Why should you have a roof management plan?
Sean Mettert, PE, Etica Group’s Building Envelope Department Manager walks us through the importance of a roof management plan and how building owners can plan ahead with one.
A roof management plan is meant to provide building owners with an overall assessment, and status of their building envelope. This would include recommendation on repairs, maintenance upkeep, roof timeline, and the amount they would need to have in their budget year to year to manage their buildings and keep everything up to date.
How often do you update a roof management plan?
Your roof management plan should be updated every year. This allows the building owners to keep a running tab of their building’s current conditions, allowing building owners time to plan ahead.
What’s the benefit in having a roof management plan in place?
The benefit is simple. It gives building owners the benefit of keeping track of their building’s current conditions, allowing them to budget and plan accordingly. If you do not look at the condition of your building on a regular basis it can get serious, fast. When issues get taken care of ahead of time you can get ahead of those failures and keep unnecessary costs down.
Who do you recommend have a comprehensive building envelope plan?
I would recommend schools, municipalities, businesses, and anyone who has a large amount of square footage roof area. It’s always a good idea to have a plan put together to give building owners an idea on condition and have buildings managed/kept up to date on a regular basis.
Is weather a factor?
Yes, a lot of those issues can arise. This ranges from preinstalled doors to roofs, creating different problems in the winter versus the summer due to expansion and contraction.
Masonry gets a lot of issues with installation because it’s coarse and it takes on water. If it’s too coarse and takes on too much water, it will crack the brick when it freezes in the winter. What season we are in can have a huge difference on what type of roof you’re looking for. A lot of aspects of our job are very weather dependent.
What is thermography and how do you use it?
Thermography is thermal photography. This is used to look for variations in the heat distribution to determine whether the building is losing its energy efficiency. If you’ve had a roof leak and the insulation within the roof system is wet, it distributes the heat energy differently. This would let us see if and where the insulation is wet to test it later and identify whether there is really moisture in the system and if we need to replace it.
See What is Building Envelope and why is it important here.