Liquid Roof Membrane & Historic Restoration Case Study
The following case study highlights how Roofing Dynamics maintained the historical colors and character of this famous roof while solving more modern day concerns such as permeability and spread of flame, along with saving the client over 2.5 million dollars!
Historic Restoration Case Study
The following case study highlights x.
Client: The Millennium Biltmore Hotel Los Angeles
Location: Los Angeles, California
Roof Type: Built Up Roof installed with a glaze coat. At some point in this roof system’s history, a surfacing layer of loose (red) gravel was broadcast across the entire area. This reduced U.V. exposure.
Roof Age: 70 Years
Roof Problems: Antiquated detailing and sheer old age.
Roofing Solution: Liquid membrane system and restoration of historic terra cotta tiles
Project Overview: Millennium Hotels placed a high level of trust in our team, continuing to rely on our services for multiple roofing projects, including the recent work at the Historic Biltmore Hotel in Los Angeles.
These roofs are made of older, weaker materials, This roof was already far beyond the typical B.U.R. lifespan, and it had standing water on it—so it was not likely to perform well with simple maintenance.
We also needed to account for the historic preservation requirements that govern the restoration of terra‑cotta roof tiles on the penthouses, ensuring that any proposed modifications remain consistent with the property’s architectural character.
It is also important to note all the complex, in some cases antiquated, detailing/flashings found on every section of this venerable roof.
Results:
About the Historic Millennium Biltmore Hotel
Millennium Biltmore Hotel in Los Angeles is one of the world’s most storied grand hotels with a history that’s truly one-of-a-kind.
Since 1923, this iconic hotel has been a beacon of elegance, luxury, and timeless charm. With over 1600 rooms, eleven stories high, and covering more than half a city block, the scale of the hotel when it opened was certainly palatial.
Nestled in the heart of Los Angeles and close to Hollywood, the Biltmore has unsurprisingly seen quite a lot. From the excess of the roaring twenties to the struggles of the Great Depression, through wartime and Beatlemania, it has played host to countless dignitaries and celebrities.
President John F. Kennedy was a guest, Taylor Swift danced on the reception desks, Al Capone made himself comfortable in the Presidential Suite, and the Beatles had to sneak in by landing on the roof
In addition, the Biltmore was the site of the Academy Awards eight times from 1931 to 1942. It was also here that MGM art director Cedric Gibbons first sketched the design for the Oscar statuette on one of the hotel’s linen napkins.
Roof Inspection Overview
The below daylight images were presented to the client as part of our comprehensive report.
Overview of flat roof and terra cotta tiles
Different angle overview
Overview of flat roof and terra cotta tiles
Note numerous pipes presenting design challenge
Note numerous pipes presenting design challenge
Note numerous pipes presenting design challenge
More random details
Low, fragile counterflashings, typical
Very low access points
Equipment very low to roof makes access difficult.
Pipes and conduits were also exposed in spots.
Large pitch pockets were sealed with extremely elastic 1047 mastic
Numerous stairs and old style custom skylights
Numerous access ports
Tight low detailing, typical
Perimeter wall non-standard detail
Crumbling cementitious/wood railing
Terra Cotta roofs need special care since being historic
Close up terra cotta
Terra cotta in extremely poor condition
Detail Inspection Photographs
The below daylight detail inspection photographs were presented to the client as part of our comprehensive report.
Examining embedded gravel reveals heavy retention
Pitch pockets must be topped off with 1047
Open pipes must be sealed with Eterna bond tape
Pipe penetrations must be sealed with 1047
And any openings taped
All baseflashings must receive 1047 and 2 coats of Polar AC Plus with Kevlar
Seal all holes no matter how small
Reviewing perimeter detail eccentricities
Also discussed skylight detailing…
And coping cross joints to receive 1047 mastic
Note dirt on pipes which must cleaned
Reviewing trash removal process
Detail Inspection Photographs
The below daylight detail inspection photographs were presented to the client as part of our comprehensive report.
Examining embedded gravel reveals heavy retention
Pitch pockets must be topped off with 1047
Open pipes must be sealed with Eterna bond tape
Pipe penetrations must be sealed with 1047
And any openings taped
All baseflashings must receive 1047 and 2 coats of Polar AC Plus with Kevlar
Seal all holes no matter how small
Reviewing perimeter detail eccentricities
Also discussed skylight detailing…
And coping cross joints to receive 1047 mastic
Note dirt on pipes which must cleaned
Reviewing trash removal process
Fixing Issues & Making Progress
The below photographs were presented to the client as part of our comprehensive report.
First day with the Andek rep
Instructing crew on how to apply 1047 to base flashings
Instructing crew on how to apply 1047 to base flashings
Demonstrating split repair in field of roof
Demonstrating split repair in field of roof
Demonstrating first layer of field coating
Demonstrating first layer of field coating
Cracks in field membrane
1047 mastic repairs over cracks in field membrane
First layer of coating over repairs
Untreated base flashings typical
Base flashings reinforced with 1047
Work on the baseflashings continues
Another wall above counter flashings
Reinforcing with 1047
Fixing Issues & Making Progress
The below photographs were presented to the client as part of our comprehensive report.
First day with the Andek rep
Instructing crew on how to apply 1047 to base flashings
Instructing crew on how to apply 1047 to base flashings
Demonstrating split repair in field of roof
Demonstrating split repair in field of roof
Demonstrating first layer of field coating
Demonstrating first layer of field coating
Cracks in field membrane
1047 mastic repairs over cracks in field membrane
First layer of coating over repairs
Untreated base flashings typical
Base flashings reinforced with 1047
Work on the baseflashings continues
Another wall above counter flashings
Reinforcing with 1047
Find Hidden Problems Before They Become Costly Repairs!
As an independent third-party, Roofing Dynamics is the trusted advisor you need to inform you of the true condition of your roof. Roofing Dynamics provides building owners, property managers, and facility managers accurate assessment of existing commercial roofing conditions utilizing the latest technologies with an emphasis on personal attention, quality control, and cost-effectiveness.
