Asset Management

CONSIDER YOUR ROOF TO BE A VALUABLE ASSET

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 percent 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.

Roof Maintenance

PROGRAMS DESIGNED TO PRESERVE AND EXTEND THE LIFE OF YOUR ROOF

The best preventative maintenance that one can do is perform semi-annual inspections to identify and solve problems as they occur. Roofs get more abuse from the elements than any other part of the building, and preventative maintenance is a key element to saving money on your roof by providing a longer service life.

• Remove all debris from the roof surface. This includes vegetation, dirt, loose nails and screws, unused equipment, etc. With a single-ply roof, you have only one layer of protection, so if a nail head gets stepped on and penetrates that one thin layer, then eventually there will be a leak.
• Check the seams. If they are coming apart, then they need to be patched as soon as possible.
• Check all flashings and make sure that they are not deteriorated and there are no holes in them.
• Check the edge metal. Make sure that it isn’t separating at the seams. If it is, then the repairs need to be made as soon as possible.
• Check for bubbles and blisters in the roof.
• Clean out and refill any pitch pockets where the filler is cracked and/or shrinking.
• Keep all gutter free of debris. Make sure that the downspouts are draining properly.
• Check all caulking and sealants on flashings and copings.
• Check parapet walls for damage or deterioration.

Inspections

MAKE INFORMED DECISIONS AS TO THE CONDITION OF YOUR ROOF

Roof inspections can find potential leaks and related damage before they become problems. The cost to replace a roof is measured in dollars per square foot and the cost to inspect a roof is measured in pennies per square foot. Thus, inspection is a cost effective technique to prolong the life of a roof.

If there is damage on a roof from summer storms or from aging in the sun, the problems may be fairly small. The temperature swings from sunny days to cold (below freezing) nights can be what causes those leaks that show up as snow melts. By finding these problems before they reach the leak stage, they can be repaired quickly. If leaks occur in the winter, repairs can be more difficult. The other problem is that you do not necessarily know how much damage has been done by the water entering the roofing system. Undiscovered leaks allow the water to do a large amount of damage before it finally enters the building as a "leak". The cost savings of doing inspections can be most compelling. If you can determine that the roof is in good shape for a few pennies a square foot, that is cheap insurance against allowing the water to destroy your roofing asset, forcing replacement.

Non-Destructive Moisture Analysis

ADVANCED METHODS FOR DETERMINING ROOF INTEGRITY

MainSource utilizes infrared thermography as just one method of detecting moisture in your roof system. Infrared surveys performed by our experienced roof inspectors provide a significant advantage to your preventative or predictive maintenance programs.

Infrared Testing is one of the most widely recognized and advanced forms of non destructive testing in use today. Infrared photography testing can be an important component of your overall preventive maintenance program.