ACC Design Guideline for Roofing

Revised 12-2-2009

Purpose:  This guideline is established to ensure that roofs are in compliance with the Covenants, blend with their surroundings, and do not reflect nuisance levels of light into nearby properties. Project and site-specific considerations, and the negative impact of low reflectance values on energy efficiency will be considered in the context of the site and the spirit and intent of the Covenants. This guideline establishes standards for the selection and approval of roof colors and finishes.  

  1. COLOR – NO WHITE:
    1. White objects tend to stand out from, rather than blend with, their natural surroundings and are thus in conflict with Covenant restrictions. Many of the Covenants prohibit white roofs. Therefore, the ACC has adopted the Light Reflectance Value (LRV) and Solar Reflectance (SR) as standards to measure whiteness. LRV is used mainly for painted surfaces whereas SR is used with “green roof” and “cool roof” materials. The LRV and SR scales ranges from 0 (black) to 100 (white.) Dark colors tend to have an LRV or SR of less than 30. Light colors tend to have an LRV or SR of more than 70. Whites tend to have an LRV or SR of more than 90. 
    2. Roofs that are exposed to view from nearby properties shall have a LRV or SR of 65 or less. A LRV or SR of 65 is comparable to a “tan” color.  
    3. The ACC will also consider the visibility of a roof surface from neighbors in determining the acceptance of a roofing material. Roof reflectance should never influence neighbors in a negative manner.
    4. The LRV or SR of a roofing material can be verified by the paint or roofing material manufacturer’s data sheets or by comparing a sample to standards maintained by the ACC in the SHHA office.
    5. At all times, the inside of the parapets will be painted or stuccoed in the same color scheme as the outside walls of the home.

      In summary, the ACC will approve any roofing material with a LRV or SR value of approximately 0.65 (65%) or less. This value corresponds to a tan or darker color. A solar reflectance of 0.65 qualifies a roof for the Energy Star label, as defined by the USDOE, and significantly reduces the energy required to cool the home.
  2. GLOSS – NO HIGHLY REFLECTIVE FINISHES:
    1. A high gloss finish has the potential to reflect nuisance levels of light into nearby properties. Gloss is a measure of the degree to which a surface functions as a mirror.  The ISO and ASTM specular gloss scales include <10 (Flat) and >85 (High Gloss).  In descriptive terms, the scale runs as follows:

      Description Gloss
      Flat (matte, velvet) <10
      Eggshell (suede) 10 - 20
      Satin/Silk 20 - 45
      Semi-gloss 45 - 65
      Gloss 65 – 85
      High Gloss 85 or higher
       
    2. All roofing material shall have a “flat” or “low sheen” appearance. Finishes with a flat, eggshell, or low sheen designation are usually acceptable. Finishes with a semi-gloss or gloss designation are not acceptable. This gloss or sheen selection criteria especially applies to metal roofs. The gloss of a proposed material may be verified by the manufacturer’s data sheets or by comparison to the standards maintained by the ACC in the SHHA office.
  3. SUMMARY DESIGN GUIDELINE:
    1. Roofs that are exposed to view from nearby properties shall have an LRV or SR of 65 or less (indicative of a tan or darker color) and a specular gloss of 20 or less (indicative of a flat, matte, velvet, eggshell, or suede finish). 
    2. Flat roofs that are screened by parapets and are not exposed to view from nearby properties shall have a LRV or SR of 90 or less and a specular gloss of 20 or less, where it can be demonstrated that a lower LRV or SR would have a significant negative energy impact.   
    3. The color and gloss of proposed finishes may be verified by the manufacturer’s data sheets or by comparison to standards maintained by the ACC in the SHHA office.

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Albuquerque, NM 87122

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