Roof Management Decisions

Rare is the organization in which roofing funds flow like water. Most maintenance and engineering managers face the quandary of too many roof problems for the money available. The problem might well be a lack of money, but it could it also be the lack of a coherent roof management plan.

Most managers in commercial and institutional facilities agree, in theory, that regular inspections are an essential part of a roof asset management program. They also would recognize and agree with the basic roof management tenet that regular inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies.

But, in practice, by the time many organizations think about starting a roof management plan, they need a roof replacement program. The opportunities to maintain and repair have been supplanted by the obligation to fund and implement roof replacements.

If organizations can extend the life of each roof under management one year, they break even on the roof management plan costs. If they can extend each roof by two or three years, the plan can reduce roof expenditures by a multiple of its costs.

So why don’t all organizations have a viable roof inspection and maintenance plan? Is it inertia or a fear of the unknown? It’s hard to fathom. What is that even a minimal plan is better than no plan. The best advice for managers is to get started now.

Action Steps to Take
It’s time to call RAMCON to get up on the roofs and perform a condition assessment. No roof can be managed appropriately without first knowing the roof’s history and then understanding its current condition. Managers can best obtain current roof condition by scheduling this roof assessment.

How often an organization needs to perform various tasks associated with a roof PM program depends on the roof’s age and condition, environmental influences, rooftop traffic, occupancy sensitivity, size and roof accessibility.

The information gathered during an inspection does no good if it sits on a shelf accumulating dust. Managers need to study the information, as it will help identify opportunities to make repairs, conduct maintenance or anticipate re-roofing. Formulating a plan will help managers communicate better with upper management, the roofing contractor and maintenance staff.

Perhaps the most important goal of all is to avoid having a roof replaced before its design life is reached or having to perform emergency repairs at the least opportune time. To avoid letting a good roof sit neglected and doomed to early failure, managers can begin the effort with a well-devised roof inspection and maintenance plan.