Getting the Most
Out of Your
Roof Asset
Program No: 099 PM
What We Hope to Accomplish
• What is the Cost of Neglecting Your Roof
Asset
• What is Preventive Maintenance
• Why Prevent...
What Is the Cost of
Neglecting Your Roof Asset?
• Depreciation for a Roof Is 39 Years, Per
the Federal Government
• Averag...
What Is the Cost of
Neglecting Your Roof Asset?
• Roofs That Are Reactively, Rather Than
Proactively Maintained, More Than...
What Is the Cost of
Neglecting Your Roof Asset?
Based on 100,000 SF roof; Original cost $350,00 Tear-off and replacement c...
Additional Costs of Roof Neglect
• Shutdown Time / Internal Damage
(Computers, Machinery, Stock)
• Safety Issues
• Environ...
Shutdown Time & Internal Damage
Safety Issues
Environmental Issues
Mold
Mold Signs
• Water Damage
• Musty Smell
• Relative Humidity
Above 55%
• Odors When HVAC
System is on
Mold and Health
• Breathing Difficulties
• Flu-Like Symptoms
• Loss of Balance
• Memory Loss
• Dizziness
• Chronic Fatigue...
Mold Prevention
• “The Only Factor That Can Be Controlled
Is Moisture.”
- National Association of Home Builders
• “The Onl...
Mold Regulations
• No Current Standards for Levels of Mold
• No Known Mold Exposure Limits for
Indoor Environments
• No St...
Preventive vs. Reactive
Maintenance
What is Preventive
Maintenance?
• System Is Inspected at
Least Annually
• Maintenance Is Planned
and Scheduled
Components ...
What is Reactive
Maintenance?
Definition:
• System Is Out of Sight, Out of Mind
• Repairs Only Made When Emergency Exists
Four Step Process to Successful
Roof Management
Step 1:
Proper Inspection,Proper Inspection,
Analysis,Analysis,
Recommenda...
Facts of Preventive
Maintenance
• Every Warranty Contains an Exclusion
Stating That If PM Is Not Performed the
Warranty Is...
“Car Owners Know That Regular Oil
Changes and Tune-ups Are Simply
Necessary in Maintaining and
Operating a Vehicle. Regula...
Facts of Preventive
Maintenance
• 52% of Owners Report
Their Roof As the #1
Construction Problem
(1996 AIPE)
• More Than H...
Why Preventive
Maintenance?
Why Preventive Maintenance?
• Proactive Money Management
• Allows For a Planned, Organized Approach to
Management of a Roo...
Why Preventive Maintenance?
• Increases Life-Cycle of Roof
• Positive Environmental Impact
• Tax Depreciation
• Roofing Re...
*Does not factor in savings in time and lack of frustration*Does not factor in savings in time and lack of frustration
Lif...
• New Roof System with Reactive PM
• 50,000 Sq. Ft. X $7 Per Foot
• Tear off and Replacement = $350,000
• 12,500 Sq. Ft. O...
New Roof System with no PM
• 50,000 Sq. Ft. X $7 Per Foot
Tear off and Replacement = $350,000
• Total Investment for 10 Ye...
Life-Cycle Cost
Components of a
Preventive Maintenance
Program
Preventive Maintenance Program
Components
• Survey/Testing
• Document and Record Findings
• Results
• Appoint Preventive M...
Survey
• Analysis of roof
construction
(core cuts)
• Thorough inspection
of all roof components
• Membrane Field
• Flashin...
Non-Destructive Testing
• Infrared
Testing
• Moisture
Probes
Documentation
Documentation
Documentation
Documentation
Solution Options
PM Program Team
• In-House Personnel
• Roofing Contractors
• Manufacturer’s Representatives That Offer
Help in Coordinatin...
Schedule Repairs and
Inspections
• Fill Out Roof Plan and Survey Plan Form
• Breakdown into Manageable Sections
• Begin a ...
Schedule Repairs and
Inspections
Roof Inspection Report
Areas to Examine When
Inspecting a Roofing
System
The Deck
Perimeter Flashing
(Parapet Wall, Metal Edge)
HVAC Units, Pipes, Supports,
Signs, Etc.
Bare Spots on Gravel
Surface System
Improper Installation
Wet Insulation
• Wet Insulation Raises Energy Costs
• Can Cause Structural Damage to the
Deck
• A Non-Destructive Scan of ...
Ponding Areas
Pitch Pans
Clogged Drains
Blisters, Splits & Alligatoring
Structural Damage
Restoration
• Proactive Preventive Maintenance Process
• Recommended Within Second Decade of Roof’s
Life-Cycle
• Reconditi...
Restoration - Steps
• Roof Inspection
• Analytical Testing
• Infrared Moisture Scan
• Core Evaluation
• Repair Defects
• F...
Systems Covered
• Single Ply
• Built-Up
• Modified Bitumen
• Metal
• Masonry Walls
Restoration
BeforeBefore
AfterAfter
Restoration
BeforeBefore
AfterAfter
Restoration
AfterAfter
BeforeBefore
Restoration Advantages
• Reuses Existing System
• Upgrade Weathering and UV Resistance
• Improves Aesthetic and System Str...
The Garland Company, Inc.
• A Full Service, ISO Certified, Roof Asset
Management Company, Established in 1895
• Manufactur...
• Inspections, Analysis, Recommendations,
Options
• Dryzone PM Program:
• Comprehensive Baseline Analysis of All Roofs and...
Garland & Preventive
Maintenance
• Comprehensive Services, Continued
• Specifications and Details - CSI Format
• Pre-Bid, ...
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PreventativeMaintenance1_099PM

Published on: Mar 4, 2016
Source: www.slideshare.net


Transcripts - PreventativeMaintenance1_099PM

  • 1. Getting the Most Out of Your Roof Asset Program No: 099 PM
  • 2. What We Hope to Accomplish • What is the Cost of Neglecting Your Roof Asset • What is Preventive Maintenance • Why Preventive Maintenance is Important • Components of a Preventive Maintenance Program • Restoration Process • Garland and Preventive Maintenance
  • 3. What Is the Cost of Neglecting Your Roof Asset? • Depreciation for a Roof Is 39 Years, Per the Federal Government • Average Life Expectancy of Today’s Commercial Low-slope Roof Is Only 17 Years • Only Seven Percent of Building Owners Extend the Working Lives of Their Roofs 26 Years and Longer - Roof Longevity and Replacement Report Funded by Roofing Alliance for Progress
  • 4. What Is the Cost of Neglecting Your Roof Asset? • Roofs That Are Reactively, Rather Than Proactively Maintained, More Than Double the Total Life-cycle Cost of Ownership Over a 20-year Period - RSI Magazine, Roof Maintenance, “Try the Math.”
  • 5. What Is the Cost of Neglecting Your Roof Asset? Based on 100,000 SF roof; Original cost $350,00 Tear-off and replacement cost $500,00; Leak repairs $750 per occurrence. PM costs: Annual inspections - $1000; Annual Visual Surveys $1000; Periodic moisture scans $5,000
  • 6. Additional Costs of Roof Neglect • Shutdown Time / Internal Damage (Computers, Machinery, Stock) • Safety Issues • Environmental Issues • Mold
  • 7. Shutdown Time & Internal Damage
  • 8. Safety Issues
  • 9. Environmental Issues
  • 10. Mold
  • 11. Mold Signs • Water Damage • Musty Smell • Relative Humidity Above 55% • Odors When HVAC System is on
  • 12. Mold and Health • Breathing Difficulties • Flu-Like Symptoms • Loss of Balance • Memory Loss • Dizziness • Chronic Fatigue • Chronic Sinus Infections • Allergies • Asthma • Bleeding Lung • Hearing Loss • Brain Damage
  • 13. Mold Prevention • “The Only Factor That Can Be Controlled Is Moisture.” - National Association of Home Builders • “The Only Way to Control Indoor Mold Growth Is to Control Moisture.” - US Environmental Protection Agency
  • 14. Mold Regulations • No Current Standards for Levels of Mold • No Known Mold Exposure Limits for Indoor Environments • No State or Federal Agencies Currently Offer Testing of Mold Samples • OSHA is Developing Standards for Permissible Exposure Limits
  • 15. Preventive vs. Reactive Maintenance
  • 16. What is Preventive Maintenance? • System Is Inspected at Least Annually • Maintenance Is Planned and Scheduled Components Are Repaired or Replaced Periodically • One of the Most Effective Tools to Maximize the Service Life of a Roofing System
  • 17. What is Reactive Maintenance? Definition: • System Is Out of Sight, Out of Mind • Repairs Only Made When Emergency Exists
  • 18. Four Step Process to Successful Roof Management Step 1: Proper Inspection,Proper Inspection, Analysis,Analysis, RecommendationsRecommendations and Designand Design Step 3:Step 3: Proper ApplicationProper Application & Regular& Regular InspectionsInspections Step 2:Step 2: Quality ProductsQuality Products Step 4:Step 4: Corrective andCorrective and PreventivePreventive MaintenanceMaintenance
  • 19. Facts of Preventive Maintenance • Every Warranty Contains an Exclusion Stating That If PM Is Not Performed the Warranty Is Null and Void • Approximately 80% of All Roof Leaks Could Be Prevented by Timely and Effective Roof Repairs – NRCA • Today's Re-roofing Alternatives Actually Provide Long-term Solutions, Not Just Band-aid Fixes to Leaks or Problems
  • 20. “Car Owners Know That Regular Oil Changes and Tune-ups Are Simply Necessary in Maintaining and Operating a Vehicle. Regular Maintenance and Inspections Are the Same for Roofs.” – Karen Kane, Director of Contractor Management, NRCA
  • 21. Facts of Preventive Maintenance • 52% of Owners Report Their Roof As the #1 Construction Problem (1996 AIPE) • More Than Half of All Related Legal Claims Brought Against Architects/Consultants Involve the Roofing Part of the Building Envelope (1997 AIA) • 15% of New Roofs Fail Within First 6 Years (1996 AIPE)
  • 22. Why Preventive Maintenance?
  • 23. Why Preventive Maintenance? • Proactive Money Management • Allows For a Planned, Organized Approach to Management of a Roof Asset • Leads to Responsible, Timely Preparation of Long-Term Capital Expenditures • Saves Money • Saves Time
  • 24. Why Preventive Maintenance? • Increases Life-Cycle of Roof • Positive Environmental Impact • Tax Depreciation • Roofing Repairs May be Written Off in the Current Tax Year • New Roofing is Depreciated Over 39.5 Years
  • 25. *Does not factor in savings in time and lack of frustration*Does not factor in savings in time and lack of frustration Life-Cycle Cost of Roofing Asset • New Roof System with Proactive PM • 50,000 Sq. Ft. X $7 Per Foot • Tear off and Replacement = $350,000 • 50,000 Sq. Ft. X 10¢ Per Foot • Annual P.M. Fee = $5,000 X 25 Years = $125,000 • Total Investment for 25 Years of Performance = $475,000* or $19,000 Per Year
  • 26. • New Roof System with Reactive PM • 50,000 Sq. Ft. X $7 Per Foot • Tear off and Replacement = $350,000 • 12,500 Sq. Ft. Or 25% of Roof Needs Repair in Year 10 @ $3.50 Sq. Ft. = $43,750 • Total Investment for 15 Years of Performance = $393,750* or $26,250 Per Year Life-Cycle Cost of Roofing Asset *Does not factor in lost dollars in time and lack of frustration*Does not factor in lost dollars in time and lack of frustration
  • 27. New Roof System with no PM • 50,000 Sq. Ft. X $7 Per Foot Tear off and Replacement = $350,000 • Total Investment for 10 Years of Performance = $350,000* or $35,000 Per Year Life-Cycle Cost of Roofing Asset *Does not factor in lost dollars in time and lack of frustration*Does not factor in lost dollars in time and lack of frustration
  • 28. Life-Cycle Cost
  • 29. Components of a Preventive Maintenance Program
  • 30. Preventive Maintenance Program Components • Survey/Testing • Document and Record Findings • Results • Appoint Preventive Maintenance Program Team • Schedule Repairs and Inspections
  • 31. Survey • Analysis of roof construction (core cuts) • Thorough inspection of all roof components • Membrane Field • Flashings • Perimeter • Penetrations • HVAC and other equipment • Parapet Walls • Seams • Fasteners
  • 32. Non-Destructive Testing • Infrared Testing • Moisture Probes
  • 33. Documentation
  • 34. Documentation
  • 35. Documentation
  • 36. Documentation
  • 37. Solution Options
  • 38. PM Program Team • In-House Personnel • Roofing Contractors • Manufacturer’s Representatives That Offer Help in Coordinating P.M. Programs
  • 39. Schedule Repairs and Inspections • Fill Out Roof Plan and Survey Plan Form • Breakdown into Manageable Sections • Begin a Semi-Annual Maintenance Inspection Checklist • Minimum Two Inspections Per Year • Always Inspect After Bad Storms
  • 40. Schedule Repairs and Inspections
  • 41. Roof Inspection Report
  • 42. Areas to Examine When Inspecting a Roofing System
  • 43. The Deck
  • 44. Perimeter Flashing (Parapet Wall, Metal Edge)
  • 45. HVAC Units, Pipes, Supports, Signs, Etc.
  • 46. Bare Spots on Gravel Surface System
  • 47. Improper Installation
  • 48. Wet Insulation • Wet Insulation Raises Energy Costs • Can Cause Structural Damage to the Deck • A Non-Destructive Scan of Roof May Be Needed to Locate Wet Areas
  • 49. Ponding Areas
  • 50. Pitch Pans
  • 51. Clogged Drains
  • 52. Blisters, Splits & Alligatoring
  • 53. Structural Damage
  • 54. Restoration • Proactive Preventive Maintenance Process • Recommended Within Second Decade of Roof’s Life-Cycle • Reconditions and Corrects Imperfections in an Existing, Functioning Roof • Cost-effective, Maximizes Roofing Asset • Delays Replacement, Keeps Building Dry Longer • Warranted Systems
  • 55. Restoration - Steps • Roof Inspection • Analytical Testing • Infrared Moisture Scan • Core Evaluation • Repair Defects • Flashings • Penetrations • Membrane Faults • Restore Weatherproofing Integrity • New Top Coat to Protect From UV and the Environment
  • 56. Systems Covered • Single Ply • Built-Up • Modified Bitumen • Metal • Masonry Walls
  • 57. Restoration BeforeBefore AfterAfter
  • 58. Restoration BeforeBefore AfterAfter
  • 59. Restoration AfterAfter BeforeBefore
  • 60. Restoration Advantages • Reuses Existing System • Upgrade Weathering and UV Resistance • Improves Aesthetic and System Strength • Recognized As a Maintenance Expense • Limits Building Occupant Disruption • Extends the Interval Between Roof Replacements • Not Considered Re-roofs
  • 61. The Garland Company, Inc. • A Full Service, ISO Certified, Roof Asset Management Company, Established in 1895 • Manufactures a Full Line of High Performance Products: • Modified Bitumen Roof Systems • Built-Up Roofing • Standing Seam and Flat Seam Metal Roofing • Liquid Membranes • Full Line of Maintenance Products • Green Roofing and Sustainable Design
  • 62. • Inspections, Analysis, Recommendations, Options • Dryzone PM Program: • Comprehensive Baseline Analysis of All Roofs and Building Envelope • On-line Database, Documenting Roof and Building Envelop Conditions, Including Photos • PM Tracking and Reminders • Real-time Work History • Emergency Leak Notifiaction • Managed by Local Garland Representative & Implemented by Garland Select Contractor Garland & Preventive Maintenance
  • 63. Garland & Preventive Maintenance • Comprehensive Services, Continued • Specifications and Details - CSI Format • Pre-Bid, Pre Construction Meetings • Job Inspection/Reports • Post Evaluation • Preventive Maintenance Programs • Continuing Education • Technical Support

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