non-disruptive roofing for healthcare facilities · what should roof life cycles look like? •...
TRANSCRIPT
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Non-Disruptive Roofing For Healthcare Facilities
Joe Slattery, RepresentativeTremco Inc.
Tom Case, Adam Bradley Enterprises, Inc.
Non-Disruptive RoofingFor Healthcare Facilities
Brad HaydenTremco Roofing & Building Maintenance
2019 MiSHE Annual ConferencePort Huron, MI
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WHAT IS DISRUPTIVE ROOFING?
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WHAT IS DISRUPTIVE ROOFING?
PICTURE THIS IN YOUR BUILDING
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WHAT IS DISRUPTIVE ROOFING?THIS IS THE TOP OF YOUR
DROP CEILING
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WHAT IS DISRUPTIVE ROOFING?
THIS IS THE FIRE PROOFINGSPRAYED ON THE BOTTOM OF
THE DECK
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WHAT IS DISRUPTIVE ROOFING?SOMETIMES IT IS NO AC TOO
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• Total removal of Roof Coverings and Insulation often is unnecessary.
ROOF COVERING
INSULATION
Roof Replacement involves the removal of roof covering and insulation to the deck
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• Unnecessary removal is not in line with “waste reduction” and sustainability goals of nearly all organizations.
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Why does a roof need replacement?1. Significant wet insulation or defective deck
2. Poor Drainage – Ponding
3. Chronic serious leaking
4. “Looks Shot”
5. “It’s very old…”
6. “Just got some money”
7. “The professionals told me so”
= Not Restorable
= RestorationCandidates
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What Do Traditional Roof Life Cycles Look Like?
• Replace
• Repair
• Repeat
• “20-Year” designs lastabout 17.5
Repairs
Repairs
New Roof
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What Should Roof Life Cycles Look Like?
• Replace
• Repair/ Restore
• Restore Again
• “20-Year” designsshould last about 35years and maybe more
Maintenance and Repairs
Restore
Maintenance and Repairs
Restore Again
New Roof
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NON DISRUPTIVE Roof Management Objectives:
• Extend Life of Roofs/Defer Roof Replacement
• Cost Reduction (Cost of Capital)
• Leak Management
• Financially effective use of Maintenance
Dollars using Expected Life Returns (ROI)
• Management of Capital
• Long Term Budget Forecasting based on Expected Life
• Prioritize through use of Sensitivity and Severity ratings
• Life Cycle Cost Considerations
• Minimize Annualized Cost of Ownership
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Infrared Analysis
LA
DD
ER
149'-4"
252'-11"
Allows precise detection of wet insulation and OPTIMIZED MAINTENANCE
OPTIMIZED MAINTENANCE means thatRoof life expectancy can be extended without
DISRUPTION!
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Timing is Important
Nearly all Roof Types can be maintained and restored to extend their service life if they are reached at the right time.
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Knowing what you have is critical!
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OPTIMIZED Maintenance Stops
Problems before they start;
• Extends Roof life, lowering life cycle costs.
• Reduces the possibility of component damage.
• Reduces major repair expenditures later.
• Reduces interruptions to operations.
• Reduces liability due to injuries.
• Reduces potential for mold growth.
Saves the Cost of Capital by Deferring
Roof Replacement.
MAXIMIZES RETURN ON COSTS.
MINIMIZES DISRUPTIONS!
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Deferring Roof Replacement can Pay for itself!(on $1,000,000 of capital)
S
a
v
I
n
g
s
Years Deferred
$50,000
$100,000
$150,000
1 2 3 4 5
$200,000
$250,000
Cost of Capital (loans or IRR)
5% 7% 10%
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-20
0
20
40
60
80
100
year
1
year
5
year
10
year
12
year
15
year
18
Year
20
Year
23
Coal Tar
Asphalt
MB
Single Ply
Information Management and Evaluation
RATING THE ROOF: Life Expectancy
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• Rate the roof based on construction details, age, leak history and
the number, type and severity of existing defects
• Estimate expected life in current condition without maintenance
• Estimate expected life with optimized maintenance
• Determine if Maintenance “pays”
Evaluating the Information:Rating the Roof
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REDUCE COST OF OWNERSHIP
Roof Life Expectancy With And Without Preventative Maintenance•*Single-Ply Roof
100 99 97 95 92 85 77 70 60 50 35 0 0
0 0 0 0 0 3 7 10 15 20 30 60 55
Life expectancy with
maintenance
Life expectancy without
maintenance
0
20
40
60
80
100
120
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17
Years
WITHOUT PM
WITH PM
-20
0
20
40
60
80
100
year
1
year
5
year
10
year
12
year
15
year
18
Year
20
Year
23
Coal Tar
Asphalt
MB
Single Ply
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35 year – Comparison of the two Life Cycles
Conventional Roof Cycle
• 20,000 Square Feet of Roof
• Roof Replacement in year 1- $350,000
• Roof Replacement in year 17.5 -
$700,000
• Total Cost $1,050,000
$30,000 per year
Restorable Roof Cycle
• 20,000 Square Feet of Roof
• Roof Replacement in year 1- $350,000
• Roof Restoration in year 17.5 - $250,000
• Total Cost $700,000
$20,000 per year
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Conventional Roof Cycle
35 years
Restorable Roof Cycle
35 years
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
5 10 15 20 25 30 35
Years
$350,000 $700,000$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
5 10 15 20 25 30 35
Years
$350,000$250,000
$350,000Savings
The DIFF
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BUR Built up Asphalt Roof installed 1988 Restored in 2012 – Picture 2016
29 years old Orange High School
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MB Granulated approximately 15 years – Restoration
Cleveland Public Power
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EPDM fully adhered Restoration
Metrohealth Medical Center
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What’s happening at Ford Field and Quicken Loans Arena?
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Advantages of RoofTec
• LABOR INTENSIVE• HIGH WATER USAGE• INCONSISTENT SURFACE CLEANING
• STRIPING• MISSED SPOTS
• UP TO 70% LESS TIME TO CLEAN• UP TO 60% LESS WATER USAGE• CONSISTENT SURFACE CLEANING
THROUGHOUT
TRADITIONAL PRESSURE WASH
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Stop here.
Questions?
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What’s Liquid-Applied Roofing?
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Cleaning / Preparation
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Liquid-Applied RoofingPrimer
• Primers vary depending on substrate
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Liquid-Applied RoofingFlashings
• Completed before the field application
• Embed Reinforcement - Glass Mat or Polyester
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Liquid-Applied RoofingBase Coat
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Liquid-Applied RoofingReinforcing Membrane - Glass Mat or Polyester
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Liquid-Applied RoofingTop Coat
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Liquid-Applied RoofingFinished System
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Traditional Insulated Built-Up Assemblies
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Why Liquid-Applied?• Liquid-applied systems derive most of their performance characteristics from the “fluid
material” used: acrylic, polyurethane, polymethylmethacrylate, etc.
• Single ply, Modified and BUR systems derive their primary performance characteristics from their ply sheets and ply sheet structure.
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Liquid-Applied AdvantagesSeamless Design
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Liquid-Applied AdvantagesFinishing Options are Flexible
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Liquid-Applied AdvantagesAdaptable to Difficult Applications
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Liquid-Applied AdvantagesRestorable / Sustainable
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NON DISRUPTIVE ROOFING
FOR HEALTHCARE FACILITIES