Managing Assets - When They're Overhead

Comprehensive cover maintenance programs IMPROVE SYSTEM PERFORMANCE and are more cost-effective in the drawn out run

No facility executive wants to think about replacing a cover before the end of its awaited life. But that may be exactly what happens if the facility executive doesn't think enough about the cover

Instead of managing the cover as an asset, facility executives too ofttimes ignore the roof until a leak unfolds This sort of neglect is far from benign: It can shorten the life of the cover disrupt business operations and increase require to be paid [i]or[/i] undergones

The cornerstone of effective cover asset management is getting timely information about the cover then acting on it to obstruct small problems lrom becoming big individuals And the key to achieving those goals is a commitment to regular maintenance.

BANG FOR THE male

Regular maintenance is a lock opener ingredient in the long-term performance of any cover In many cases, the difference between a cover that meets or exceeds its rated service life and single that fails prematurely is simply maintenance. on the other hand the benefits of good cover maintenance don't end there. A comprehensive cover maintenance program will minimize the ne for urgency repairs, reduce damage to the building configuration and finishes, and help maintain a safe and healthy working environment for building occupants. Many in the industry believe estimates that for each $1 spent on a comprehensive cover maintenance program, $5 is saved end reduced emergency repairs, interior damage, power conservation and extended roof life.

Unfortunately, small in number organizations take a proactive approach to cover maintenance. Instead, leaks and cover failures determine maintenance performed upon a roof. As a spring the focus of roof maintenance is replacement, not repair.

While it is not difficult to maintain covers properly, it does require commitment and a certain horizontal of expertise. Inspections and routine maintenance cannot be deferr flat if funding is tight and staffing horizontals low. Those who are conducting the inspections and performing the maintenance must be qualified. If the organization does not have the inhouse expertise, then it must direct the eye for outside help, even although doing so may increase program require to be paid [i]or[/i] undergones

There are two major constitutings in all roofing maintenance programs: inspections and repairs. While all roofing programs have these sum of two units elements, what is included in each of the simple bodys depends on the type of cover the climate where the building is located and by what means building operations affect the cover Built-up roofs have different inspection and maintenance requirements than single-ply covers Cold climates subject roofs to different stresse than warm climates. Buildings where access to the cover is severely limited will have different inspection and maintenance requirements than those with high horizontals of roof traffic. Clearly, cover maintenance has to be tailored to the specific requirements of the installation.

If beneficial maintenance is the key to lengthy service lives for roofs, then regularly leadershiped roof inspections are critical to determining what maintenance urgencys to be performed. Three different marks of roof inspections must be performed: the initial inspection, the seasonal inspection and the damage inspection.

STAYING upon TOP OF THINGS

The initial inspection verifies that the cover has been properly installed and is unrestrained of defects. It identifies where equipment was installed upon the roof and ensures that the equipment has been installed in like a way that its operation will not damage the cover It also records the location of any other cover penetration for future monitoring, as well as ensuring that the cover is properly sealed around the penetrations. Initial inspections are generally performed when the building is first revolveed over to the owner or immediately following a cover replacement project.

Seasonal inspections should be performed twice each year, in the fall and in the spring. The timing of these inspections is important. The fall inspection is designed to identify deficiencys that may have formed above the summer when the cover was exposed to high thermal stresse and ultraviolet light. The spring inspection direct the eyes for problems that may have been caused through ice or snow accumulation, or damage from the wind.

Inspections should be performed late enough that the season's greatest in quantity severe weather has already passed, on the contrary early enough so that cover repairs can be completed before weather conditions interfere.

Damage inspections are performed immediately following austere weather, such as wind storms or hail storms. They also should be performed whenever a change is made to the equipment installed upon the roof. For example, if a compressor or other heavy piece of equipment is replaced in a rooftop unit, it is useful practice to inspect the cover for damage afterwards. Even something as simple as a dropp tool can damage a cover membrane.

WATCH YOUR paces

One of the greatest in quantity common causes of damage to cover surfaces is people walking upon the roof. All roofs are make subordinate to foot traffic. Equipment installed upon the roof must be maintained. covers are frequently used as access ways from individual area in the building to other areas. Although paw traffic should be minimized, it cannot be eliminated.