High Level Decisions for Facility Management

Rarely do you see the type of organization in which roofing funds are so readily available that they flow like water. Most maintenance and engineering managers face the quandary of too many roofing problems and not enough money available. Combine this with a lack of a coherent roof management plan, and many organizations find themselves overwhelmed with roofing issues.

Most managers in commercial and institutional facilities agree that regular inspections are an essential part of a roof asset management program. They would also 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, by the time many organizations think about starting a roof management plan, they actually end up needing a roof replacement program. The opportunities to maintain and repair the roof have been supplanted by the obligation to fund and implement roof replacements.

If an organization can extend the life of each roof under it’s roof management plan by one year, then 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? It’s hard to fathom. The truth is, 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 today so that we can perform a condition assessment of your roofing system. No roof can be managed appropriately without first knowing the roof’s history and then understanding its current condition. Managers can best obtain the current conditions of there roofing systems by scheduling this roof assessment.

The information gathered during an inspection will do no good though if it sits on a shelf collecting dust. It is imperative for managers to be proactive with their roofing systems and this information. 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 also help managers communicate better with upper management and owners, and it can assist in creating an effective management plan.

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 by calling RAMCON at 877-726-2661. Get started today and be on the road towards proactive roof management.

Time For Some Spring Cleaning

....and that spring cleaning should include your roof. A simple low pressure cleaning and removal of any debris that has accumulated over the winter months can help prolong the life of the roofing system by removing anything that could cause premature deterioration of the membrane.

At RAMCON, our professional technicians utilize low-pressure cleaning methods on your roof. Don’t let high pressure (3,500 psi) washing damage your roofing system. Our low pressure (300 psi) cleaning process removes dirt, mold and algae via cleaning agents developed exclusively for RAMCON. We rely on the process, not the pressure to clean make your roof look like new.

Steep-Slope Roof Cleaning
Those ugly black and green streaks or stains on your shingle, tile and metal roofing systems are caused by a hardy type of algae. This type of algae is called gloeocapsa magma. Florida is ground zero of the danger zone for facilities with this problem.

This type of algae feeds on the crushed limestone that is used in the building materials in and around the roof materials. Rain spreads the algae down the roof causing the black streaks. These streaks are not only unsightly but cause the roof to fail prematurely by loosening the protective granules on shingles, deteriorating the protective coating on the metal and by not allowing the roof to reflect heat properly, which increases cooling cost. Just as mold and mildew can grow on your vinyl siding, wind blown algae can land and grow on your roof. Replacing your roof because of this algae is like replacing your siding instead of having it cleaned. Those unattractive growths can be cleaned by our low-pressure roof cleaning process, restoring your roof to a consistent clean color.

Low-Slope Roof Cleaning
These days it is important to maintain effective long-term Solar Reflectance (‘reflectance’) performance of your low slope roofing surface. It is well known that light- colored roofs get dirty and lose reflectance. As light colored membranes accumulate dirt, the reflectance value will decrease. Therefore without regular cleaning, you will not fully benefit from the value of roof reflectance. As roofs become soiled they lose their energy savings potential.

In Florida, where reflective roofs can be most effective, the loss of reflectance due to aging or environmental effects substantially reduces the potential energy savings. But, the good news is the reflectance of the roofing be effectively restored periodically, at a maintenance cost that will be more than counterbalanced by the savings from reduced energy-use.

To find out more details on low pressure cleaning of both low and steep slope roofing systems, please visit http://www.ramconroofing.com/low-pressure-roof-cleaning.htm.

Join RAMCON at the 2014 Florida Building and Facility Maintenance Show

April 30th 2014
Booth #603

Stop by and see us at the 2014 Florida Building and Facility Maintenance show at the Florida State Fairgrounds this month. This is an excellent opportunity to meet members of the RAMCON team and put a face with a name. Doors open at 9:00 am and close at 2:00 pm.

There are also numerous free educational sessions focusing specifically around building maintenance and operation throughout the day. For more information, visit www.fb-fm.com.

Roofing Trends: Proactive Planning

For decades, “keep it off the roof” has been the mantra of knowledgeable building owners and managers. The first and perhaps most effective method for extending the life of a roof system has been to keep it free of mechanical equipment and superfluous items while also limiting unnecessary foot traffic. However, the growing popularity of alternative energy sources has given the roof a new role to play. Increasingly, roof systems are also being looked at as a platform for energy production through the installation of solar energy systems. We know, as a leading solar installer, that the roof surface has become too valuable a space to be left under used.

As a consequence, roofs are being called upon to be the base support for other functions independent of its traditional purpose. These other functions need to
be designed and integrated into the roof system. In order to meet these dueling demands in the most effective manner, it is necessary to understand how best to marry the two together to ensure a sustained level of high performance.

Coexisting With Solar Energy Systems
While much attention in recent years has been paid to vegetative roofs, we’re seeing, and anticipate, a larger shift towards a significant growth in installation of solar energy systems.
Once the roof has been chosen to support energy producing components, you should immediately start a matrix of those functions, their design, construction, and maintenance requirements. We can help and coordinate all factors under one program. For instance, solar systems must provide proper clearance above the roof membrane to enable maintenance or repairs below, and it should be spaced to allow for access between units.

Protecting The Roof
A roof that will serve as a platform needs to be designed for heavy foot traffic and for access to both the roof and the equipment it supports. The key is to understand installation sequencing. With platform roofs, the need is to prevent damage throughout the installation of equipment—solar arrays for example. The roof surface is impacted not only by foot traffic but also material packaging, tools, materials, as well as workman setup and construction. We’re one of very few contractors experienced in these procedures.

It’s important to understand the need for proactive and continuous maintenance, given the fact that the roof is performing multiple functions. This maintenance, as well as the first several years of climatic cycling, can affect the roof systems. Proactive and specified roof maintenance for the first year is always factored into our solar projects. This allows us to attend to minor items before they manifest into larger concerns—ones not covered under warranty.

Once completed, the system needs to be managed and documented. We offer leading preventative maintenance programs for all systems under our MyRAMCON Star Program.

Overview
Roof systems today are being asked to perform many more functions than their predecessors, and these should be designed in a way that reflects emerging needs. Taking a holistic approach to roof system design, construction, and management results in watertight performance while supporting other activities, such as solar production. For many facilities, the roof is, or will become, a valuable contributor to its aesthetic and energy performance. Making sure RAMCON is by your side will ensure your project is a success.