Keep your Roof-Life-Cycle Healthy.

 During the recession of 2008, many begrudgingly postponed maintenance on their facilities to stay afloat. Now the economy is coming back along with growing commercial construction activity. According to CMD group and Oxford Economics, the faster-than-projected economic recovery is pushing material prices higher than general inflation. Alex Carrick of CMD group stated the U.S. economy has been performing better than generally acknowledged since the second quarter of  2014. Eventually, as construction in all sectors rise, labor cost will jump in accordance with the demand. These potential cost increases will focus our efforts on becoming even more efficient in managing our resources.

Roof Life Cycle
Perceptive building owners or facility managers understand the Roof-Life-Cycle (RLC) costs of
maintaining and operating their facility(s). They do not ignore routine up-keep and repair. They
implement a plan to regularly service their roof(s). The RLC is the analysis of alternatives that
influence both pending and future costs. It compares initial investment options and identifies the
least cost alternatives for the life of the roof. The RLC considers material, installation, use,
repair, maintenance, and replacement. The key consideration is the impact of both pending and
future costs. As a current building owner or manager, your facility’s stage within the RLC might be
major roof repairs, replacement, or maintenance.

Proactive vs Reactive Maintenance
Protectively maintained roof systems last an average of 21 years compared to an average lifespan of
13 years for reactive maintenance. Those who react to problems as they occur, pay an average of 25¢
per square foot annually for maintenance. Proactive owners and facility managers who inspect and
repair routinely spend an average of only 14¢ per square foot annually.

The best place to start is to discern the difference between proactive versus reactive maintenance.
If you do NOT have a proactive maintenance plan in place, your plan is reactive. Building Owners Best Practices describes reactive maintenance as a doubled-edge sword. Waiting until something needs repair limits  the  up-front  expenses for proactive maintenance. However, waiting for a leak or other damage to occur reduces the overall life cycle
of the roof system, increasing

Detecting the ProblemIf the facility is in need of some attention because of reoccurring roof leaks, choosing between a quick fix, re- roof, or restoration is a quandary. Finding the root cause of a leak is a multifarious effort. Compare it to locating the tooth causing displaced pain without conducting a physical exam or x-ray. RAMCON provides sophisticated analytical tools capable of detecting the location of the current  problems and potential problem areas. Infrared scanning and membrane testing accurately detects the location of unperceived damage. Diagnostic testing can outline the current condition of your roof to determine if roof repair, restoration, or roof replacement is necessary.

The maintenance stage of the RLC means your roof is currently leak free; to keep it that way routine inspection for potential problems is paramount. Implementing a proactive maintenance plan with an authorized roofing contractor that regularly evaluates the roof in accordance to its warranty reduces repair costs and extends the roofs-life-cycle.

RAMCON is authorized to install all nine major roofing systems and more than 60 subsets. Because of our extensive experience, we are able to tailor a plan that works for any facility. When it comes to dealing with building codes, energy solutions, and various roof systems, RAMCON stays on top of it. We also offer several types of proactive maintenance programs. Please contact your Service Account Manager at 813.663.9667 for information and any other roofing request.

Enemies of Your Roof

Your roofing system’s performance is affected by numerous factors. Given the fact that your ultimate goal is to have a roofing system that lasts a long time with low lifetime maintenance costs, we need to know what we’re up against.

Sun: Heat and ultraviolet rays cause roofing materials to deteriorate over time. Think about it, direct sunlight causes the material heat and cool rapidly, causing deterioration. Usually this occurs faster on the sides facing south.

Rain: When water gets underneath the membrane, flashing or other materials, it can work its way along the roof deck to a penetration point in the deck, resulting in a roof leak. Often, water can sit on the deck for a considerable amount of time which encourages deck and insulation deterioration and may significantly increase the cost of re-roofing the system.

Wind: High winds can cause all sorts of damage on the roofing system. If condensation lines are not securely attached to the roof, they will swing back and forth, causing slices and punctures to the membrane. Flying debris and equipment will also cause serious damage to the surface, allowing points of water penetration. Extremely high winds can cause extensive damage.

Moss, Algae and Vegetation: Moss and algae can grow directly on the membrane, especially around AC fluid lines. Once growing, it holds even more moisture to a roof system’s surface, causing deterioration. In addition, vegetation roots also can work their way into the system and structure. Besides creating a black-green stain, algae can retain moisture, causing rot and deterioration as well. Trees and bushes should be trimmed away from the building to eliminate damp, shaded areas, and drainage systems should be kept clean to ensure good drainage.

Trees and Leaves: Tree branches touching a roof will scratch and gouge roofing materials when the branches are blown by the wind. Falling branches from overhanging trees will almost certainly puncture most membranes. Leaves on a roof system’s surface retain moisture and cause rot, and leaves in the drainage system will cause the roof the ‘pond’ water.

Missing or Damaged Materials: The key to a roof system’s effectiveness is complete protection. When a piece of the system is missing or damage, the roof structure and the building interior are vulnerable to water damage. The problem is likely to compound, as the missing or damaged piece will cause surrounding areas to be damaged as well.

Punctures: The most preventable enemy, punctures, usually occurs because of carelessness on the part of people visiting the roof: HVAC technicians, window washers, painters, maintenance staff, smokers and tenants. Punctures can also occur because of debris left, blown or tossed on the roof. They may appear as tears or holes in the membrane

Flashing Deterioration: Fact: most leaks on a roof occur at the flashing areas (perimeter walls, roof penetrations, etc.). Without good, tight flashings around vents, AC units, roof hatches, skylights and wall/roof junctions, water can enter the building and cause damage to the building interior.

Neglect: The biggest enemy of the roof is often the owner. Roofs, like any equipment, require periodic routine maintenance to fix little problems early, before they become big and expensive. Just like changing the oil in your car, there are certain things that must be routinely done to maximize your roofing investment. Discover simple, comprehensive and cost efficient programs for you (plus how much it could save you) at www.MyRAMCON.com

Maintaining Roof Data Electronically

Prior to performing field investigation work, facility executives should implement a data recording and filing system. It does little good to invest in extensive data collection in the field unless that information can be readily recalled and expanded in subsequent years. When recording data, be sure to include the following: Roof Warranties, Inspection Reports, Repair Logs and Invoices. This provides easy access in the event of a roof emergency.

While information compiled from records and surveys can be kept manually or electronically, electronic management makes it easier to recall, review and report data. Keeping your data electronically allows facility executives to maintain detailed records for each roof section, including the warranty and repair information over a long period of years to provide for scheduled maintenance and repairs.

Our Solution to this Problem
We’ve instituted an innovative online roof management system, MyRAMCON.com which allows our preventative maintenance customers 24/7 online access to their roofing system information. With MyRAMCON, we upload all inspection reports and photographs and maintain a document archive includin your warranties, repair logs, lifetime maintenance costs and more for your convenience and comfort. We also provide innovative tools such as savings calculators, taxes/rebate information and much more. Leaving your roofing system in the hands of the professionals at RAMCON will assist in protecting your warranties, extending the life of your roof and save money while you are at it.

Try the Demo For Yourself
Visit www.MyRAMCON.com, click ‘Log Into Portfolio’ on the menu bar and use the login name ‘demo’ and password ‘demo’ to discover all the tools and information MyRAMCON brings to the table for yourself.

Preventative Maintenance: MyRAMCON Star Plan

A roofing system isn’t the most glamorous part of a building, but it provides protect for your most valuable resources including employees, tenants and customers. Truth is, in our hostile Florida environment our roofs take a beating. No you keep your car in good repair in order to achieve its best performance right? Well, maintaining a roof is very similar. Routine preventative maintenance conducted by specialized technicians trained to locate and prevent problems is the key to maximizing the value of your roof.

We’ve witnessed thousands of roofs fall short of their projected life and leave a devastating wake of consequential damages. Even more important, nearly every manufacturer requires inspections and routine maintenance in order to maintain the warranty (be sure to read yours).

• Free roof survey and detailed systems analysis report describing the condition of your existing system (voted best in the industry!)
• Annual, Semi-Annual or Quarterly roof inspections and inspection reports.
• Preventative Maintenance work including such roof-related items as base flashing at perimeter walls and roof openings, metal flashings, pitch pans, open laps, deteriorated surfacing and much more.
• Priority access to 24/7 emergency service crews on standby.
• Priority access to disaster relief crews.
• Full compliance With Your Manufacturers Roof Warranty
• OnlineMyRAMCON account providing you the ability to monitor your roofing portfolio online, anywhere, 24/7. Log into your portfolio and view features such as your latest roofing system analysis, life expectancy and warranty information. Plus, discover innovative solutions to enhance, prolong and protect your roofing investments for years to come.
• Additional benefits such as increased return on investment (ROI) of your roofing system, reduced litigative exposure, reduced maintenance costs and slashed consequential damages.
• Much, much more!

Join over 450 other facilities with active MyRAMCON Star Plans and reap the benefits above and much more. Get on board and protected today by calling toll-free (877) 726-2661 or by visiting online at www.myramcon.com