A commercial roof does more than just keep the rain out. Commercial roofing is a key part of the building envelope, protecting everything inside while supporting equipment outside.
Roof asset management is a way to proactively protect your roof by identifying and fixing problems before they become costly. But, there’s more to roof asset management than just a maintenance program.
When working with a roofing contractor and setting up a program, every factor involved has to be weighed, including the roof’s lifespan, the condition of your roof, any warranty that may be in place, the risk of building and equipment damage, the effects of the repair on the building’s occupants, and how many properties the business owner or facilities manager might oversee.
Why a Regular Maintenance Program Is Important…
A commercial roof bears the brunt of weather damage, protecting the rest of the structure. The roof has to deal with UV exposure, rain, snow, wind and ice throughout its life cycle.
The weight from snow can be substantial, and undrained water can pool on the roof’s surface. If there is a hole or gap anywhere in the roof membrane, water can enter the building, causing mold and structural damage. These holes also let air enter and exit the building, causing temperature and humidity changes that add stress to the HVAC system.
A commercial roof is a complex system and is compromised of several layers to add protection and structural reinforcement. Often, the roof has to support HVAC system components and has a built-in layer of insulation. Flat and low slope roofing also requires a robust drainage system to remove precipitation runoff.
If one of these parts has problems, it can lead to issues with the rest of the roof and the rest of the building. And if repairs are only conducted when there is a problem, you don’t just pay for the roof itself. You also have to pay for the resulting damage to the rest of the structure, and the disruption of businesses in the building.
A roof asset management plan helps you keep up on maintenance and repairs, extending the life of the roof and reducing costs related to damages.
What Are Benefits of a Roof Asset Management Program?
A roof asset management program is more than maintenance. It strives to maximize the value of real estate’s roofing system(s) while minimizing risk. The program looks at maintenance holistically, factoring in potential property damage and business loss caused by roof failures and repairs.
Replacing a roof is expensive, as are the problems that are caused by a leaking roof.
Major repairs can mean downtime for the occupants, not to mention added noise, dust and other problems related to construction. By keeping up on maintenance, the time between roof replacements can be extended by several years. It also helps prevent water leaks and other issues that may close parts of the buildings for repairs.
Helping Property Managers Save Money
According to BOMA Magazine, a publication of the Building Owners and Managers Association (BOMA) International, asset management can save a substantial amount of money compared to using services only after damage is apparent. Over 30 years, having an asset management system in place can save up to 50% on roof operating costs. Over 15 years, maintaining a roof using proactive practices costs an average of $0.14 per square foot per year. Using reactive practices, calling contractors only when a problem is found, costs an average of $0.25 per square foot per year. Having an asset management program in place also extends the life of the roof from an average of 13 years to 21 years.
Better yet, roof maintenance can be tax deductible. The roofing system is considered a major component because it’s critical to the function of the building. Most of the time, this falls under maintenance deductions. However, improving or replacing the roof may be categorized as a capital improvement, which can be subject to additional deductions.
Project management and building oversight is made easy with a roof asset management program like the one offered by TEMA Roofing. Not only are roofing assets regularly monitored and maintained, but business owners also gain access to a cloud-based client portal (that houses warranty information, roof repair work orders, and allows clients to contact TEMA for consulting services or immediate roofing needs).
Key Roofing Metrics: Deciding What Should Be Done
When deciding what, where and how to repair and maintain your commercial roof, several metrics are considered within the roofing industry.
Condition Index (CI)
This is the part of the Facility Condition Index (FCI) that deals directly with the roof. It establishes the value of the roof relative to similar buildings and the roof’s original valuation when new.
Total Service Life (TSL) and Remaining Service Life (RSL)
Depending on the materials and construction used, a commercial roof will last anywhere from 10 to 40 years. RSL isn’t just the TSL minus the number of years since construction. It also factors in real world damage and wear, creating a realistic lifespan for the roof.
Total Cost of Ownership (TCO)
TCO factors in the cost of the roof and its maintenance. It is mostly used to decide what makes more sense: repair or replacement.
Mission Dependency Index (MDI)
MDI takes into consideration the function of the building from the occupant’s perspective. This includes interruptions caused by construction, as well as the ability for the occupant to relocate while repairs are taking place. For example, the added noise of construction probably won’t be a problem in a factory. However, construction noises can make it difficult or impossible for call centers and offices to conduct business.
System Criticality Index (SCI)
This takes into account all the factors above to decide how to deal with the roof. As the risk from failures increase, the amount of effort used to maintain the roof increases.
If you’re dealing with a facility that has several buildings, your priorities will go to buildings that incur the greatest cost from damage. For example, if there’s a leak in an office, the worker can move somewhere else during repairs, and damage is minor. If there’s a leak in a server room, it could damage thousands (or millions) of dollars in equipment.
Take the Worry Out of Maintaining Commercial Roofing
Tema Roofing Services’s decades of experience all us to be a full-service provider, offering new roof construction, repairs, restoration and roof asset management services.
If you’re looking for new ways to cut costs and protect your building, contact us to get a free quote. We can build a plan, including preventative maintenance and emergency repairs, that covers every building in your asset portfolio.