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.

Budgeting Strategies for Your Roof

Extend Roof Life...and Budget
How do you extend the life of your roof if the tough economy has caused your capital budget, and your plans for a new roof, to be slashed?

If you haven’t already, institute a comprehensive roof maintenance program; which should include a historical record of actions performed, regularly scheduled inspections, solutions and recommendations for deficiencies found upon inspection, and repairs made as needed with appropriate documentation. Make sure that repairs are actually done in a timely manner and that the repairs are done correctly.

If you’re already past the point of no return, and truly do need a new roof, but do not have the money; a full-scale roof restoration is a last resort. A roof restoration may include re-flashing all roof curbs, base flashings, roof edges and drains. There are also coating options for some types of systems that provide a temporary solution to reduce water intrusion at a substantially lower cost. While we could debate the application and designation of roof coatings, we’ll suffice to say that some work…and some do not. We have extensive experience with coatings and can show you which ones are a good application and which ones will leave you disappointed.

However, keep in mind that if the roof is really in tough shape, establish a plan for when the roof must be replaced, and present a list of options to the decision maker, along with possible consequences if the roof fails.

Inspection Strategy: The Worst Shall Be First
Don’t be one of those managers or owners whose roof requires replacement before reaching its design life, or for whom emergency repairs are needed at the worst time. In short, don’t neglect good roofs and doom them to early failure. Periodic inspection and maintenance of roofing assets are the most important elements of a successful roof-management program.

One recommended strategy might be described as “top down, bottom up.” You can succeed more quickly by focusing on roofs in the worst condition — those at the top of the priority list — while still attending to those at the bottom of the list — those in good condition and performing well. This strategy calls for directing most available funds toward putting out immediate emergencies, such as severe leaks. At the same time, some funds also must go toward prolonging the life of newer roofs.

Using this two-pronged approach, managers can ensure other roofs in their portfolios do not need to be replaced prematurely. RAMCON is here to be of assistance to you, performing evaluations to help you budget towards a dry and efficient roofing system that meets and extends its projected service life.