John Hynes, Head of Safe Access at Fixfast, considers how taking a closer look at roof system warranties could unlock more value for building owners and managers.
On average, a commercial roof lasts 20 to 30 years and typically accounts for 5% of initial build cost. For building owners, the return on investment from this important long-term asset can vary significantly depending on how it is managed over its lifetime.
The total ROI from a roof is determined by a number of factors. Of course, the quality of the design and construction of the roof itself is key. But life-cycle costs like its energy performance, durability, maintenance and repair requirements can account for five times the up-front capital expenditure. So, building owners and managers should be including the roof in any ongoing strategies for minimising the total cost of ownership of the building.
But that’s not always the case. It seems, when it comes to roofs, out of sight often means out of mind. Aided, in no small part, by the warranties given by roof system manufacturers and installers. Just as they’re intended to, these warranties are giving peace of mind to owners in terms of the upkeep required to the roof.
This means too many building owners, and the managers they employ, are underestimating their responsibilities for maintaining and repairing their roofs. There is a common misconception that long-term warranties, while potentially very valuable, are insurance policies that cover virtually any roofing problem, regardless of cause or circumstance. But the small print on the vast majority of these guarantees tells a different story. Once signed, warranties actually commit owners to carry out regular inspections and maintenance to their roofs. Not doing so invalidates these agreements and exposes the owner to potentially much higher costs in the event of failure of the roof system.
So what should facilities executives be doing to preserve the cover within their warranties and prolong the useful life of their roof?
Firstly, the detailed specifications of any warranties held should be checked. Most stipulate, as a minimum; annual inspections, prompt repairs if defects are found, that debris is removed on a regular basis, any coatings are periodically maintained – and that good records of all this are kept. If there’s no hard evidence that the roof has been maintained, making an irrefutable case when claiming against the warranty becomes very difficult.
A preventive and routine maintenance programme should be designed around these specifications. As well as meeting the obligations within warranties, preventative maintenance enables owners to identify and remedy problems before they escalate in severity and cost. In fact, implementing a proactive maintenance programme should be seen as an opportunity to unlock the roof’s full value. Studies have shown that by carrying out planned repairs as opposed to emergency repairs, the expected life of the roof nearly doubles and maintenance costs can be halved over its lifetime.
Any roof inspection should look at the roof, of course, but also the associated fixings and fabrications. Weaknesses in the integrity of the overall roof structure are usually found at junctions, joins and where equipment has been installed. So the facilities manager should also consider developing a roof plan that maps all this equipment, and the locations of any prior leaks or repairs, to aid inspection.
Lastly, carrying out these inspections and any resulting maintenance should be made as easy and cost effective as possible. The facilities manager’s aim should be to encourage adherence to warranty conditions by removing any barriers to frequent inspection. Installing permanent height safety and safe access equipment is a good way to do this, as they allow in-house maintenance personnel to carry out inspections. Modular access ladders and rooftop guardrails minimise the need for temporary access systems like cherry pickers, and the use of specialist contractors – both of which require more involved planning and greater cost. So it makes sense to consider permanent safe access provision as part of the design brief for a new building or extension, or when refurbishments of older buildings are being scoped. In either of these instances, specialist fall protection suppliers can offer facilities managers useful guidance on the specific access and safety requirements of their building.
While easier access has been found to promote more frequent rooftop maintenance, there is another very good reason for building managers to take a considered approach to maintenance and access; preserving the safety of the employees, site visitors and contractors working at height. Indeed, statistics from the Health & Safety Executive show that, in 2015/2016, there were over 37,000 falls from height in the UK, resulting in 6,500 injuries – 37 of these were fatal.
So, as the expression goes; ‘a stitch in time saves nine’. For building owners and managers looking to maximise ROI, protect valuable warranties and minimise lifetime costs, it is wise to take a well-planned approach to managing their roof that works over the long term.
