Preventive Maintenance
By Robert C. Lichy, CPRC/RRC
By Robert C. Lichy, CPRC/RRC
Most building owners and managers pay little attention to their roof until it is too
late. There are few opportunities to save money once there are leaks or the roof
needs to be replaced. The high cost of emergency repairs and premature
replacement can be avoided by instituting a roofing preventive maintenance
program.
late. There are few opportunities to save money once there are leaks or the roof
needs to be replaced. The high cost of emergency repairs and premature
replacement can be avoided by instituting a roofing preventive maintenance
program.
The replaced value of the typical building roof is between five and seven dollars
per square foot. When considering the replacement value plus the value of the
other building components and contents that the roof protects, it is simply too
large of an investment to ignore.
per square foot. When considering the replacement value plus the value of the
other building components and contents that the roof protects, it is simply too
large of an investment to ignore.
If properly maintained, a well designed and installed roof will last in excess of
twenty-five years. There is some evidence that, under the right conditions, a roof
may last almost indefinitely. The average roof in the United States, however, last
less than ten years. While poor design and improper installation play an
important part in these poor performance figures, the lack of preventive
maintenance is the largest single factor leading to premature failure.
twenty-five years. There is some evidence that, under the right conditions, a roof
may last almost indefinitely. The average roof in the United States, however, last
less than ten years. While poor design and improper installation play an
important part in these poor performance figures, the lack of preventive
maintenance is the largest single factor leading to premature failure.
A roof begins to age, due to stresses and weather, as soon as it is installed.
This aging, frequently, goes unnoticed. It is assumed that the roof is performing
as intended until it leaks. Once leaks occur, damage has already been done to
the roof and perhaps to other building components and contents, as well.
This aging, frequently, goes unnoticed. It is assumed that the roof is performing
as intended until it leaks. Once leaks occur, damage has already been done to
the roof and perhaps to other building components and contents, as well.
The expected service life of your roof can be substantially increased if it receives
preventive maintenance. The expected service life of most single ply roofs can
be increased by as much as 50 percent. The service life of built-up roofs and
some modified bitumen roofs can be increased by 100 percent or more with a
proper preventive maintenance program. The annual cost of a good roofing
preventive maintenance program is usually between 1 and 2 percent of the
replacement value. Investing one to two percent of the replacement cost per
year, in order to increase the expected service life by 50 to 100 percent, is sound
fiscal management.
preventive maintenance. The expected service life of most single ply roofs can
be increased by as much as 50 percent. The service life of built-up roofs and
some modified bitumen roofs can be increased by 100 percent or more with a
proper preventive maintenance program. The annual cost of a good roofing
preventive maintenance program is usually between 1 and 2 percent of the
replacement value. Investing one to two percent of the replacement cost per
year, in order to increase the expected service life by 50 to 100 percent, is sound
fiscal management.
Left unattended, the frequency and cost of emergency roof repairs will increase
as time goes on. As the roof approaches the end of its expected service life
these cost can become quite excessive. A good preventive maintenance
program will reduce both the frequency and cost of emergency repairs.
Eventually, the cost of the preventive maintenance program will be less than the
cost of emergency repairs if the roof had been left unattended. This means that
the preventive maintenance program and its benefits; 50 to 100% longer life,
less leaks and emergency repairs, less building damage, are virtually free.
as time goes on. As the roof approaches the end of its expected service life
these cost can become quite excessive. A good preventive maintenance
program will reduce both the frequency and cost of emergency repairs.
Eventually, the cost of the preventive maintenance program will be less than the
cost of emergency repairs if the roof had been left unattended. This means that
the preventive maintenance program and its benefits; 50 to 100% longer life,
less leaks and emergency repairs, less building damage, are virtually free.
In order for a preventive maintenance program to be effective it must have four
essential parts: the initial audit inspection, timely performance of required
maintenance task, follow-up inspections and record keeping. These parts
must be well though out and meticulously followed if the benefits of the
program are to be fully realized.
essential parts: the initial audit inspection, timely performance of required
maintenance task, follow-up inspections and record keeping. These parts
must be well though out and meticulously followed if the benefits of the
program are to be fully realized.
Audit Survey – The audit survey is a detailed inspection of all components of
the roofing system and other related or connected building components. The
audit survey must include all components of the roofing system such as deck,
insulation, membrane, flashings, counter-flashings, penetrations and drains.
Additionally, it must include other building systems such as the roof structural
system, the building walls, the ceiling below and any other building component
that is related or connected to the roof. The purpose of the audit survey is to
identify any condition that may be the result of or lead to roofing damage. A
cursory inspection will not be a sufficient substitute for the audit inspection.
The audit inspector must be well trained and experienced in order to observe
and note subtle defects or conditions that may lead to damage. When the
audit survey is complete you should know every detail there is to know about
your roofing system. This is the most important part of the preventive
maintenance program because everything else is based on the information
arrived at through the audit survey. This part of the program is probably best
performed by an outside, trained expert.
the roofing system and other related or connected building components. The
audit survey must include all components of the roofing system such as deck,
insulation, membrane, flashings, counter-flashings, penetrations and drains.
Additionally, it must include other building systems such as the roof structural
system, the building walls, the ceiling below and any other building component
that is related or connected to the roof. The purpose of the audit survey is to
identify any condition that may be the result of or lead to roofing damage. A
cursory inspection will not be a sufficient substitute for the audit inspection.
The audit inspector must be well trained and experienced in order to observe
and note subtle defects or conditions that may lead to damage. When the
audit survey is complete you should know every detail there is to know about
your roofing system. This is the most important part of the preventive
maintenance program because everything else is based on the information
arrived at through the audit survey. This part of the program is probably best
performed by an outside, trained expert.
Timely Performance of Maintenance Tasks – The key to keeping
maintenance repair costs at a minimum is to perform required tasks as soon
as possible. Once the inspection is complete and defects have been
identified, repairs should be completed. If defects are left unattended they will
continue to grow worse resulting in higher cost and possible damage to
adjoining areas. Depending on the nature of the defects and skills of the
available personnel, this work can be accomplished in house or by an outside
contractor.
maintenance repair costs at a minimum is to perform required tasks as soon
as possible. Once the inspection is complete and defects have been
identified, repairs should be completed. If defects are left unattended they will
continue to grow worse resulting in higher cost and possible damage to
adjoining areas. Depending on the nature of the defects and skills of the
available personnel, this work can be accomplished in house or by an outside
contractor.
Follow-up Inspections – The roof should be thoroughly inspected at least two
times per year. Follow-up inspections should be scheduled once every six
months. Other inspections should be done after severe weather, or when
there has been foot traffic or other conditions that may cause damage. The
follow-up inspection should include a re-inspection of all recent maintenance
and emergency repairs. Particular attention should be paid to changes in
condition that have occurred between inspections.
times per year. Follow-up inspections should be scheduled once every six
months. Other inspections should be done after severe weather, or when
there has been foot traffic or other conditions that may cause damage. The
follow-up inspection should include a re-inspection of all recent maintenance
and emergency repairs. Particular attention should be paid to changes in
condition that have occurred between inspections.
Record Keeping – Record keeping begins with organizing the information
gathered during the audit survey. This information should include original
construction data such as date of installation, original installer, materials used
and type of warranty. It should also include dimensions, penetrations,
observed defects and other notable features, observed during the audit survey.
The information should be recorded on a roofing audit inspection form and on
a small scale drawing of the roof. This information is then updated and added
to after maintenance task have been completed and after each follow-up
inspection.
gathered during the audit survey. This information should include original
construction data such as date of installation, original installer, materials used
and type of warranty. It should also include dimensions, penetrations,
observed defects and other notable features, observed during the audit survey.
The information should be recorded on a roofing audit inspection form and on
a small scale drawing of the roof. This information is then updated and added
to after maintenance task have been completed and after each follow-up
inspection.
Changing from a reactive type of maintenance, where you simply react to leaks
or other roof problems, to a preventive maintenance mode of operating
requires a significant commitment by management. The appearance of initial
cost of implementing the program is frequently the largest stumbling block.
The lack of trained or adequately skilled personnel can also make starting a
roofing preventive maintenance program impractical. When one considers the
financial savings possible and the fact that it cost no more than reactive
maintenance the question must be, "can I afford to NOT implement a
preventive maintenance program?" RC Lichy & Associates have developed
seminars and other services available to help you answer this and any other
questions you may have.
or other roof problems, to a preventive maintenance mode of operating
requires a significant commitment by management. The appearance of initial
cost of implementing the program is frequently the largest stumbling block.
The lack of trained or adequately skilled personnel can also make starting a
roofing preventive maintenance program impractical. When one considers the
financial savings possible and the fact that it cost no more than reactive
maintenance the question must be, "can I afford to NOT implement a
preventive maintenance program?" RC Lichy & Associates have developed
seminars and other services available to help you answer this and any other
questions you may have.
info@lichy.com ~ (800) 451-6288
Copyright © 2001, RC Lichy &
Associates.
All Rights Reserved.
Copyright © 2001, RC Lichy &
Associates.
All Rights Reserved.
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