. We simply have use an adhesive anchor and glue, or epoxy the roof anchors into place.

There is also an option of using a bolt through style anchor in the chance happening that is pour is missed to retrofit the anchor it but I would not recommend it. The bolt through style anchor requires access to the underside of the structure to complete installation and it also requires leaving a plate exposed.

For its strength and forgiving nature, concrete is definitely the structure of choice for roof anchor manufacturers.

Best,


Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: www.pro-belgroup.com

Late Contract Awards and Shop Drawings

Far too often contracts are awarded at the eleventh hour. Window washing, suspended maintenance and fall protection systems are no different than any other trade in the sense that it requires time to book the job in, review contracts, complete shop drawings, get drawings stamped, get approval from the client, manufacture equipment, schedule installation etc... The understanding can at times seem to be that since the product is required only on the roof, it can be left to the last minute on the project.

At the end of the day, for whatever reason the contract has been issued late in the game. Now, one of the most important factors in quick turn around time for shop drawings is getting CAD files. If the architect or owner has decided to not release cad files to subtrades, than they and the general contractor have to understand that shop drawings will have to be completely drawn from scratch. This takes time. Every line, detail and dimension must be manually drawn  from whatever hard copies are available. If at all possible, an FTP site with all the CAD's is the ideal. If that is not an option, the roof anchor contractor needs:

• roof plans (both architectural and structural)
• floor plans (typical floor is acceptable if applicable)
• elevations
• building sections / wall sections
• all xrefs to be either included or embedded

At times, there is a charge for CAD drawings. They aren't cheap in these cases. They usually run around $100 a sheet or more. I have personally seen charges as high as $200 per sheet. You have to imagine that on a small margin job there is absolutely no room for a sub contractor absorb these costs. They would rather take longer producing shop drawings from scratch than paying ludicrous fees to meet a tight deadline.

If the roof anchor contractor has the CAD files, producing shop drawings is relatively easy. Point and click where the anchors go, show a few connection details and "drops", put a few notes on the drawing, get it stamped and send it out.

If the situation makes awarding the window washing, suspended maintenance, and fall protection systems at the last minute an absolute necessity, let's give the contractor everything they need to get the job done. With the exception of high security projects, their is no good reason to date that I have heard in my career for withholding, or charging exorbitant amounts for release of CAD drawings to subcontractors.


Best,

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: www.pro-belgroup.com

Retrofitting Roof Anchors

It's always better to have window washing, suspended maintenance and fall protection systems installed in new construction. But far too often, builders attempt to save the client money on construction costs without due consideration of retrofit. There are a number of reasons to avoid retrofitting these systems when at all possible:

• it is a lot more expensive
• will require penetrating the roofing assembly and possibly voiding existing warranty
• intrusive; retrofitting can require gaining access through suites to get on to balconies and terraces
• construction work during occupancy can disrupt the day to day operation and enjoyment of the building and tenants units
• reinforcing of the structure may be required
• cutting open the ceiling in tenants units may be required

Unfortunately, buildings everyday require retrofit of roof anchor systems for a number of reasons. They may be very old, the current system may be deficient, or the building may simply have never had a system installed. When it is decided in these cases that a system will be installed there are some things the building owner can do to reduce the inconveniences of retrofitting.

Dig Up The Drawings

Search everywhere you can to try and locate the as built architectural and structural drawings. If the window washing system manufacturer has full sets of drawings he may not need as much or any access to private suites and terraces thus eliminating the need to inconvenience tenants at the design stage. Keep in mind, access will still be require to perform the installation and for annual inspections. Note: If this particular building already has anchors, there is a good chance that a drawing of this anchor system is posted at the roof access point.

Roof Warranty

Check to see if there is an existing warranty in effect on the roof. If there is, have that roofer do all the patch work for the roof anchor systems installation otherwise the exsting warranty may be voided. If there is no warranty, make sure the roof anchor contractor will provide it's own roofing contractor. It is also worth considering having your anchor system installed at the same time as re-roofing.

Suite Access

If the roof anchor contractor tells you that suite access is required, make sure that tenants are aware of the exact date the site walkthrough occur. This way the roof anchor contractor and building super are not met with any resistance when entering tenants units.

Tender

It is prudent to tender the job out as opposed to having one company look at your building and provide a quotation. This will help to ensure that the prices provided remain competitive. I would not recommend hiring a consultant to handle the tender process unless the size of the project is substantial.

Window Washing Or Suspended Maintenance?

One of the most important things to understand is what type of system is being proposed by the roof anchor contractors. Clarify if you want window washing only or the ability to suspend swing stages for facade work. The difference in cost and functionality can be quite significant.

Knowledge is power. At the end of the day knowing and understanding more will serve to save money and headaches from getting quotes to supervising the construction of the job.


Best,

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: http://www.pro-belgroup.com/

Estimating From Outer Space

One of the most time consuming jobs to quote is a retrofit where the building has no architectural or structural drawings. There is so much involved with pricing retrofit because you have to be absolutely certain you are not overlooking anything with your proposal or you could find yourself awarded a contract and in a pile of trouble. For us in the window washing, suspended maintenance and fall protection industry, a typical site visit for pricing retrofit involves a great deal of things such as measuring window locations, sketching a roof plan from scratch, determining the roof structures, taking tons of pictures and much more. One of the most time consuming aspects of this process is sketching a well measured roof plan out and drawing in the window locations. Enter Google.

Now technology has not gotten to the point where we can price a job from outer space, but it isn't that far off really either. Google Earth and Google Streetview provide contractors working on roof tops and building facades the ability to get a scaled architectural roof plan, elevations and sometimes even a 3d virtual tour around the building.

Google Earth Software

Google Earth has always been cool. But now they are just showing off. It used to be that you could use Google Earth in conjunction with a virtual ruler / scale and use that to determine lengths of a roof top and ultimately create a working roof plan. Now you can actually draw multiple lines that Google Earth will measure for you. Essentially you trace the building outline and Google Earth measures it all for you. Let's use a Canadian landmark, First Canadian Place, as an example.




  There are three lines. Two yellow lines and a red line. The red and yellow lines that touch on the south facade of the building are saved measurements (shown as "Line Measure" in the sidebar). The yellow line on the along the western portion of the roof is a new measurement in process which shows its measurement in the popup box at the top left portion of the screen. Once the roof top is traced you want to make sure you have a good scale to work with. Note at the bottom left of the image, there is a customizable scale. At this point I am sure you get the idea. Trace the remainder of the roof, print the image on a plotter, adjust the scale as desired, and you have a working roof plan without ever visiting the site.

Now you have a roof plan and need to see what's on the building facade. Click file, View in Google Maps and go to street view.

Again, the elevation view can be used very similarly to plan view with respect to measurements essentially providing the user with a working elevation drawing.

Lastly, the users of Google Earth have created a series of 3d models for many buildings that actually use real photographs as elevations. These are fantastic for providing perspective on a particular building.

There are many other great pieces of software and technology out there for contractors to use that can help make estimating a little easier but today I have only chosen to discuss Google Earth / Streetview. It hasn't replaced my need to visit a site yet, but it definitely makes things easier. The best part is I didn't have to pay a dime for the software.

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: http://www.pro-belgroup.com/

Working With Hollow Core Precast

Every type of roof structure presents its own unique challenges in new construction for companies who supply and install permanent equipment on them. With structural steel its reinforcing, with concrete it can be missing a pour. Hollow core precast can be looked at as one of the most challenging roof construction types for the installation of window washing, suspended maintenance and fall protection systems.

The main issue with precast lies with the fact that there usually is no drop ceiling underneath. It's quite often stucco and even plaster which means bolting through the structure would require leaving a backplate exposed to view at the underside of the precast. Not only is this not aesthetically pleasing, it also presents a potential danger to the workers who use the roof anchors as the base securement of the anchors is exposed and could potentially be tampered with. This provides us with two options: cracking open the cores and grouting the anchor in or having the precast manufacturer embed plates.

Grouting A Roof Anchor Into Hollow Core Precast

This option requires two cores to be broken open and embed plates at bottom of the bolts to be cast in with rebar and grouting. This prevents from having to bolt through the structure but is very labour intensive and thus costly. Ideally in new construction the roof anchor company would supply only this anchor and leave it up to the general contractor to break open the cores and grout the anchor in. Grouting in hollow core is quite common.

Having The Precast Manufacturer Embed A Plate

This option although the most cost effective when you can't bolt through, is unfortunately very impractical and rarely used. An embed plate is sent to the precast manufacturer along with an engineered stamped layout showing the location of the roof anchors on the roof plan. The precast manufacturer then embeds this plate in to the hollow core structure at the appropriate locations. The roof anchor manufacturer goes to the site afterwards and welds the pier and u-bar in place. The problem with this approach is that the precast manufacturer will usually not want to take responsibility for casting the embeds in.

At the end of the day bolting through is the best way to go but when you can't here are a few options for you to consider.



Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: http://www.pro-belgroup.com/

Product Profile: Horizontal Lifeline Cable Systems

Window washing, suspended maintenance and fall protection systems all have one thing in common: they are all fall protection systems. Each and every one of them is 100% designed around the worker having a lifeline to either prevent them from falling or arrest the fall in the event that one happens. The difference with a fall protection only system is that there are no considerations given to how the building's exterior will be serviced from roof level. Nine times out of ten, the most practical solution for a fall protection only situation on a roof top, is to utilize a horizontal lifeline cable system.

A horizontal lifeline cable system utilizes a series of roof anchors that are either an end, a corner or an intermediate cable support anchor. Through the u-bar's or the roof anchors the cable is supported.

As opposed to individual anchor points, the cable system provides more coverage for workers, allows workers to be continuously tied off, and typically requires less anchor points than a system that does not utilize a horizontal cable. In narrow walkway's such as the one shown in the picture above, a cable system is really the only way to design the fall protection system.

There are two main types of horizontal lifeline cable systems: hands free and double lanyard. The hands free system utilizes specially designed intermediate anchor points. See below:

These special intermediate anchor points allow a worker's lanyard rope grab to pass through them without unclipping. With a double lanyard system, as the worker approaches an intermediate anchor point, the worker must unclip and reclip passed each intermediate support. It's called double lanyard because while the worker is doing this, his secondary lanyard rope grab is engaged to make sure the worker is tied off at all times. Double lanyard systems are far cheaper than hands free and most of the time they provide as adequate a level of safety as the hands free.

The horizontal lifeline cable is actually aircraft cable and comes in either a galvanized or stainless steel finish. These systems are ideally designed to come from above a workers back to limit the distance of a fall in the instance that one happens. See below.

Another important note on cable systems is that the spacing in between anchor points is usually around thirty feet. Fall protection systems that utilize only anchors and not cable require anchors on more frequent intervals or centres. Therefore, less anchor points for a cable system equals a better system for typically a cheaper price (considering the additional reinforcing required on steel structure with just anchor points).

Any building that has a low parapet with any reason whatsoever for workers to go close to the edge should have a permanent fall protection system. More often than not, a cable system is the way to go. Its cheaper and its a more functional system.



Michael Gray
Ontario and Eastern Canada
Marketing and Sales Support
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel
w: http://www.pro-belgroup.com/

Product Profile: The Roof Anchor

There are many different types of permanent equipment that is installed on roof tops for window washing, suspended maintenance and fall protection including roof anchors, wall anchors, soffit anchors, davits, rigging sleeves, horizontal trolley's, monorail, gantry's and roof cars.  With all the fancy equipment out there, nine times out of ten it is a simple roof anchor that gets the job done.

Different companies around the world use different styles of roof anchors each unique in their own way. The vertical HSS, known as the pier, are all pretty much the same but the actual tie-off or anchorage point can vary. Some companies utilize a swivel head u-bar that actually points horizontal (perpendicular) to the pier and can swivel, others have fixed "u-bars" or "eyelets" that point vertical such as in the pictures shown above. The material's used from pier, u-bar and hardware can vary in material from galvanized to stainless steel depending on the project specifications although stainless steel piers are not used very often due to cost.

These anchors are installed to accommodate three different styles of systems: fall protection, window washing, and suspended maintenance.

Fall Protection

Workers can utilize either individual anchor points, or a horizontal lifeline cable system to prevent them from falling (travel restraint) or save them from hitting the ground (fall arrest) in the event they do fall.

Window Washing

Window cleaners can utilize roof anchor points to suspend themselves adjacent to the building facade to perform window cleaning operations. This is commonly done a bosun's chair but is also performed on swing stages as well.

Suspended Maintenance

Companies performing facade maintenance such as brick restoration, window caulking or balcony repair can utilize roof anchors to suspend the platform that they work from.

Often the simplest approach is the best one. Window washing, suspended maintenance and fall protection systems are no exception.


Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro-Bel

Social Media As A Lead Generation Tool

"Marketing and sales support". That's my title. What it really means is that it's my job to keep the sales team busy with designs and quotes and help them get those jobs out the door and back to the customer any way I can. As a sub contractor there are a lot of ways I find out about new projects so I can get my company involved. Just to name a few:

• Online databases like Reed Construction Data or McGraw Hill
• Online tender services such as isqft, Toronto Construction Assocaition, or Merx
• Condominium magazines, newspapers, construction monthlys
• Online forums such as Urban Toronto
• RFQ's being faxed or emailed in

These are not necessarily in any particular order and there are many other methods. However, I don't want to give away all of my secrets. One new method that I have discovered to be incredibly useful for find out about new projects and what there status is, is social media. Let's use Twitter as an example.

Pro-Bel works in all sectors of construction from industrial to residential. For the purpose of discussion I will focus on the residential. Take tweeters such as real estate agents, developers, architects and urban architecture forums. A new construction condominium project in Ontario cannot even go for permit without some or all of these types of tweeters sharing all of the information they have.

As soon as the project has been submitted for zoning or site plan approval, I haven't had to make a single phone call and already I know where the building is to be located, which firm is working on it, what the building looks like, and what the next step in development for this particular project is.

As a sub contractor, getting involved with architect in the design stages is crucial to getting specified and increasing your chances of getting the contract (this is a discussion for another time). The whole trick with getting the work from architects (aside from having established a positive repore with them), is the timing of when you call on them.

By following the same tweeters mentioned above, again without making a single phone call I can get updates on the approval status of the project, the estimated timeline of development, and what percentage sales are at. When the sales hit the appropriate level and working drawings have begun, its time to get on the phone to the architect and bring in the drawings. And this is only one internal value of Twitter. I will save the benefits of Tweeting for another post.

I am relatively new to social media. I have been on Twitter, LinkedIn and writing blogs on Blogger for only a short period of time and am absolutely blown away by the value they offer. I can only imagine where social media will take us who use it creatively over the next few years.


Michael Gray
Sales and Marketing Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

Pro-Bel: A Brief Company Overview

Pro-Bel Enterprises Ltd designs, engineers, manufactures, installs and inspects window washing, suspended maintenance and fall protection systems worldwide. To date, we have successfully completed over 11,000 projects and have offices in 6 different countries: Canada, United States, Brazil, Belgium, China and Abu Dhabi. With over 200,000 square feet of office space and more than 200 employees we are one of the largest firms of our kind in the world.

Marc Lebel, owner, started the company in the 1970’s operating it as a high rise window cleaning company called Pro-Bel Services. When high rise window washing and exterior maintenance operations were carried out at this time, buildings did not have properly identified and engineered anchorage points. Without proper anchorage points on roof tops, workers would essentially ‘tie-off’ to whatever they could to do the job. This gap in building construction and obvious safety hazard led Pro-Bel to a shift in focus from window cleaning services, to the development of proper anchorage systems for window washing, suspended maintenance and fall protection.

Over the past 30 years, Pro-Bel Enterprises has acquired a reputation for being a highly qualified authority on fall protection and suspended access systems. Some of what sets us apart is our attention to customer service, the fact that we manufacture our own equipment, we carry $10,000,000.00 in legal liability insurance, and $2,000,000.00 in errors and omission insurance.

From roof anchors to cars Pro-Bel safety systems are engineered for life. For more information on what Pro-Bel Enterprises Ltd has to offer please visit our website at http://www.pro-belgroup.com/.


Best,

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
e: mikegray@pro-bel.ca
t: @Pro_Bel

Roof Anchor Inspections

Like many other products in the construction industry, window washing, suspended maintenance and fall protection systems must undergo periodic inspection to ensure that they are in working order. The inspection frequency is dependent on the local regulations but typically they are required to be inspected no less than once a year. If you are a roofer, restoration contractor, window washer, property management company or building owner, there are some things you should know.

Who Can Perform These Inspections?

Again, the qualifications of a roof anchor inspector can vary from province to province and state to state, but typically these inspectors perform their duties under the supervision of an engineer. What this means is that the company that employs the inspector must have on staff, a licensed engineer who is willing to take responsibility for the anchor system reports of the inspectors. This engineer must train the inspector in exactly what to look for and how to write detailed reports on their findings. The inspector does not necessarily have to be an engineer but this is sometimes the case.  Obviously the manufacturer of the equipment is suitable to perform these inspections, however, there are also other companies such as engineering firms that can do the work.

What Is Involved In An Inspection?

When an inspector goes to a building, he or she is not necessarily there to review the design or layout of the roof anchor system (although this is not always true), they are more there to review the integrity of the system. This includes:

• performing a visual inspection looking for: signs of rust or corrosion; improper flashing; code compliant anchors installed; an up to date as built shop drawing posted at the roof access point; examining previous reports and log books; obvious fall hazards

The inspector may also test the approximate structural integrity of the roof anchors by hitting them with a rubber mallet to see if the anchors have any give to them.

After the inspection is completed, a report with either a passing or failing grade is sent to the building owner or property management company for there review. If the system is passed, it is safe for use. If the system contains deficiencies preventing it from being compliant, the inspector should provide a list of recommendations on how these problems can be corrected. This system may not be legally used until it has passed inspection.

What Is Pull Testing?

Window washing and fall protection systems that utilize an adhesive securement type to secure to the roof structure must periodically undergo a process called pull testing. Typically it is required every five years but this may vary in different jurisdictions. Adhesive anchors essentially use glue to secure themselves to an existing concrete structure. The pull testing process places a lateral load on the anchor to ensure that the glue is still holding up. Sometimes on very old roof anchor systems, or systems with no as built shop drawings, the anchors are pull tested regardless of the securement type just to make sure the structural integrity of the anchors is still intact. Pull testing can typically be performed by the same companies that do the inspections.

How Expensive Is It?

The cost of inspection can vary greatly depending on how sophisticated the system is, where the building is located and if there is suite access required.  Building owners or property management companies that represent several buildings can save money by awarding contracts to the same inspector for several buildings, and by signing up for multiple year contracts.

I Have Window Washing Equipment On A Tenant's Terrace or Balcony

Sometimes there is nothing that can feasibly done to avoid this. If this is the case on your building, you must arrange access through the unit tenants suite for the roof anchor inspector. The inspector will require access to ALL terraces and balconies that contain window washing equipment.


At the end of the day, building owners and property managers should make sure window washing, suspended maintenance and fall protection systems are inspected every year regardless of use. If the system did not pass the most recent inspection, deficiencies are not corrected and the owner allows someone on to the roof top, they are liable for anything unfortunate that could happen. The value of piece of mind is definitely with the low cost of having an inspection done.


Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro-Bel

Green Roofs and Window Washing Systems

More and more everyday, governments, corporations and individuals are making more of an effort to 'go green' and reduce their carbon footprint. The construction industry is no exception; in fact it has set an outstanding example.

Projects are now Leed certified, buildings use geothermal heating, solar panels collect power from the sun, rain water is collected for re-use, construction materials are made from recycled content, low flow plumbing is installed, sunshades help control building temperature, and green roofs are installed. Just to name a few.

Green roofs in particular possess a multitude of advantages. They keep buildings cooler in the summer and warmer in the winter, extend the life of the roof, provide architectural aesthetic, produce oxygen, maximize building square footage, retain storm water, create a wildlife habitat and much more. Some governments are actually mandating that green roofs are incorporated into new construction projects (Toronto, Ontario: http://www.newswire.ca/en/releases/archive/May2009/27/c8082.html).

Very often now, there are green roof systems being installed on highrise roof tops in tandem with window washing, suspended maintenance and fall protection systems. Here in lies the challenge.

Fall Protection Systems

Green roof systems typically span to the edge of the roof against some sort of parapet wall. As all areas of the green roof will require some form of regular maintenance, it is crucial to consider if workers at the green roof edge are in a fall hazard situation. A good rule of thumb is: if the worker is within six feet or the roof edge and the parapet is less than guardrail height (36"), the worker should be utilizing some form of fall protection. The fall protection is commonly a horizontal lifeline cable system that spans the perimeter of the roof allowing the worker to easily walk anywhere at the roof edge and be tied off.

Window Washing and Suspended Maintenance Systems

The concern with these types of roof anchor systems is not with the functionality of the anchoring system. It's with damaging the green roof. When window washers or swing stage workers rig a building, they may need (depending on the roof anchor design), to walk all over the green roof. Having workers walk all over the green roof space may not seem potentially damaging, but take into consideration the tools and equipment they will be carrying around with them: outrigger beams, ropes, swingstages, davit arms, scaffolding etc...

A window washing manufacturer should always be consulted in the design phase of the project, this is ever more so important on projects with green roofs. The layout of the roof top must reflect the logistics of the window washing system to minimize wear and tear on the roof. This can be commonly achieved with strategically placed pavers and walkways.

Please feel free to contact me with any questions or comments.

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

Retrofitting Solar Panels on Flat Roofs

Solar energy is increasingly becoming ever more popular world wide as an alternative means to producing usable energy. Many installations are taking place on highrise apartment and condominium buildings in an effort to reduce both the carbon footprint of the building as well as operation costs. On many of these building rooftops, there are a series of existing systems already in place. Roof drains, vents, mechanical equipment, cell towers, etc... Not the least of which are window washing, suspended maintenance and fall protection systems. Roof anchors.

In order for a roof anchor system to function properly, the anchor point locations are calculated and engineered very precisely. Obstructing or covering up roof anchor points, can void the validity of the window washing system. Thus, when solar manufacturers or installers are considering placing units on roof tops with anchor systems, they should immediately consult a reputable manufacturer to determine the roof anchor implications of adding solar equipment.

Many companies are glad to help. Window washing system manufacturers can review building drawings and determine 'safe zone' locations for the panels to be installed that won't affect the layout of the roof anchor system. Many will also attend site visits and review as built conditions free of charge.

When solar panel supports are vertical HSS tubes permanently secured to the roof, you may want to consider having a roof anchor manufacturer to supply and install. These supports very often are exactly the same as a roof anchor, just without the eye / u-bar on the top. Some manufacturers can also weld a u-bar onto the side of the vertical HSS post thus allowing the solar panel supports to double as roof anchors.

One more thing to consider when placing solar panels on roof tops is the proximity of the panels to the roof edge. If the roof parapet is low, and the panels are close to the edge, workers who have to traverse these areas are placed in a fall hazard situation. Fall protection systems should be installed in these areas to protect workers performing routine roof  or panel maintenance. Generally, workers should be tied off to fall protection systems when they are within 6' of a parapet that is 36" or shorter, and exposed to fall of 10' or more.


Michael Gray
Ontario and Eastern Canada
Marketing and Sales Support
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

Specifying Window Washing and Fall Protection Equipment

Roof anchor systems can be designed for a series of different purposes. Mainly, they are used for fall protection, as supports / lifelines for window washing, or as supports / lifelines for suspended maintenance (swingstage) work. With these different functionalities, it is important that the specifications describing this scope of work accurately reflect the intended design of the system. Far too often a general spec is put out and it is not relevant to the individual projects needs at all. This can create confusion, and additional costs for the owner or general contractor.

This particular blog is intended to examine the key areas of the specifications that commonly are not well written and offer suggestions on how they could be improved to eliminate confusion and save time and money.

The Title of Specification

The title of the specification should reflect the intended design of the system. For example, if the system is designed to be used for fall protection only, the specification should not be titled, "Window Washing Systems", it should more accurately be titled "Fall Protection Systems". Besides the obvious incorrect title, this situation creates another problem. Although the roof anchor system may be clearly designed for fall protection only, since the system specification is titled "Window Washing Systems", the owner or general contractor thinks that they are getting just that.

Part 1: General Requirements, Section Includes

This particular section of the specification is a fantastic opportunity for the specifier to place a written description of the design intent for the roof anchor system in plain view. This way, the bidders have an understanding of exactly what kind of system the owner is looking for. Far too often a generic description or a description for the wrong type of system is placed here. Below, find an example of a description for a fall protection only roof anchor system.

The intent of this scope of work is to design, supply and install an engineered fall protection only system. All window washing and exterior facade maintenance operations are to be carried out from ground level.

Manufacturer Qualifications

Window washing, suspended maintenance and fall protection is a huge industry. There are a ton of companies that supply this equipment. The specifier should use this opportunity to place requirements in this section that will solicit bids from only the most qualified of companies. The bidder should have sufficient liability insurance, errors and ommissions insurance, have a minimum of five years documented experience in the industry, and specialize in this type of equipment.

This criteria will eliminate the possibility of miscellanous steel fabricators bidding on this scope of work. These companies are not qualified to bid on fall protection, window washing, or suspended maitnenance systems. Handling this scope of work comes down to more than just fabricating the equipment.

Part 2: Products, Equipment

There are many different ways to skin a cat. With a concrete structure for example you could supply a cast in place single stud roof anchor, a fully embedded roof anchor, bolt through after the pour, or use an adhesive anchor after the pour. Every option has its advantages and disadvantages. This is a great opportunity for the specifier to evaluate which type of equipment is best suited to the job and place it here. If the wrong type of equipment is listed and can result in a needlessly more expensive system and create confusion.

Reinforcing

If the roof support structure is steel beams and joists, the areas in which the roof anchors are installed will need to be reinforced. It should be clearly stated in both the steel and fall protection trades specification that the structural steel trade is responsible for this. If you want to learn more about this please read my previous blog posting on reinforcing roof anchors and steel structure.


At the end of the day, writing specifications for window washing, suspended maintenance and fall protection can be very tricky. I would highly recommend seeking out assistance fomr a reputable manufacturer. They typically will not charge to help out with writing specifications as long as they are listed as a bidder.


Michael Gray
Ontario and Eastern Canada
Marketing and Sales Support
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

Roof Anchors / Reinforcing Steel Structure

In Ontario, Canada most high rise buildings, residential and commercial, are constructed with reinforced concrete floors and columns.  On shorter buildings, usually commercial, industrial or schools, the roof structure is steel and comprised of beams and joists. When permanent fall protection systems are installed on this type of roof structure, often the locations are required to be reinforced. The reinforcing method typically used is whats called an "H-frame". See this article written by Canam for more information: http://www.canam-steeljoist.ws/www/v4/newslet.nsf/va_redir/joistv5n2

A few common issues with reinforcing are

• anchor locations are not shown on the structural drawings
• anchor locations do not show reinforcing on the structural drawings
• reinforcing responsibility is not clearly assigned to a scope of work in the specifications
• reinforcing methodology is not clearly detailed in the drawings

When the specifications are written and reinforcing of roof anchor locations is not addressed, a number doesn't get carried at the time of tender and the result is a hefty extra to the building owner or general contractor.

Another common situation is when the architects put the reinforcing into the window washing / fall protection manufacturers scope of work.  When this happens and reinforcing is not detailed, the window washing manufacturer may price the reinforcing and get the contract, but at the end of the day when shop drawings are submitted the structural steel trade may reject the methodology and the result is dispute over who pays for the extra.

Architects can save time, confusion and money by ensuring that they:

• consult a structural engineer on the issue of reinforcing of the roof structure
• show the anchors on both the architectural roof plan and structural roof framing plan
• show the locations of reinforcing on the framing plan
• detail methodology of reinforcing in the drawings
• clearly assign the reinforcing scope of work to the structural steel trade in both their spec, and the fall protection manufacturers spec

In Ontario we generally require the roof structure to be reinforced to a 5,000 lbs ultimate load. For new construction, leave the anchors to the anchor guys and structure to the structural guys.

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

Window Washing System Design Services

Designing window washing, suspended maintenance, and fall protection systems is highly specialized. It requires a high degree of engineering and intimate knowledge of the myriads of codes and standards that govern the industry.

As an architect, contacting a reputable manufacturer is a prudent first step when incorporating these systems into your building. The manufacturer can provide you with:

• a roof top layout indicating all locations for equipment
• written system description describing exactly how the system functions
• details showing how the equipment interfaces with the roof structure
• project specifications written precisely for a given building
• budget

A reputable manufacturer should have a minimum of 10 years documented experience, carry significant liability insurance and be able to provide a list of similar projects completed in the past. Often times when a window washing system manufacturer has not been consulted on the design of the system, the job goes out for tender and key issues can be overlooked which can cost the project time and the owner money.

Key coordination issues (to name a few) to be addressed in the design stage are:

• structural (reinforcing of structure on with steel framed roofs is a very common issue)
• budget with owner
• stabilization buttons on building facade
• flashing and interface with green roof systems
• owner suite / terrace access required on condominium buildings

At the end of the day, the window washing system manufacturer has to take full liability for the system that is installed anyway, so why not get them involved to help out with the design early on in the project?


Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Ltd
e: mikegray@pro-bel.ca
t: @Pro_Bel

The Office Plotter

For those of you in the construction industry that handle drawings, I am certain that you are more than familiar with the office plotter. Often times you have to print a hundred sheets (36" x 48") or more at one time. That in and of itself is not really a problem, but when you work in a building with several other employees, it can get a little messy.

The upstairs in my office has about 40 Pro-Bel employees, almost all of which need to use the plotter from time to time. Some people print single sheets, while others are printing 'batch prints' (one file containing multiple sheets). Downstairs has the same and they have their own plotter. There is a proper etiquette to handling the plotter in a busy office setting just as there is an etiquette in many other every day things.

If you run the paper out, you change it. Don't suddenly disappear from the office like a manager on a Friday afternoon, delete your print job from the queue so there is no record of your print job, or complain that you only sent five sheets

Check the queue first. Don't assume that nobody in the company can possibly be printing at the same time as you and therefore the job that is currently gathering in the print tray is yours. Check the queue monitor beside the plotter first and make sure it is yours before rifling through the drawings like a rabid hyena.  If you don't have a queue monitor, gently check the title block on the drawings.

Don't leave a mess. If you are done with the plotter area, take your sheets with you, toss whatever you don't need, and make sure any paper in the print tray is lined up properly so the next person doesn't cause a jam.

Man I need to get an office with a view of something other than the plotter and Mark Gruering.

Michael Gray
Pro-Bel Enterprises Limited
Marketing and Sales Support
Ontario and Eastern Canada
e: mikegray@pro-bel.ca
@Pro_Bel on Twitter

Ontario Fall Protection and Non-Routine Roof Maintenance

Ontario, and Canada for that matter, have relatively strict codes and regulations when it comes to safety. Fall protection is no exception. There are a myriad of codes and standards that
address fall protection for construction workers, window cleaners and restoration workers. 

The problem is that construction workers, window cleaners and restoration workers, aren't the only ones who should be covered by the codes and standards for fall protection. What about other kinds of workers performing non-routine roof top maintenance, dangerously close to a roof edge? To name a few:

- school janitor
- hvac repair person
- satellite installer
- green roof maintenance worker

The Ontario Building Code 2006 (4.4.4.1 - Anchor Systems On Building Exterior) addresses buildings that have roof heights exceeding eight meters from ground level and only relates to window washing or exterior maintenance practices.

Canadian Standards Association Z-91, or Z-271, only address window cleaners and suspended maintenance workers at heights with respect to fall protection. Z-91 4.9 Fall Protection for example, states that workers who come within two meters of a roof edge that has a low parapet and potential to fall three meters or more must utilize some form of fall protection.

If window cleaners and suspended maintenance workers have to tie off to something when they can fall ten feet or more, why doesn't a school janitor who is cleaning a scupper, or getting a ball off the roof have to do the same?

The window cleaners go through rigorous safety training and spend the majority of their jobs (and indeed a good portion of their lives) working at heights. The school janitor has minimal fall protection training, and spends a relatively small amount of time working at heights.

Shouldn't they be just as regulated as window cleaners?

Michael Gray
Pro-Bel Enterprises Ltd
Ontario and Eastern Canada
P: (905) 427-0616 x 2457

mikegray@pro-bel.ca
@Pro_Bel

Workers On Your Condominium Terrace

Condominium terraces can be a fantastic place to unwind after a busy day, entertain friends and family or take in a breathtaking view.  They also are sometimes used as rigging platforms for workers to gain access to the facade of a building for window cleaning or building maintenance operations. When terraces are on the top floor, or do not have structure above them, there are times when it is absolutely necessary for suspended access companies to install permanent equipment on the condominium unit owners terrace. It's the only practical way to rig the building.

These systems are typically recessed (e.g. placed underneath a paver) so that the owner of the unit will not be able to see them, but once a year, window cleaners may need access to this area. Further down the road, restoration workers may require access to these areas as well. The manufacturer of the suspended maintenance system will also need access once a year to visually inspect the system for defects as per the law in Ontario.

The reason why some buildings cannot be rigged from a higher roof level to avoid placing equipment on a unit owners terrace is $$$. At times it can be [I]incredibly[/I] costly to install a suspended access system on a higher roof level. At other times, it is simply impossible. This being said, it is not the fault of the developer that these systems are at times required to be placed on private terraces.

Please find below a link to a typical scenario where a terrace is being used to as a work area to support a davit arm for window washing operations. The arm that you see is portable, it would not be left on the terrace but is carried to each new area of the building where exterior maintenance is required.

http://www.pro-bel.ca/UserFiles/Products%20and%20Services/Products/Davit%20Systems.pdf

Best,

Michael Gray
Marketing and Sales Support
Ontario and Eastern Canada
Pro-Bel Enterprises Limited
P: (905) 427-0616 x 2457
e: mikegray@pro-bel.ca
t: @Pro_Bel