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| Perspectives A Quarterly Information Source from Benchmark, Inc. Volume 45 March 2002 |
Establishing a Roof Inspection Planby Jeff Evans, RRC Rare is the organization where roofing funds flow like water; almost every building owner we work with has the quandary of too many problem roofs for the money available. The problem may well be a lack of money, but it could also be lack of a coherent roof management plan. Most maintenance and engineering managers of commercial and institutional facilities agree in theory, that regular inspections are an essential part of a roof asset management program. They would also recognize and agree with the basic roof management tenet that regular roof inspections and routine maintenance reduce ownership costs, reduce leak frequency and severity, extend roof life, and reduce management inefficiencies. In practice, we have found that by the time many organizations think about starting a roof management plan, they are in need of a roof replacement program. The opportunities to maintain and repair have been supplanted by the obligation to fund and implement roof replacements. If you can extend the life of each roof under management one year, you break even on the roof management plan costs. If you can extend each roof by two or three years, the plan can reduce roof expenditures a multiple of its costs. Why in practice then, don't most organizations have a viable roof inspection and maintenance plan? Is it inertia, a "we've never done it that way before" mentality, a fear of the unknown? It's hard to fathom. What is certain, is that most plans never get started. Also certain, is that even a minimal plan is better than no plan. The best advice is to just get started!Step One: Take InventoryThe temptation in beginning a roofing program is to jump right in and start filling pitch pans. This would be a definite improvement over no roof management effort at all, however, we suggest the best first step is to take an inventory of the roofs under your care. This inventory begins with developing a historical file for each roof that includes these bits of information about each roof: • Date of installation Step Two: Roof Assessment With all your roof information in place, the next step is to get up on the roofs and perform a condition assessment. No roof can be appropriately managed without first knowing the roof's history and then understanding the current condition of the roof. Current roof condition is obtained by conducting roof inspections. The person performing visual roof surveys should be very familiar with the design, installation, repair and types of failure specific to the roofing system being surveyed. Whether surveys are done by in-house staff or contracted to a consultant depends on the technical competence and availability of your resources. In-house personnel who have had training in roof inspection, diagnosis, and repair can perform limited overview surveys. The roof survey should include: Examination of roof membrane, flashings, sheet metal flashings, drains, gutters, etc. Evaluation of observed conditions that may impact the long-term performance of the roof system. Documentation of deficiencies requiring corrective action. Development of long-range preventive maintenance needs. Survey documentation should consist of a written report or checklist, photographs, and notes on a roof plan indicating the conditions observed. The roof plan should supply enough data to facilitate performance of the required repairs. How often you need to perform the various tasks associated with a roof preventive maintenance program depends on the age and condition of the roof, environmental influences, rooftop traffic, occupancy sensitivity, size and roof accessibility. The following guidelines can help determine the frequency of the tasks:Perform comprehensive visual roof surveys semi-annually. Conduct warranty surveys before the contractor or manufacturer's warranty expires.Perform housekeeping surveys on most roof areas monthly. Schedule corrective steps or repairs soon after the survey. Step Three: Formulate a Plan The information gathered does no good if it sits on a shelf accumulating dust. The data needs to be recorded and studied, as it will help identify the opportunities to make repairs, conduct maintenance or anticipate reroofing. Your plan will help you communicate better with upper management, your roofing contractor, and your maintenance staff. Don't be one of the facility managers whose roofs have to be replaced before their design lives are reached. Or for whom emergency repairs are needed at the least opportune time. Don't let your good roofs sit neglected, doomed to early failure. The solution begins with a well-devised roof inspection and maintenance plan. So get started! |