Originally built between 1839 and 1844, the building that now houses the Kimpton Hotel Monaco was designed by the famous architect Robert Mills, who later designed the Washington Monument. The four-story marble structure was expanded between 1855 and 1866. The site served as the country\u2019s first General Post Office and was declared a National Historic Landmark in 1971. It is still owned by the Government Services Administration (GSA), but as part of a 60-year lease agreement, the building was renovated and transformed into a 184-room luxury hotel.<\/p>\n\n\n\n
Evaluating the Building<\/strong><\/h4>\n\n\n\n![\"\"](\"https:\/\/roofingmagazine.com\/wp-content\/uploads\/2023\/08\/Screenshot-2023-08-06-at-12.22.16-PM-1200x524.png\")
New Columbia Solar installed more than 590 solar panels on non-penetrating racks. Photos: Kimpton Hotel Monaco<\/em><\/figcaption><\/figure><\/div>\n\n\nKey factors in the design of the solar system included preserving the historic nature of the building and ensuring the equipment remained out of public view. A crucial step in the decision-making process involved determining if the existing roof system could perform well for the life of the solar array or if a new roof would have to be installed. NCS reached out to Fortis<\/a> to evaluate the roof and provide a solution for the life of the system.<\/p>\n\n\n\n\u201cFortis provides roof performance programs that guarantee a commercial roof\u2019s performance and caps the building owner\u2019s financial responsibility with a comprehensive warranty,\u201d says David Schupmann, chief operating officer of Fortis. \u201cFortis was introduced to this project by New Columbia Solar. They are a powerhouse EPC solar firm in the D.C. market. Together we were uniquely qualified for all the obstacles that were rolled into this project.\u201d<\/p>\n\n\n\n
New Columbia Solar wanted a 20-year power purchase agreement (PPA) on the building, and they wanted to ensure the roof system would perform over that time period. \u201cWithin our suite of Roof Performance Program solutions, we have a solar version for commercial buildings,\u201d Schupmann says. \u201cWe work with EPCs upfront and offer them a unique offering for their projects that saves them time and money compared to traditional options and opens them up to many more building opportunities that are not typically available to them due to age or costs.\u201d<\/p>\n\n\n\n
After a thorough roof assessment, Fortis determined that the roof would be a great candidate for their solar program after some preventative maintenance and reconditioning of the structure\u2019s existing standing seam metal and EPDM roof systems.<\/p>\n\n\n\n
\u201cSolar was a great fit for this roof for several reasons,\u201d Schupmann notes. \u201cFirst, Hotel Monaco and GSA had great leadership who saw the opportunity and were determined to make it happen. The building was well positioned in the city, and having primarily a standing seam roof with good slope, the roof had great sun exposure. There were great local solar incentives and community solar programs. The roof was in good condition to start with, and when Fortis added an initial reconditioning scope combined with ongoing care from our roof performance program and a robust warranty, a secure substrate was created that gave everyone the confidence they needed to make the solar investment on this building.\u201d<\/p>\n\n\n\n
Reconditioning the Roof<\/strong><\/h4>\n\n\n\nSeveral months of planning and coordination went into this project in order to accommodate the needs of the GSA, the working hotel, the guests, the city, the tight street and staging access, and the very limited rooftop access. \u201cNew Columbia\u2019s project management team along with the Fortis production team created a detailed schedule and execution plan that went even better than expected,\u201d Schupmann says. \u201cWe went through every inch of that roof and created a detailed scope of work that would ensure the roof would be in tip-top shape.\u201d<\/p>\n\n\n
\n![\"\"](\"https:\/\/roofingmagazine.com\/wp-content\/uploads\/2023\/08\/Screenshot-2023-08-06-at-12.22.24-PM-1200x700.png\")
Key design considerations included ensuring that the solar modules were not visible from the street or sidewalk in order to preserve the building\u2019s historical aesthetic.<\/em><\/figcaption><\/figure><\/div>\n\n\nTo perform the work, Fortis tapped one of its strategic contractor partners, Fairfax, Virginia-based SmartRoof<\/a>. SmartRoof worked closely with the Fortis team from the start, including the initial roof evaluation. \u201cWe walked the roof with them and knew exactly what had to be done,\u201d says Patrick Pennefather, SmartRoof\u2019s service manager. \u201cWe were always on the same page.\u201d<\/p>\n\n\n\nChallenges included limited roof access and ensuring the hotel\u2019s schedule was not interrupted. \u201cThis was a very high-profile job with a lot of moving parts,\u201d Pennefather says. \u201cThe hotel was open and active, and coordinating times for drop-offs was a bit of a challenge. Once we got into the flow of it, it was a lot easier to accomplish the work. You don\u2019t really see the roof from the street, so once we were up there, we could move around pretty freely.\u201d<\/p>\n\n\n\n
The metal and EPDM roofs had been well maintained and were in good condition. Most of the work focused on the metal roof, and crews checked every screw, panel, seam and penetration. \u201cWe walked the roof with 622 Terminator from American WeatherStar<\/a> \u2014 it\u2019s a high-quality sealant that has a good bit of elasticity to it \u2014 and we put that on every single fastener on that metal roof, because generally that\u2019s where you might see leaking issues develop,\u201d Pennefather says. \u201cThat was the brunt of the work, which was very time consuming. We tightened the fasteners and put sealant over every single one.\u201d<\/p>\n\n\n\nThe EPDM roof needed some minor reconditioning, and all perimeter flashings were reinforced. \u201cWe also addressed some of the scuppers, which had to be re-flashed,\u201d Pennefather says. \u201cWe had to seal up a few holes, refresh some seams, and apply lap sealant where needed. Fortis is very good at taking a look at a roof and understanding how to get it to a watertight condition for an extended period of time.\u201d<\/p>\n\n\n\n
The Solar Array<\/strong><\/h4>\n\n\n\nOnce the roofing work was approved by Fortis, New Columbia Solar\u2019s team installed the photovoltaic system and connected it to the building. More than 590 solar panels were installed on non-penetrating racks.<\/p>\n\n\n\n
Chris Amoss, director of project management for NCS, pointed to the placement of the conduit as a key challenge. \u201cOne of the biggest hurdles I remember was figuring out how to interconnect the system without violating any of the regulations of the Commission of Fine Arts or the Downtown Historic District,\u201d Amoss notes. \u201cWe had to make sure that none of the solar modules or conduit was visible from the street or sidewalk in order to preserve the historical aesthetic. We finally found a way to run the conduit through the roof and down through the courtyard.\u201d<\/p>\n\n\n\n
The system provides 316,000 kilowatt-hours of on-site energy per year and is expected to provide nearly 7 million kilowatt-hours over the system\u2019s expected 20-plus years of operation.<\/p>\n\n\n\n
As part of its ongoing program, Fortis conducts periodic inspections and provides any additional reconditioning work that is needed on the roof. \u201cWe stay proactive on the roof and go out on regular inspections over the term to make sure the roof is performing,\u201d Schupmann says. \u201cOur warranty even covers normal wear and tear of the materials in the roof system. If on an inspection we see, for example, rusted metal, or missing fasteners, or gutter damage, those are all things we would recondition. The customer is still responsible for basic maintenance items like keeping their waterways clean and keeping debris off the roof, but as far as the performance aspects of the roof, those are all things that are covered by us.\u201d<\/p>\n\n\n\n
Successful Outcome<\/strong><\/h4>\n\n\n\nThe companies involved in the project believe its success showcases the possibilities of adding solar power to existing buildings. In this case, a full roof replacement was not necessary \u2014 and would have been far more costly, disruptive and time consuming, according to Schupmann. \u201cOur solution saved the customer well over $650,000 from other proposed options, provided the long-term surety they needed to build solar on their roof, and allowed them to keep their historical aesthetics in place,\u201d Schupmann says. \u201cWe also provide an ongoing performance program that will keep us active on the roof and provide ongoing work at no additional costs to the customer through the term of our warranty.\u201d<\/p>\n\n\n\n
New Columbia Solar\u2019s CEO, Mike Healy, points to the project as proof positive that NCS can power federally owned historic buildings in the heart of the district with energy from the sun. \u201cWorking on a Federal Historic Landmark building is a monumental achievement for us,\u201d Healy says. \u201cThis pivotal project is an example of how the district\u2019s historic preservation, modernization, and climate priorities can be successfully blended, embodying the commitment to expand locally sourced solar energy in the district. We continue our efforts to make it as easy as possible for property owners like Hotel Monaco to go solar in the hopes that many more historic buildings will follow suit.\u201d<\/p>\n\n\n\n
TEAM<\/strong><\/p>\n\n\n\nSolar Energy Company:<\/strong> New Columbia Solar, Washington, D.C., newcolumbiasolar.com<\/a><\/p>\n\n\n\nRoof Performance Program: <\/strong>Fortis, Denver, Colorado, fortis.us.com<\/a><\/p>\n\n\n\nRoofing Contractor:<\/strong> SmartRoof, Fairfax, Virginia, smartroofinc.com<\/a><\/p>\n\n\n\nMATERIALS<\/strong><\/p>\n\n\n\nSolar Modules:<\/strong> SEG-450-BMA-HV, Seraphim Energy Group, segsolar.com<\/a><\/p>\n\n\n\nInverters:<\/strong> SE43.2K-US, Solaredge, solaredge.com<\/a><\/p>\n\n\n\nSolar Racking: <\/strong>SolarMountRails, Unirac, unirac.com<\/a><\/p>\n\n\n\nSolar Attachment:<\/strong> S-5-H90 Clamp, S-5!, S-5.com<\/a><\/p>\n\n\n\n
Key factors in the design of the solar system included preserving the historic nature of the building and ensuring the equipment remained out of public view. A crucial step in the decision-making process involved determining if the existing roof system could perform well for the life of the solar array or if a new roof would have to be installed. NCS reached out to Fortis<\/a> to evaluate the roof and provide a solution for the life of the system.<\/p>\n\n\n\n \u201cFortis provides roof performance programs that guarantee a commercial roof\u2019s performance and caps the building owner\u2019s financial responsibility with a comprehensive warranty,\u201d says David Schupmann, chief operating officer of Fortis. \u201cFortis was introduced to this project by New Columbia Solar. They are a powerhouse EPC solar firm in the D.C. market. Together we were uniquely qualified for all the obstacles that were rolled into this project.\u201d<\/p>\n\n\n\n New Columbia Solar wanted a 20-year power purchase agreement (PPA) on the building, and they wanted to ensure the roof system would perform over that time period. \u201cWithin our suite of Roof Performance Program solutions, we have a solar version for commercial buildings,\u201d Schupmann says. \u201cWe work with EPCs upfront and offer them a unique offering for their projects that saves them time and money compared to traditional options and opens them up to many more building opportunities that are not typically available to them due to age or costs.\u201d<\/p>\n\n\n\n After a thorough roof assessment, Fortis determined that the roof would be a great candidate for their solar program after some preventative maintenance and reconditioning of the structure\u2019s existing standing seam metal and EPDM roof systems.<\/p>\n\n\n\n \u201cSolar was a great fit for this roof for several reasons,\u201d Schupmann notes. \u201cFirst, Hotel Monaco and GSA had great leadership who saw the opportunity and were determined to make it happen. The building was well positioned in the city, and having primarily a standing seam roof with good slope, the roof had great sun exposure. There were great local solar incentives and community solar programs. The roof was in good condition to start with, and when Fortis added an initial reconditioning scope combined with ongoing care from our roof performance program and a robust warranty, a secure substrate was created that gave everyone the confidence they needed to make the solar investment on this building.\u201d<\/p>\n\n\n\n Several months of planning and coordination went into this project in order to accommodate the needs of the GSA, the working hotel, the guests, the city, the tight street and staging access, and the very limited rooftop access. \u201cNew Columbia\u2019s project management team along with the Fortis production team created a detailed schedule and execution plan that went even better than expected,\u201d Schupmann says. \u201cWe went through every inch of that roof and created a detailed scope of work that would ensure the roof would be in tip-top shape.\u201d<\/p>\n\n\n To perform the work, Fortis tapped one of its strategic contractor partners, Fairfax, Virginia-based SmartRoof<\/a>. SmartRoof worked closely with the Fortis team from the start, including the initial roof evaluation. \u201cWe walked the roof with them and knew exactly what had to be done,\u201d says Patrick Pennefather, SmartRoof\u2019s service manager. \u201cWe were always on the same page.\u201d<\/p>\n\n\n\n Challenges included limited roof access and ensuring the hotel\u2019s schedule was not interrupted. \u201cThis was a very high-profile job with a lot of moving parts,\u201d Pennefather says. \u201cThe hotel was open and active, and coordinating times for drop-offs was a bit of a challenge. Once we got into the flow of it, it was a lot easier to accomplish the work. You don\u2019t really see the roof from the street, so once we were up there, we could move around pretty freely.\u201d<\/p>\n\n\n\n The metal and EPDM roofs had been well maintained and were in good condition. Most of the work focused on the metal roof, and crews checked every screw, panel, seam and penetration. \u201cWe walked the roof with 622 Terminator from American WeatherStar<\/a> \u2014 it\u2019s a high-quality sealant that has a good bit of elasticity to it \u2014 and we put that on every single fastener on that metal roof, because generally that\u2019s where you might see leaking issues develop,\u201d Pennefather says. \u201cThat was the brunt of the work, which was very time consuming. We tightened the fasteners and put sealant over every single one.\u201d<\/p>\n\n\n\n The EPDM roof needed some minor reconditioning, and all perimeter flashings were reinforced. \u201cWe also addressed some of the scuppers, which had to be re-flashed,\u201d Pennefather says. \u201cWe had to seal up a few holes, refresh some seams, and apply lap sealant where needed. Fortis is very good at taking a look at a roof and understanding how to get it to a watertight condition for an extended period of time.\u201d<\/p>\n\n\n\n Once the roofing work was approved by Fortis, New Columbia Solar\u2019s team installed the photovoltaic system and connected it to the building. More than 590 solar panels were installed on non-penetrating racks.<\/p>\n\n\n\n Chris Amoss, director of project management for NCS, pointed to the placement of the conduit as a key challenge. \u201cOne of the biggest hurdles I remember was figuring out how to interconnect the system without violating any of the regulations of the Commission of Fine Arts or the Downtown Historic District,\u201d Amoss notes. \u201cWe had to make sure that none of the solar modules or conduit was visible from the street or sidewalk in order to preserve the historical aesthetic. We finally found a way to run the conduit through the roof and down through the courtyard.\u201d<\/p>\n\n\n\n The system provides 316,000 kilowatt-hours of on-site energy per year and is expected to provide nearly 7 million kilowatt-hours over the system\u2019s expected 20-plus years of operation.<\/p>\n\n\n\n As part of its ongoing program, Fortis conducts periodic inspections and provides any additional reconditioning work that is needed on the roof. \u201cWe stay proactive on the roof and go out on regular inspections over the term to make sure the roof is performing,\u201d Schupmann says. \u201cOur warranty even covers normal wear and tear of the materials in the roof system. If on an inspection we see, for example, rusted metal, or missing fasteners, or gutter damage, those are all things we would recondition. The customer is still responsible for basic maintenance items like keeping their waterways clean and keeping debris off the roof, but as far as the performance aspects of the roof, those are all things that are covered by us.\u201d<\/p>\n\n\n\n The companies involved in the project believe its success showcases the possibilities of adding solar power to existing buildings. In this case, a full roof replacement was not necessary \u2014 and would have been far more costly, disruptive and time consuming, according to Schupmann. \u201cOur solution saved the customer well over $650,000 from other proposed options, provided the long-term surety they needed to build solar on their roof, and allowed them to keep their historical aesthetics in place,\u201d Schupmann says. \u201cWe also provide an ongoing performance program that will keep us active on the roof and provide ongoing work at no additional costs to the customer through the term of our warranty.\u201d<\/p>\n\n\n\n New Columbia Solar\u2019s CEO, Mike Healy, points to the project as proof positive that NCS can power federally owned historic buildings in the heart of the district with energy from the sun. \u201cWorking on a Federal Historic Landmark building is a monumental achievement for us,\u201d Healy says. \u201cThis pivotal project is an example of how the district\u2019s historic preservation, modernization, and climate priorities can be successfully blended, embodying the commitment to expand locally sourced solar energy in the district. We continue our efforts to make it as easy as possible for property owners like Hotel Monaco to go solar in the hopes that many more historic buildings will follow suit.\u201d<\/p>\n\n\n\n TEAM<\/strong><\/p>\n\n\n\n Solar Energy Company:<\/strong> New Columbia Solar, Washington, D.C., newcolumbiasolar.com<\/a><\/p>\n\n\n\n Roof Performance Program: <\/strong>Fortis, Denver, Colorado, fortis.us.com<\/a><\/p>\n\n\n\n Roofing Contractor:<\/strong> SmartRoof, Fairfax, Virginia, smartroofinc.com<\/a><\/p>\n\n\n\n MATERIALS<\/strong><\/p>\n\n\n\n Solar Modules:<\/strong> SEG-450-BMA-HV, Seraphim Energy Group, segsolar.com<\/a><\/p>\n\n\n\n Inverters:<\/strong> SE43.2K-US, Solaredge, solaredge.com<\/a><\/p>\n\n\n\n Solar Racking: <\/strong>SolarMountRails, Unirac, unirac.com<\/a><\/p>\n\n\n\n Solar Attachment:<\/strong> S-5-H90 Clamp, S-5!, S-5.com<\/a><\/p>\n\n\n\nReconditioning the Roof<\/strong><\/h4>\n\n\n\n
The Solar Array<\/strong><\/h4>\n\n\n\n
Successful Outcome<\/strong><\/h4>\n\n\n\n