Stretching Roof Life

One of the most difficult problems facing facility executives 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 and birds and other animals. They must withstand temperature swings from well below freezing to over 180 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 from maintenance personnel and building occupants.

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, and those executives 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 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. 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.

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. Extended service lives beyond that first year will greatly reduce the life-cycle cost of the facility’s roof inventory.

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. When a leak or other problem with the roof occurs, it typically happens when the weather is less than ideal. Roof maintenance personnel are called in, sometimes on an emergency basis, and temporary repairs are made. Later, when conditions allow, 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 will 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. Recurring leaks, surface deterioration, storm and wind damage combine to make facility executives think that it is necessary to replace a roof when routine maintenance and repair will extend the life of the roof. By implementing an asset management program, facility executives 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.

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 facility executives is that roof warranties are complicated and sometimes misleading. While it is true that it is difficult to process warranty claims with some installers, many denials of warranty claims are a result of the owner failing to conduct inspections and perform routine maintenance tasks required by the warranty.

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 not a collect-and-forget system. It is a process. To be effective, keep up with the collecting, assessing and updating of data. The time and effort are well worth it.

Why Is Maintenance So Important?

The number one cause of premature roof failure is neglect of routine maintenance. Water entering the building damages not only the roof, but what’s inside. Even a small hole can let a large amount of water into a roofing system, damaging interiors, merchandise, equipment, not to mention the work environment and business productivity.

Roof replacements are traditionally one of the most costly investments that a building owner can make. At RAMCON, we focus on the continued maintenance of roofing assets and not just roof replacements. Our philosophy is to assist building owners in the maintenance and upkeep of their existing roofing assets with the intention of extending the service life of the roof assembly as long as it is a fiscally sound decision to do so.

We work with building owners and managers through various services to help you control costs. These managed services include roof maintenance plans, annual infrared scans of the roof assembly, coating applications when necessary and other services that allow a building owner to manage their roofs and the costs associated with maintaining them. We know that if a roof is properly maintained, it can yield far more valuable use life than if it unmanaged and left to deteriorate.

Roof Maintenance Pays Off
Roofing industry experts say that a building owner who budgets only 5 cents per square foot per year, can avoid losing three times that much per square foot each year. Add it up for a typical owner/manager, that’s easily tens of thousands of dollars each year in cost savings.

“The decision not to employ an aggressive roof maintenance program is costing owners between $.010 and $0.15 per sq. ft., per year.” - Dennis Firman, after managing 600 million sq. ft. of roof as maintenance chief for the U.S. Air Force.

Our comprehensive, cost efficient maintenance programs, such as our Star Program, are designed to help you get the most out of your investment. Call us today at (813) 663-9667 and discuss your needs today.

Here at RAMCON, we’ve created three levels of comprehensive, cost efficient maintenance programs. Tailored to your specific facility, your investment in preventative maintenance is designed to award a fast payback, extend the service life of your roofing system and drastically reduce/eliminate roof expenses. Preventative Maintenance conducted by a top contractor is so effective that some manufacturer’s will extend your warranty 25% completely free (example: a 20 year warranty becomes 25 years). Give us a call and we’ll perform a free preventative maintenance inspection, create predicted service life extensions and savings analysis and a put together a customized plan that works for you.

The Low Down: The RAMCON Star Program

In today’s economy, it’s important to stretch every dollar as far as it can go. Your roofing investment is no exception. It’s no secret your roofing system is one of a buildings most costly elements. So what if we can extend of the life of your existing roof by 5 or 10 years? How about reducing un-budgeted roof expenses and emergencies or eliminate them entirely? Well, we can and we do it every day. We’ve developed the RAMCON Star Program with one goal in mind: Saving you thousands over the lifespan of your roofing system. Browse our customizable plans below and discover how.

Bronze Star Plan
Our entry level preventative maintenance program, this plan includes an annual assessment and preventative maintenance service that performs remedial repairs. For a minimum investment of only pennies per square foot, this program provides the basic preventative attention required by most roofing manufacturers. A Bronze Star Plan pays for itself quickly by identifying small problems and repairing them quickly before they become big and expensive. 

Silver Star Plan
As our intermediate and more proactive program, our Silver Star Plan is our most chosen preventative maintenance program with over a million square feet covered. This program includes two annual condition assessments and preventative maintenance services, an online MyRAMCON account allowing you to monitor your portfolio online, anytime 24/7. In addition, this program includes one no-cost leak response per year and a committed response time of 12 hours.

Gold Star Plan
The ultimate proactive roof maintenance program, our Gold Star Plan includes four condition assessments and preventative maintenance services per year. Never worry about un-budgeted roof emergencies again with an included Unlimited Leak Response Program. You have a problem, you call and we fix it…end of story. Our Gold Star Plan includes a detailed roof history and database, 5 year replacement and renovation budgeting and a committed response time of 8 hours. No other preventative maintenance program even comes close.

Okay, you know there’s a need and RAMCON has a solution to fix it. Now what? Easy, give us a call or shoot us an email. We’ll send a team out to do a no cost roof evaluation. We’ll let you know what the condition, put star plan options and customized pricing and do the calculations to determine how long we think your roof life can be extended and dollars saved. It’s simple, effective, efficient and smart.

The Benefits Of Fall Roof Inspections

 
Fall is a crucial time to complete an inspection of your roof. This time of year, leaves, branches and debris can collect on a roof and clog drains, gutters and vents, causing ponding water to accumulate and damage the roof. Early detection and correction of roof related problems can reduce the severity of roof damage, associated repair costs, and interior damage to the facility. Being proactive and addressing problems early will safeguard the overall quality and service life of the roof.

Most of us know how important inspections and routine maintenance are, however some still fail to act in terms of inspecting and protecting their roofing systems. Not a day goes by where we do not find something on a roof have could have been prevented for a fraction of costs if detected and repaired sooner. Roofs are commonly ignored until leaks occur and complaints are received. Unfortunately, at this point, the roofs have often suffered major damage which will continue to worsen if repairs are not immediately performed. Moisture entrapped within a roof system will accelerate the deterioration of the roof’s insulation, membrane, structural deck, and sharply lessen the service life of the roof.

It may be hard for us to admit, but, many our roofs are not being pro-actively managed. Rather, we employ crisis management techniques. As we are all aware, crisis induced corrective repair is far more costly than planned preventive maintenance. And, most importantly, planned inspections and preventive maintenance will allow our costly roofing assets to attain their designed service life which will ultimately save our companies thousands of dollars.

Discover a 5 step solution to keeping your roof in top shape at www.ramconroofing.com/5steps.htm

The Benefits Of Solar Roofing

 Before blindly jumping into a decision to install a photovoltaic (PV) roofing system, it helps to understand which of the technology’s potential benefits applies to you, as well as the practical implications of installing and maintaining such a building component. Let’s focus on 4 benefits.

Financial savings. The cost savings created by reduced electricity is actually a cost-effective payback that offsets the up front cost of purchasing and installing a PV roofing system, when you factor in the federal, state and utilities financial incentives, such as tax credits and subsidy programs. Even with this ROI, the up front cost of a PV system is substantial.

This situation has led to the development of solar power purchase agreements (SPPA), a financial arrangement between a third-party developer that installs, owns, operates, and maintains the PV system for the organization. The organization agrees to host the PV system on the roof or property and to buy the electricity from the provider for a predetermined period. This set-up allows you to receive electricity at a predictable cost, with the potential to have a positive cash flow via reduced electrical costs from the day the system goes into service. The solar provider receives the tax credits and the income the sale of the electricity generated. It’s a win-win situation.

Hedge against rate hikes. PV systems are not vulnerable to electrical rate increases, which have averaged about 6 percent in recent years. The PV panels produce electricity at a fixed rate over the life of the system.

Peak energy savings. PV systems can reduce the cost of peak power. A PV system produces the most power in the summer at mid-day, when the sun is highest. So it supplements the need for expensive power at peak operating times.

Public relations. PV technology can have a legitimate positive influence on the general public, which might think more highly of the organization for taking action to protect and improve the environment.

With billions of square feet of unused roof space around, PV systems are likely in your future. RAMCON is one of the very few contractors who has installed tens of thousands of kilowatts of solar panels on roofing systems. Contact Kyle Burdine at kburdine@ramconllc.com for more inquiries.

Understanding A Wet Roof Deck

Wet roof decks simply can’t be ignored. Recovering a wet roof deck won’t make the problem go away. That’s because recovering a roof deck will likely only cause the roof to blister, or cause other serious problems that won’t be covered by the manufacturer’s warranty.

Here’s how to tackle a wet roof deck the right way. First, identify wet areas in the roof. To do so, one of three types of moisture surveys should be completed: infrared, nuclear or capacitance. None of these actually measure moisture. Instead, they measure the effect moisture has within the roofing materials.

For the best results, match the type of moisture scan with your roof because each moisture scan works differently. Infrared surveys measure the heat retained or lost in insulation that has become damp. Ballasted roofs aren’t a good candidate for infrared surveys because the rock itself retains a lot of heat, giving potentially false readings. Nuclear moisture surveys measure hydrogen atoms in the roof, meaning that any membrane with a large hydrogen chemical component will send a positive reading. Water is a good conductor of electricity, and capacitance surveys measure electricity traveling through the roofing material. This survey won’t work on a roof with wet or ponded areas, and EPDM roofs may require modified instruments.

The amount of moisture found in the roof, if any, may dictate the choice of whether to recover or replace. The more areas of moisture found, the more expensive it will be to replace those areas. If you have 100,000 square feet of roof and four 8-by-10-foot areas are wet, replacing those sections makes sense. But if 30 percent of your roof is wet and it’s scattered throughout the roof, the labor to replace all of those sections probably equals the cost of just tearing off the entire roof.

But what if the roof is leaking just after a recent replacement? It’s not that far-fetched. Due to poor design or installation, many roofs experience water leakage soon after construction. In many instances, water leakage through a roof membrane can go unnoticed because a vapor retarder at the bottom of the roof system captures the water. The captured water absorbs into the insulation, significantly decreasing the thermal value of the insulation and causing premature deterioration of the roof system.

A properly prepared and implemented design can prevent water from migrating into the roof. Generally, the membrane in the roof’s field does not allow bulk water leakage. Most leaks through a system arise from unreliable detailing. For example, in most instances, roof terminations consist of surface-mounted conditions (exposed termination bars or metal flashing) or reglet-set flashing (a small cut in a wall system to insert the metal flashing).

The team at RAMCON is uniquely qualified to identify and address saturated roofing systems and wet roof decks. We’ll perform moisture surveys and noninvasive testing that will determine whether or not repairing or replacing a roof is the most cost efficient solution.

Roof Maintenance In Severe Weather

This year alone, roofs have collapsed at a store in Georgia, a manufacturing plant in Ohio, a warehouse in Maryland, a firehouse in Ocala, an arena in Texas and a church in Tampa. And with severe weather an ongoing problem in Florida, it’s smart for you to think about ways to keep your buildings off that list.

Avoiding that fate isn’t difficult, but it does require taking some time to set up an ongoing roof maintenance program and post storm inspections.

Of course, before taking these steps, you want to know that the roof has been properly installed. David Hawn, a registered roof consultant advises, “You want a good installation and a good slope for draining.” For most buildings, that means a fall of at least a quarter inch per foot of roof area, sloping toward the drain. A RAMCON inspection can ensure you meet this criteria.

It also makes sense to become familiar with the ANSI/SPRI ES1 standard, which applies to the design, specification and installation of edge materials used with low-slope roofs. The standard focuses mainly on design for wind resistance, and any roofing or re-roofing project has to meet it. RAMCON maintains one of only a few ES-1 certified metal fabrication machines, which run off the latest Windows® software.

Inspection Checklist
Assuming the roof has been properly installed, it pays to complete a visual inspection at least once a year. Routine inspections can help catch small problems before they become disasters. It’s wise to make repairs before severe weather is ready to hit. If you only look at the roof the day of the storm, you don’t have time to react. Both low- and steep-slope roofs can be vulnerable to water damage if the drains and gutters aren’t kept clear. That’s particularly the case when the roof is surrounded by a parapet (a low wall) along its edge. If the water isn’t able to move freely into the roof drain, it will pond, get behind flashings and enter the facility.

Also part of preparing the roof for a severe storm is taking care of the rest of the structure. If the windows or doors break during the storm, air pressure inside the building can build and contribute to roof failure. So, when you board up windows before severe weather, you’re also helping to reduce the likelihood of roof failure. Studies have shown that the increased pressure inside, combined with uplift from outside, are a major cause of roof failure. Large warehouses are particularly susceptible to this, given the sizes of both the buildings themselves, and the openings, such as larger doors near loading docks.

A well-crafted inspection and maintenance plan is a crucial factor to your roofing system. RAMCON’s Star Program has 3 plan levels (Bronze, Silver and Gold) tailored to your specific building to address these needs. It’s simple, cost effective and will save you thousands of dollars and yes…headaches.