Outline

Company Profile
Coverage Area
Roof Management Program

Initial Survey
Annual Inspection
Roof Manager (database program)
Roof Design and Bidding
Construction Management
Warranties

Question and Answer

Company Profile
Established in 1991
Recognized for our experience and expertise in handling roofing and
waterproofing for some of the largest national and global real estate
investors and owners

ProLogis: Global leader in industrial warehousing

BlackRock Realty: Over $18 billion in real estate equity assets under management
Pepsi Beverages Company: Worlds largest manufacturer, seller and distributor of Pepsi-Cola
STRS Ohio: 17th largest domestic US pension fund

Staff consists of experienced consultants, architects, engineers and

field inspectors.
Corporate headquarters located in Marysville, Ohio (Central Ohio)
Satellite office in New Jersey
National network of consulting partners
Three corporate aircrafts allow for rapid response to clients needs

Global Presence
Actively managing assets throughout the United States, Canada,
Mexico, Brazil and Europe

Portfolio Management

Roof Management Program

3 Phase Approach for Property Portfolio Management
Phase 1. Initial Roof Condition Assessments
Phase 2. Annual Roof Inspections
Phase 3. Roof Asset Management (Roof Manager)

Client Realizes:
- Extended Roof Service Lives
- Reduced Capital Expenditures
- Reduced Maintenance Costs
- Organized Approach For Planning And Forecasting Future
Capital Expenditures
- Maximum Benefit When Roofing Expenditures Are Required

Roof Program
Roof program
Consistency
Inspections
Reporting

Improved tracking capabilities

Organized roof management approach (Roof Manager)
Improved performance reporting
Service request standards and recording
The Key to Confident, Budget Minded Decisions
Lies in Accurate and Organized Information

Phase One
Initial Roof Condition Assessment
Complete analysis of entire roof system, which includes:
1. Benchmark of existing conditions and remaining service life
2. Roof Maintenance Plan with projected budgets designed to
address deficient conditions, reduce unplanned expenditures and
extend the useful life of the roof
3. Roof Replacement Plan with projected budgets designed to
complement the existing structure

Phase Two
Annual Roof Inspection
Completed prior to the budget period on a yearly basis
following the initial roof condition assessment
1. Updates Proactive Maintenance Plan and Budgets to
address deficient conditions related to aging, physical damage
and environmental damage such as high wind events, hail,
lightning, etc.
2. Updates Roof Replacement Plan and Budgets based on
observed conditions and current labor and materials pricing
3. Annual Inspections combined with proactive maintenance is the
Fundamental Key to Extending Roof Service Life

Phase Three
Roof Manager
Web based tool that allows management the ability to
quantify the information, recommendations and budgets
generated by Roof Management inspections
1. Performance and Budget Reporting
2. Provides Organized and Prioritized
approach to managing roofing assets
2. Confident, Performance Driven Decisions
can be exercised to increase the effectiveness
of roofing expenditures when armed with prior
performance histories
3. Online Service Requests automatically
documents and notifies assigned repair contractors
when facility management reports roof related issues

Roof Manager
Property Specific Roofing Details
Construction/assembly details
Historical roofing expenditures and details
Forecasted recommendations and budgets
Warranty information
Leak repair history
Roof related documents section

Roof Manager
Online Repair Requests and Tracking
Detailed histories

Submit and track service requests to roofing vendors

E-mail notifications advise personnel of repair status
Automatic tracking of all repair information and costs
Roof Management review of all leak repair invoices
Summary reports

Email notifications

Comprehensive understanding of roof

performance leads to increased
accuracy and effectiveness of
recommendations and expenditures

Vendor invoicing component

Roof Manager
Performance and Budget Reports
10 Year Capital Forecast
Annual Portfolio Repair Summary
Leak Repair Cost Analysis
Roof System Cost Data

Utilize portfolio specific

roofing data to both assist
and improve the planning
and management decisions
associated with roofing
expenditures

Program Results
Case Study: Annual Roofing Cost per Square Foot
Portfolio Size: 300 million square feet (2010)
Roof Management Program Implemented in 1997

Highlights:
45% spending reduction within 5 years (~$30 million annually)
Program has maintained consistent spending despite aging portfolio
$0,18
$0,16
$0,14
$0,12
$0,10
$0,08
$0,06
$0,04
$0,02
$0,00
1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2007

2008

Roof Summary at Global Level

Roof Type
BUR

Roof Area (SF)

Avg Age

2014 PM
Budget

2014 PM
Cost/SF

139,019,275

14.4

$3,626,633

$0.03

Coating

11,677,856

6.3

$288,535

$0.02

EPDM

88,118,816

12.1

$1,672,750

$0.02

Metal

37,946,933

13.0

$3,618,778

$0.10

Modified

13,296,629

12.1

$514,517

$0.04

PVC/TPO

76,956,941

5.3

$1,135,280

$0.01

Roof Summary at Global Level

Forecasting
10 Year Roofing Capital Forecast
$18.000.000

$1,40

$16.000.000

$1,20

$14.000.000
$1,00
$12.000.000
$10.000.000

$0,80

$8.000.000

$0,60

$6.000.000
$0,40
$4.000.000
$0,20

$2.000.000
$0

$0,00
2015

2016

2017

2018

2019

Capital Budget

2020

2021

2022

2023

2024

Cost/SF

2015 Roofing Maintenance Budget

$0.03 SF

Long Term Costs

5 Buildings 1.4 Million SF

$1.96 Million in Savings

Roof System Drivers

Mandatory
Snow
Removal

Wood Deck
Hail Zone

High Wind Zone

Familiarity

Why systems are used where

Cost
Maintenance
Track Record
Contractor Base
Material Availability
Environmental Conditions
Familiarity

Product Availability

Project Management
Solutions that are cost effective and building specific

Cost
Maintenance
Proven systems that perform their entire serviceable life
Reduce Owners project administration time. Lead the project.

Project Management
Enhanced project management utilizing the Roof Manager
Projects tab provides access to and tracks

Scope of work
Job progress
Design information
Construction management information
Project contact lists

Weekly Contractor Logs Update

% Complete
Work items completed
Project notes/unit cost item updates
In progress photos of the project

Benefits
On demand access to project information (meeting minutes, field reports, contacts, drawings,
submittals)
Improved communication through project updates
Long term archival
Contractor self reporting

Project Management
Construction Management
Contractor Log:

Weekly on-line reporting by contractor

Self monitoring
Up to date information on a roof project through the Roof Manager

Project Knowledge
Design
Knowledge and expertise that deliver economical solutions.
Use code to Owners advantage not Contractors and Manufacturers
Factory Mutual (wind uplift) and Fire Classification
ASHRAE (energy requirements)

1. Full Replacement or Overlay

2. Climatic Zone
3. Full, Partial or Non conditioned

Project Planning
Precision
1.

Correct selection

Single Ply

2.

Built-up

Overlay

Leverage of grouping

Savings

$298,109

Tear-off

Project Planning
January

February

Bid

March

April

May

June

July

August September October November December

Contract

Bid
Construction

2012 Original Project

Bidder
Estimated Square Footage

Contractor 1
149,430

Contractor 2
150,660

Contractor 3
150,000

$5.76

$5.09

$5.47

$591,105.00
$229,342.00
$820,447.00

$515,000.00
$205,000.00
$720,000.00

$562,059.00
$215,250.00
$777,309.00

Contractor 1
151,860

Contractor 2
150,977

Contractor 3
149,446

$4.69

$4.17

$4.46

Base Bid
TPO with Coverboard
Alternate 2: Interior Protection

$498,649.00
$158,165.00

$428,129.00
$158,165.00

$483,828.00
$137,681.00

Alternate 3: $5 mil Gen Aggregate Ins

Total base bid

$6,552.00
$663,366.00

$0.00
$586,294.00

$7,800.00
$629,309.00

S.F. Cost ( Base)

Base Bid
TPO with Coverboard
Alternate 3 - Interior Protection
Total base bid

Compressed Schedule

Peak of roofing season

Complicated project

Same scope and

contractors

Time managed bidding

and construction

2014 Re-Bid
Bidder
Estimated Square Footage
S.F. Cost ( Base)

Savings: $133,706

Project Management
Competitive Bidding
Competitive bidding with the right contractors ensures the best price

Savings

$482,097

Project Management
Construction Management
Even the most carefully thought out and designed roof systems
can be jeopardized by poor installation practices.
Complete on time
Within budget
Minimize disruption
Ensure contractor compliance to standards established in the
contract documents installation, night tie-offs, building &
grounds protection, safety

Value & Leverage

Roof Managements managed roof assets and diverse
locations has allowed us to leverage benefits for our clients.

Warranties
Warranty Alliance:
Flat Rate Warranty Fee on all roof projects
The Alliance Manufacturers will provide a no dollar limit (NDL) warranty for a flat rate based on roof
size. The industry standard is to provide this warranty at 7 cents a square foot. On a 250,000
square foot roof renovation project this could provide a savings of $14,000.

Transferable Warranty
Alliance Manufacturers will allow warranties to be transferred to new ownership.

Warranty Extension
Alliance Manufacturers will provide extended warranties beyond the industry standard warranty
periods.

Value & Leverage

Standard Warranty Fee

Alliance Credit

Final Warranty Fee

Edge Metal
60-80% of roofing failures in major
wind events begin at the edge
Benefits
Lifetime, transferable 215 mph wind rated warranty on fascia and coping systems
20 Year, 110 mph transferable wind rated warranty on gutter and drip edge systems
30 Year Kynar finish warranty on standard colors
Labor and material indemnification warranty that exceeds the industry standard
Spring engaged systems for protection in multiple wind events
Reusable fascia extrusion, environmentally friendly while reducing cost for color changes
Compliance with ANSI/SPRI ES-1, FM, Miami Dade, Florida Building Code to reduce client risk
Custom designed details that are tested and wind rated
Welded and Quick-locked miters and flashing for outstanding aesthetics
Post installation inspection of standard details for owner assurance

Skylights and Energy Savings

Daylighting increases building value, occupant satisfaction

and productivity

Extended warranties direct from the manufacturer

Energy savings calculations and layout assistance

Advanced design roof curb systems

HVAC Reclaim
Partnered with AES Reclaim to take this old equipment from the
roof and decommission it and recycle the components

Eliminates any of this equipment going to the landfill

Provide compliance with EPA mandates
Eliminate unnecessary waste going to the landfill
Cradle to grave documentation
Landfill Avoidance Certificate provides a summary of the materials that were
recycled
Cost neutral

Landfill Avoidance Certificate

Energy Cost Management

Invest in your Facility, not the Utility

Energy Cost Management and Efficiency

Energy Cost Assessment and Tariff/Rate Optimization

Commodity Contract Negotiation

Project Financing and Tax Services

Energy Tax Deductions and Cost Abandonment Credits

Project Financing Options

Efficiency Project Design and Implementation

Facility Audits Analyze energy use for Lighting, HVAC and Gas

Lighting Retrofits Reduce energy and increase tenant retention

Sustainability
Create an Energy Efficiency Strategy

Creating a portfolio of buildings that use

Less energy consumption

Less natural resources

Less impact on the environment

Provides better value

Please feel free to contact us with any questions:

Roof Management, LLC
1383 Columbus Avenue
Marysville, Ohio 43040
(937)642-7311 office
rm@roof-management.com