Preventive Maintenance Support Services Company, Inc.
ROOF MAINTENANCE PROGRAM
This document contains a brief discussion of the ROOF SYSTEM program used by PMSS to maintain our customer’s roof inventory. The program has reduced roof maintenance expenditures by 65% at local institutions similar to yours. We’re sure the program will perform equally as well for you.
General Information
The PMS ROOF SYSTEM is an engineered management system (EMS) designed to evaluate built-up and single-ply roofs. It is a decision support tool that provides systematic and consistent methods of assessing roof condition, selecting repair and replacement needs, and prioritizing work based on maximizing benefits and minimizing costs. The program was developed by the
U. S. Military for use at their all of their bases worldwide.
The ROOF SYSTEM program.
The ROOF SYSTEM is comprised of network inventory, condition inspections, and network and project-level management. This allows PMS to efficiently manage its customers’ database, small or large. The program stores inventory and inspection data, performs index calculations, analyzes data and generates customized management reports.
Benefits of Implementing and Using ROOF SYSTEM program.
- A roof inventory that is organized and easily accessible
- Objective and consistent condition evaluation of built-up and single-ply roofs
- Systematic and documental engineering basis for determining needs and priorities
- Identification of budgeting requirements for maintaining roofs
- Cost analysis technique for selecting repair/replacement alternatives
- Rapid access of stored information
- Small roof problems are detected and corrected before they become costly replacement projects
- Tremendous cost savings
Life Cycle Costs
In addition to the previous benefits, the ROOF SYSTEM enables any business to save time and money that was previously spent on costly roof replacements. Roof repairs are much more economical than roof replacements. Roof repairs range from $.05 to $.15 per square foot per year, whereas roof replacements cost from $3.50 to $7.00 per square foot. With regular maintenance your built-up roofs should last 20 years or longer. Without an effective program, they may only last 5 to 12 years.
Components of the ROOF SYSTEM program
Network Inventory
The first step in implementing the ROOF SYSTEM program is to develop an inventory of all the built-up and single-ply roofs that the agency is responsible for maintaining. The building roofs are divided into smaller units called “sections”. A roof section is the base unit upon which all repair and replacement decisions are made. PMS collects physical and historical information about each roof section, including the physical dimensions, construction characteristics, and material types of each roof component (deck, insulation, membrane, surface, and flashing).
Condition Inspections
To evaluate the condition of built-up and single-ply roofs, an objective and repeatable rating system for determining the roof’s present condition is used. This is accomplished by means of a visual inspection were deficiencies are cataloged into three (3) categories:
- Low-level referees to non-maintainable distresses requiring no immediate action.
- Repair of medium-level deficiencies will improve the performance of the roof system and extend its service life.
- High-level distresses must be repaired immediately to protect the watertight integrity of the building.
Upon completion of the inspection, the quantities of the roof distresses are entered intoROOF SYSTEM database. To ensure objectivity, condition indexes are used and the membrane, flashing, and insulation components are evaluated individually. This system insures an objective assessment of component condition, waterproof integrity, and repair needs. In this way PMS is able to objectively assess the overall condition of a roof section and thereby determine its Roof Condition Index (RCI). The condition of the roof systems insulation is determined by conducting roof moisture surveys using methods such as infrared scanning, and nuclear and capacitance metering to identify areas of wet roof insulation.
Network-Level and Project-Level Management
Once a database has been established and the condition of the roof network is known, network management can be utilized. PMS can establish current and future budgets for repair and replacement of roofs in the network. The ROOF SYSTEM program generates several reports that greatly reduce the time and effort necessary to make sound engineering decisions. These reports can be presented in a conventional format or graphically using advance special graphic information systems (GIS). The data can even be stored on a secure Internet site for your convenience. The ROOF SYSTEM program performs cost analyses on repair and replacement alternatives to determine the optimal strategy for each network. Thus, The necessary documentation for supporting work requests for individual projects is generated.
Using this program, PMSS reduced our customers’ roof maintenance budgets by as much as 65% while simultaneously extending the service lives of their roofs. We would enjoy the opportunity to review local case studies of our satisfied customers with you. If you have any questions please feel free to contact us 561/586-5655.
