Consultant outlines $40k to $1.99M options to fix county roofs; recommends technical survey and RFP controls

Jody Usher, a consultant with Merit Consulting, told the Upson County Board during a work session that infrared moisture testing found wet insulation under the sheriff’s department roof and that the most prudent next step is to quantify how much insulation is wet and remove it where necessary.

“Everybody knows what concrete is. That’s probably where they keep the prisoners,” Usher said as he described roof construction. He said the county can cut out blue‑plotted wet areas and infill for roughly “$40–60,000” or place a single‑ply retrofit membrane over the existing roof for about $600,000; letting the roof run to failure and doing a full tear‑off and replacement to meet current energy code could cost about $1.99 million.

Usher framed the trade‑offs in terms of disruption, risk and long‑term value. A retrofit, he said, is economical and fast and avoids exposure to weather while contractors work; the downside is stricter warranty exclusions and the need for careful moisture surveys to avoid covering up trapped wet insulation. A full tear‑off meets current energy code and eliminates long‑term uncertainty but is the most expensive and disruptive option.

Commissioners pressed on warranty length, access for HVAC service and the durability of single‑ply systems. Usher acknowledged that single‑ply membranes can have lower puncture resistance than other systems but said properly specified fleece‑backed materials set in low‑rise foam and installed with appropriate walk treads can be robust. He emphasized quality control language in the RFP and active project management as ways to reduce contractor shortcuts that lead to problems.

Usher also reviewed two other county roofs. The Drake building has conventional asphalt shingles with ventilation and flashing problems; Usher recommended improved through‑deck ventilation, crickets in valleys and vapor‑permeable underlayment and gave an order‑of‑magnitude estimate in the low hundreds of thousands ($160,000 was cited as a construction order of magnitude, subject to possible decking replacement once tear‑off begins). For the historical archives building, heavy algae growth and mismatched, harvested slate complicate an “remove‑and‑reset” approach — a slate contractor estimated new slate could cost roughly $300,000; reuse of existing slates was deemed technically difficult in many areas.

Staff requested Usher provide clarified cost totals and RFP language. County officials said they would consider targeted immediate repairs where moisture is localized, then decide whether to retrofit or schedule a full replacement tied to long‑range capital plans and any potential facility expansion.

The board directed staff to return more precise cost breakdowns and to include stronger scope and warranty language in procurement documents. The board did not take a formal vote during the work session.