Why all the trouble with roofs? Part of it is attributable to the environment in which roofs must function. They are exposed to wind, rain, hail, sunshine, as well as birds and other animals. They must withstand temperature swings from well below freezing to in excess of 120 degrees. They serve as a platform for building mechanical systems that can vibrate, inducing stress failures in roofing components. And they must survive foot traffic.
With the strain that roofs are routinely exposed to, combined with the expense of roof replacement, it is logical to think that roofs would be a focus of attention for facility executives. In some facilities they are. Executives at these facilities have found that by following a comprehensive program for managing roof assets, they can lower life-cycle costs for roofs while reducing the frequency of leaks and emergency repairs.
But not all roofs are managed. Less than half of building owners ever file a claim against their roof’s warranty even though most roofs experience some problems during the warranty period. And many of those who do file a claim have it voided because they have not been doing the tasks necessary to maintain the warranty.
The difference between these two groups is how they view the roof. The group of facility executives that are successful in lowering roof costs views the roof as an asset to be managed. The others view the roof as a maintenance expense, focusing on replacing rather than managing.
Roof asset management is a process. It begins with a thorough understanding of the roof inventory that is installed in the facility. The condition of each roof in the inventory is then assessed. Data from the inventory and the assessment is collected and stored in a central location where it can be accessed easily. Evaluation of that data along with data from subsequent inspections is used to develop a schedule and budget for major roof repairs and replacements.
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