Roofs are one of the most integral parts of the building system; they represent a complex
component of the larger building system and fulfill a variety of functions critical to the
building’s performance. Probably no other single construction feature of a building is so
often taken for granted. The majority of roofing systems play a crucial role in the control
of the interior environment, including protection of the building contents and maintaining
the comfort of the occupants. Roofs are required to perform a host of functions. In addition
to being barriers to rain and snow, they must resist vapor migration from within, act as
barriers to sun, heat, cold, fire, wind, noise, and meet the aesthetic demands of the owner.
In many respects a roof can be considered a fixed asset. However, there are important
attributes that distinguish a roof from normal capital investments. The satisfaction
obtained from the roof investment is generally consumed over a very long time relative
to other types of investments. The life expectancy of roofs is generally expected to be
twenty years or more. Roofs are subjected to the extreme exposure of weather that the
owner has no control over. A roof cannot be turned off like a car or a production machine
when repairs or maintenance become necessary. They must continue to function uninterrupted
while interior operations are ongoing. A roof’s failure or less than expected level of
service can result in serious adverse consequences on the value of the building, the
cost of operations and the comfort of the occupants. The implementation of a program of
routine preventive and corrective maintenance can protect the roofing investment to
achieve full, uninterrupted service and extend the roof’s useful service life.
Establishing a program of regular inspections and proper maintenance is critical to
the long-term performance of the roofing system.
Building owners sometimes operate under the misconception that once a roof is
installed, no further action is required. They believe that warranties will provide
remedy for any performance problems that may occur. It is true that warranties provided
by reputable manufacturers are useful in protecting the building owner when leaks
occur as a result of material defects and workmanship. However this protection is
limited to repair only; it does not provide for consequential damages. Almost all
warranties available in the marketplace today specify that they may be voided in
the event of the failure to properly maintain the roof. In other words, roof maintenance
is the owner’s responsibility.
Effective roof asset management is the result of sound planning. Knowing when to
maintain, repair or replace a roof and being able to budget for such an event is
proactive management. The objectives of roof management are to establish predictable
and controllable costs inherent to roof ownership, while focusing on reducing the life
cycle costs and minimizing the problems associated with roof maintenance.
Through our Roof Asset Management Program we will design a specific program tailored
to your needs, so as to detect problems before they cause extensive and costly damage.
We offer a variety of programs to meet each client’s specific demands and requirements.
Our typical program includes roof inspection, roof analysis, corrective recommendations
in report format with photos, and development of repair specifications and construction
cost estimates. We have the capabilities to perform remedial preventive maintenance
items including general housekeeping, cleaning and repairs to deficiencies. We also
have the capability to provide a computer database program that enables clients to
prioritize roofing needs, maintain more complete roofing files, anticipate roof
improvements and track roof performance. This is particularly beneficial for
multiple-roof or multiple-site operations, as effective facility roof management
becomes exponentially more difficult as the number of roof areas or locations increase.
