08/03/2004

Proactive Roof Maintenance

Executives Are Looking ‘Up’ to Find Savings For Their Bottom Lines

 

Key Terms

Life-cycle Cost Method, n. – a technique of economic evaluation that sums over a given period of costs of initial investment (less resale value), replacements, operations (including energy use), and maintenance and repair of an investment decision expressed in annual or value terms.

Present Value, n. – the value of a benefit or cost found by discounting future cash flows to the basic time. The Present Value Factor is used to convert future values (benefits and costs) to present values. The Future Value is the benefit or cost at some point in the future, considering the time value of money.

Annual Value, n. – a uniform annual amount equivalent to the project costs or benefits, taking into account the time value of money throughout the study period.


Related Companies

GAF Materials Corp

In this day of troubled economies, corporate downsizing, and the drive for bottom-line profitability, corporate executives are looking anywhere they can to find synergies, efficiencies, and areas where they can reduce expenses. And that search now includes the roof, where money can be found through proactive maintenance programs. An often overlooked opportunity to significantly save money (or to contribute to corporate) profits is in the area of corporate facilities maintenance and management.

The Fifth Wall

On industrial, commercial, and institutional buildings, the roof serves as the fifth wall of the building. Extreme heat and cold, extreme UV, heavy rains and winds, chemical spillage, and rooftop traffic are the most common attacks that a roof must withstand on a regular basis. These roofing systems must be 100-percent effective in order to keep water out of buildings.

On a 100,000-square-foot roof, 99.999-percent perfection would still leave the potential for one square foot of total roof area to be defective.

Let’s imagine that one square foot of defective roofing is divided up in 144 square inches, and each of these square inches was spread out over the entire roof. The result is 144 leaks, with a one-inch square hole or split at each leak location. This damage can result in many types of consequential damages [to]:

  • Roof insulation and deck.
  • Interior ceiling tile, walls, and floor.
  • Interior furnishings and fixtures.
  • Interior office equipment.
  • Interior production equipment.
  • Finished goods and inventory.
  • Electrical systems.
  • Air quality.

The Hidden Costs of a Roof Leak

Interior roof leaking can also result in other expenses and legal exposures to your company that can be at least as costly (if not more) than any of the areas previously mentioned. They include:

  • Downtime of production areas – lost revenues.
  • Lost use of space – lost revenues.
  • Tenant complaints, lost use of income, lawsuits.
  • Slip and fall accidents and legal claims.
  • Mold and mildew problems resulting in air quality issues and clean-up expenses.
  • Employee morale and productivity issues.
  • Regular and overtime labor expenses for clean-up and repair work resulting from roof leaks.

The problem in most companies is that they do not track these consequential damage items as being roofing-related expenses.

Deferred Maintenance

Most American businesses have adopted a strategy of deferred maintenance rather than a proactive maintenance approach. While this approach can definitely reduce short-term maintenance budgets, it almost always translates into increased maintenance and capital expense budgets for roofing failures due to neglect.

Clearly, without considering any of the costs associated with the consequential damages or legal liabilities issues presented earlier, adopting a proactive roof maintenance and management program will allow most companies to save significant bottom-line dollars on an annual basis. And executives used to think that roofs couldn’t make their companies any money.

Bob Lyons is principal of Tampa, FL-based Lyons/Waldron Consulting Group LLC, and co-founder and first two-term president of the Roof Consultants Institute (RCI).  Contact Lyons at Lyons/Waldron Consulting Group LLC, 3016 U.S. Hwy. 301 N., Ste 900, Tampa, FL 33619; (813) 630-9578; Fax (813) 664-1391; E-mail rlyons@lyons-waldron.com; Web www.lyons-waldron.com.

 

This article was excerpted from “Commercial Roofing Solutions: A Building Owner’s Guide to Roof Maintenance,” a supplement mailed to subscribers with the May issue of Buildings magazine. For more information, contact GAF Materials Corp. at (www.gaf.com).

 


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Visit our website today to learn about the design flexibility of a Morton building and the endless possibilities of partnering with our designBUILD team.


Wood construction is both cost and energy efficient. Check out Morton Buildings and our designBUILD team online today to discover all the benefits of post-frame construction.


When choosing a metal-clad building for your next construction project, consider Morton Buildings, Inc., and their designBUILD team, we’ll make your dream a reality.

We Can Help You Reduce Energy by 30%

Our mission is to help our customers manage their buildings' energy costs, improve reliability, and enhance performance while having a positive impact on the environment.
CLICK HERE to find out how.

 

Add highly responsive multi-zone comfort to any building project, in any climate. Our CITY MULTI H2i R2- and Y-Series VRF systems give you flexibility to fit the needs of any building. Enjoy 100% heating capacity at 0°F outdoor ambient, and 85% heating capacity at -13°F outdoor ambient.  For more information, log on to www.mitsubishipro.com


Tennant Company is a recognized leader in designing, manufacturing and marketing solutions that help create a cleaner, safer, healthier world. With thousands of satisfied customers already using award winning ec-H2O technology, why not see what you're missing? Test ec-H2O on your soils in your facility. Get a free demo.


Tennant Company is a recognized leader in designing, manufacturing and marketing solutions that help create a cleaner, safer, healthier world. With thousands of satisfied customers already using award winning ec-H2O technology, why not see what you're missing? Test ec-H2O on your soils in your facility. Get a free demo.

 

Replace core drilling with Connectrac In-Carpet and On-Floor Wireways, the proven connectivity solution in open interior spaces of all kinds. These elegant low-profile wireways are great for AV / telecom connectivity wherever it’s needed.

 


 
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