GENEVA – Most of Geneva Public Library’s roof sections on the building at 127 James St., Geneva, are in bad shape and need to be replaced, according to an assessment by professional roof consultants.
The visual inspection of the 17-year-old roof made by Mac Brady Associates Inc., of LaGrange, recently was presented at a library board meeting.
“The inspection revealed distresses that can infiltrate into the roof system and building,” according to the results of Mac Brady’s report.
In presenting the roof inspection report, Mac Brady president Melissa Barrows-Lieb and senior roof consultant Brian Barrows recommended that three areas of roof be replaced at an estimated cost of $330,000, and two sections could be repaired at an estimated cost of $2,000.
The recommended replacement and repairs should be done within the next 12 months, or there would be further deterioration of the roof, according to the report.
“The roof [is] showing signs of systemwide distresses created by poor workmanship and age that appear to have been present for many years,” the report states. “If wet building components exist, the costs associated with replacing wet or failed materials is not included in this report.”
“As the consultant pointed out, this is an old roof,” library board president Esther Steel wrote in a text message sent in response to a question. “We will accept bids and review them to determine the best options available. And will repair the roof for the well being of all concerned. It is our responsibility to take care of the building for the district. Roofs don’t last forever, as everyone knows.”
Problems identified on the various roof systems of the library include splits in ridge cap shingles that allow water into the roof system, deteriorated shingles because of premature aging, broken gutter straps, torn shingles, exposed and torn fasteners on shingles that have created areas where water can infiltrate, as well as missing shingles that allow water into the roof system.
Other problems identified are areas of the gutter filled with granules and leaves, dormer eaves that are missing the drip edge that allows water into the roof system, sagging shingles from a deflected or deteriorated deck, downspouts clogged with leaves and debris, and missing apron flashing.
Also, a gutter is back-pitched without positive draining, which creates a condition where the gutter is filled with debris, ice and water damming during winter, eventually weighing down the gutter and creating more of a back-pitch, according to the report.
Barrows-Lieb said much of the problems were because of poor workmanship or manufacturing, others because of different workers allowed on the roof and some from poor maintenance by the owner.
The library board approved hiring Mac Brady to do administration of roofing bids at a cost of $7,100.