MINIMUM APPROACH:

• No Formal Maintenance Program
• Demand Driven Maintenance & Repairs
• Minimum Warranty Protection
• 10 Year Roof Replacement Cycle
• Annual Life-Cycle Cost: $14,000

Expenses are directly related to repairing leaks and known deficiencies. Similar expense spikes beginning at each new roof system installation ( years 0 & 10 ). Figure IV illustrates how expenses increase with each replacement roof with an aggregate out-of-pocket of approximately $54,000.

MODERATE APPROACH:

• Moderate Maintenance Program
• Annual Survey Every Two Years
• End-of-Life Moisture Inspection
• 15 Year Life-Cycle (Resurfaced)
• Annual Life-Cycle Cost: $12,000

A moderate Roof Maintenance Program reduces annual expense and increases the ROI through a longer life-cycle. Improvements in roof integrity as a result of Preventative Maintenance extends the serviceable life by five (5) years and the property owner can resurface the roof at its end-of-life.

PROACTIVE APPROACH:

• Routine Maintenance Program
• Annual Roof Surveys & Inspections
• Moisture Inspections (Five Year Cycle)
• 20+ Year Life-Cycle (Resurface/Replace)
• Annual Life-Cycle Cost: $9,750

Proactive Maintenance Programs produce higher rates of return. Managing overall roof related systems can extend the life of a roof system beyond twenty years. Predictable annual maintenance and captial expense requirements allow Property Managers to accurately forecast their funding needs.

ANNUAL EXPENSE

Annual out-of-pocket expenses (Figure IV) vary by maintenance management method. The approach also influences the ROI of roof investments, has a direct affect on the serviceable life and tenant disruptions.