Insurance Benefits of Modern PEMB Roof Systems
The metal roof systems on pre-engineered metal buildings are known for their durability, fire-resistance, and other beneficial qualities. But in the past, they’ve also been prone to certain vulnerabilities that reduced their effectiveness.
Aware of these flaws, insurers today distinguish between traditional or “legacy” PEMB roof systems and their next-generation counterparts. Recent advances in technology have addressed those earlier issues so effectively that insurance premiums for newer metal roofs can be significantly lower. Meanwhile, roofs more than 20 years old often generate higher premiums because of their increased risks. This post examines the innovations that are improving the performance of PEMB roof systems—and mitigating insurance costs as a result.
How Modern PEMB Roof Systems Solve Problems
Resisting Corrosion
Steel is the metal of choice for PEMB roof systems, offering exceptional strength and fire resistance. But, being a ferrous material, it is subject to corrosion. Even galvanized steel, developed to resist rusting, can begin to corrode over time. Modern technology has overcome this problem with several corrosion-resistant solutions, including:
Galvalume steel. With a coating composed of zinc, aluminum, and silicon, this product improves on the corrosion-resistant qualities of galvanized steel, offering superior protection against moisture of all types.
Weathering steel. This is low-carbon steel alloyed with other metals (typically, nickel, copper, and chromium) to produce a surface layer of corrosion that protects the steel underneath. The rustic appearance that results is desirable for some applications.
Corrosion-resistant paint. For color that lasts and provides the desired protection, today’s corrosion-resistant coatings are superior to earlier products. Polyvinylidene (PVDF) and silicone-modified polyester (SMP) are just two of the most popular options.
Stopping Leaks
One of the main functions of any roof system is to keep moisture out. So, areas subject to leaks are of particular concern. Metal roof panels are joined to their structural members and to each other with fasteners—typically screws, clips, or, in older roofs, bolts or rivets. In traditional designs, these fasteners are often exposed, creating the risk of leakage.
The solution to this problem is the standing seam roof design, in which the panels are interlocked at the edges and the fasteners are concealed.
This innovation minimizes the threat of leakage and reduces maintenance requirements.
The stitch screws that secure metal roof panels are installed with gasket washers to further protect the screw holes from water penetration. But until the 1990s, these washers were typically made of neoprene, which could dry and crack over time. Now, the material of choice is ethylene polypropylene diene monomer (EPDM), which offers superior durability.
Against the Wind
Wind uplift is a major risk factor for roofs of all types. This is a particular concern in regions where high winds are common, such as the southeastern United States (hurricanes) and the central plains (tornadoes). Today’s metal roof systems have several ways of enhancing wind resistance:
- • Thick-gauge metal panels. For optimum wind resistance, 24-gauge steel is now the preferred choice. The thicker 22-gauge panels can also be used for extreme conditions.
- • Stainless steel screws. These fasteners offer the superior strength and corrosion resistance of stainless steel. Modern design also recognizes the importance of fastener spacing in maximizing wind resistance; placing them closer together, especially at roof edges, achieves the best protection against wind uplift.
- • Standing seam roof systems. The interlocking panels of standing seam roofs provide excellent resistance to wind uplift. And the concealed fasteners are less vulnerable to wind than the exposed fasteners of yesteryear.
- • Hurricane straps. Also known as hurricane ties or clips, these items secure the roof to the walls of a structure, maximizing wind resistance in high-risk zones.
Modular Roof Design
The components of a PEMB roof are produced in a factory setting and shipped to the building site for assembly. Their modular design allows for faster, cheaper repairs, reducing liability for owners and insurers.
About Those Insurance Benefits
Insurance premiums on a commercial building are linked to the condition of the structure and the quality of its building materials. The roof is one of the most important factors in that calculation. If builders can show that their roof system employs the best and latest technology to reduce risks, they can expect to see that reflected in their insurance costs.
Two sources in particular provide the objective data insurers need to determine the soundness of a metal roof system:
UL Certification
UL Solutions offers testing, inspection, and certification of roof systems to gauge their compliance with local and regional code requirements, particularly regarding fire resistance. UL also tests for resistance to impact and wind uplift, as well as energy efficiency.
The Gold Standard—FM Approval
FM insurance company (formerly FM Global), which specializes in loss prevention for commercial enterprises, has created a rigorous testing regimen for roofing systems that covers virtually all aspects of a roof’s performance, including resistance to fire, wind uplift, corrosion, and leakage. Roof manufacturers, contractors, owners, and insurers now rely on FM approval (or certification) as an indicator of a roof system’s quality.
With the advances in materials technology described here, today’s metal roof systems routinely meet and exceed these stringent standards. For owners, this can mean lower insurance premiums. It can also enable owners to obtain policies based on replacement cost rather than actual cash value (ACV), in which any reimbursement is based on the existing roof’s age and condition. Replacement cost policies cover the entire expense of installing a new roof when necessary.
Retrofitting Older Roofs
If a structure has an outdated roof, all is not lost. Buildings can often be retrofitted with more effective systems, along with cool roofs, solar panels, and other current energy-saving features that can unlock premium discounts. Insurers favor documented retrofits over aged systems, so it is important to preserve all documentation of a retrofit project.
Involving Insurers During Preconstruction
More insurers now prefer to be looped into early-stage design to assess building envelope decisions. That is a wise approach for all parties, allowing for improvements and troubleshooting that can lower costs.
Protecting What’s Inside
While a standard insurance policy may cover the building itself, the contents inside need protection too. The price of that coverage depends on the value of the inventory or equipment it protects. In the past, warehouses and commercial structures were built to house physical property, but now digital assets are becoming even more important.
Data centers comprise an increasingly large share of new commercial building starts—a trend that shows no signs of abating. The value of the information in a data center can be immense, since its security can affect entire industries and even the national economy. That information is also extremely sensitive to temperature changes, moisture contamination, and electrical outages. Not surprisingly, data centers can incur higher than normal insurance costs. The need to minimize those costs thus takes on greater urgency.
The Good News About PEMB Roof Systems
Reducing expenses is a constant priority for building owners and managers. Today’s PEMB roof systems are helping greatly in that quest.