Making Your Roofs Last Longer

One of the most difficult problems facing building owners and managers is getting the most out of their facility ’s roofs. Why all the trouble with roofs? Part of it is due to the environment in which roofs must function. They are exposed to wind, rain, snow, hail,sunshine, animals, and a variety of other factors ranging from foot traffic to drastic temperature changes.

With the strain that roofs are routinely exposed to it is logical to think that roofs would be a focus of attention for facility executives. In some facilities they are 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 view 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 that begins with a thorough understanding of the installed roofing system. This is best derived from a comprehensive roof inspection from RAMCON. Evaluation of the inspection report along with data from subsequent inspections is used to develop a schedule and budget for major roof repairs and replacements. We’ll do this for you at no cost.

The Benefits
One of the most significant benefits of managing roofs as an asset is that doing so will extend the life of the roof. While it will take money to perform the tasks required, asset management programs will result in roofs that typically last 25% to 50% longer. In some cases, they can even double the service life of a roof. The cost of setting up and operating the roof asset management program is typically
recovered if the roof life is extended by only one year.

Roof asset management also reduces roof maintenance costs. One of the reasons why maintenance costs for roofs are so high is that they often are performed on an emergency basis. You call a roofer to solve your problem, and sometimes temporary repairs are made. Later they return and make the permanent,repairs. Not only have there been two service calls, but damage to the roof, and possibly the building ’s interior, has taken place.

A roof asset management program may not eliminate all emergency repairs, but it will reduce their frequency. And by identifying problems and taking action to correct them before they develop into leaks, the program will reduce damage to the roof and the building.

Another benefit of the program is better allocation of funds for roof repair and replacement. Many roofs are replaced before it is necessary to do so. By implementing an asset management program, you will have the information to determine if relatively minor repairs will correct the problem or if the roof is approaching the end of its life and requires replacement. It’s all about having the facts to
make correct decisions.

Realistic Budgets
Roof asset management programs allow managers to budget for roof replacement on a basis of need, not crisis. Replacement funds are usually used on the roof that is believed to be in the worst condition at the moment, but by establishing the condition of all roofs in all facilities, executives can set priorities based on real — not perceived — needs.

A major complaint from building managers is that roof warranties are complicated and misleading. While it is true that it can be difficult to process warranty claims with some installers, you won't have this problem with RAMCON. We have very close relationships with practically every manufacturer in the industry. Whether RAMCON installed your roof or not, we can maintain it through your existing warranty at no additional cost to you.

Staying on Top
Treating roofs as assets will provide financial and performance returns for those willing to make the investment. But roof asset management is a process. To be effective, keep up with collecting, assessing and updating of data. The time and effort are well worth it and RAMCON is here to assist along the entire process