CRS Roof Consultants
HOME
SERVICES
REPORTS & DOCUMENTS
EXECUTIVE SUMMARY
OVERVIEW(S)
DIAGRAMS
PHOTO'S
FORECAST
PROJECT MANAGEMENT
ROOF SYSTEM TYPE
MATERIAL WARRANTY
SCOPE OF WORK
QUALIFYING ROOFERS
CHANGE ORDERS
PRE-BID REVIEWS
BEST PRACTICE
CASE STUDIES
CLIENT LIST
CLIENT LOGON
CONTACT US
STANDARD PRACTICE FOR MEASURING LIFE-CYCLE COSTS
OF BUILDINGS AND BUILDING SYSTEMS (ASTM E 917-93)

ASSUMPTIONS:

  • Discount Rate
  • Inflation Factor
  • Federal Tax rate
  • State Tax Rate
  • Combined Tax Rate (CTR)
  • 20,000 Square Foot Roof
 
  • 8.0%
  • 2.5%
  • 35.0%
  • 5.0%
  • 38.5
  • $5/ft2
LEGEND:


Total Maintenance after Inflation

Net Expense Present Value

Equivalent Annual PV Life-Cycle Cost


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.

Life-Cycle Cost of a Roof w/no Maintenance Program FIGURE I

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.

Life-Cycle Cost of a Roof w/no Maintenance Program FIGURE II

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.

Life-Cycle Cost of a Roof w/no Maintenance Program FIGURE III

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.


Minimum Maintenance Program

Moderate Maintenance Program

Proactive Maintenance Program
Built-Up Roof Systems: Membrane Layers at Installation FIGURE IV
  • Roof Repair Contractors

    Roof Repair Contractors also offer roof consulting services as a marketing tool to drive maintenance and repairs to the trade side of the company. Since Repair Contractors do not resurface or replace roof systems, they tend to prolong roof reconditioning.

    • Property Managers run the risk of prolonging roof replace until the substrate is damaged.

    • Repair Contractors tend to recommend maintenance intensive roof solutions like foam roof systems that increase annual cost.
©2008 Copyright. All rights reserved. CRS Roof Consultants, LLC
1361 Winchester Blvd, Suite 207
San Jose, CA 95128
(408) 871-9296 • (408) 871-9295 fax
Member of Silicon Valley BOMA