Condo managers across America are looking for new and better ways to save energy and conserve capital. And for many, there’s no better place to start than at the top: on the roof!

Energy-saving roofing initiatives can be highly effective, but they’re not created equal. Many are exotic and require significant up-front investment and capital before savings can be realized. Other solutions are less glamorous but can quickly deliver a big bang for the buck.

For example, landscaped roofs (marketed as “green roofs”) are an exotic approach quickly gaining popularity. They promise to lower surrounding air temperatures thereby reducing air-conditioning costs. However, they can cost tens of thousands of dollars per roof and require ongoing care and fertilization.

Another option is solar tiles that convert light into electricity. The only problem is startup costs can be prohibitive and bad weather reduces their effectiveness. To top it off, the solar industry has yet to introduce designs that architects, owners and residents find visually appealing.

Fortunately, condo owners can take a simpler approach to gain immediate, equally compelling benefits: a comprehensive roof management plan. It’s the low-hanging fruit that can reduce energy use and costs, earn energy rebates and double the life expectancy of a condo’s roof.

The key to implementing an effective program is to understand the difference between “roof management” and simple reactive service. Reactive service typically involves leak services and after-the-fact repairs. In contrast, roof management is the planned, budgeted, proactive method of extending a roof’s life.

To create a roof management plan, technicians must first analyze the condition of the roof and catalog their findings in a central database. This data can be used to create a road map and schedule for future repairs, upgrades and inspections. Then technicians can conduct necessary repairs and upgrades, which include adding thermal “blankets,” or added insulation, to increase the roof’s R-values and renovating some roofs using tapered designs to prevent water from ponding and causing leaks.

Studies by the American Society of Testing Materials find that a properly implemented roof management plan will return 40 percent of roof-related expenses. Further, the life expectancy of the roofs can expect to be doubled. In addition to the obvious cash savings, a roof management program will help the environment. Fewer roofs to replace means less construction waste sent to landfills.

Condo owners can realize similar benefits. The key is to partner with a contractor that can provide references proving its track history of implementing proactive programs that identify and fix roofing problems early, while they’re minor and less expensive to correct.

Look for these seven principals of roof management when sourcing a roof management partner:

1. Preliminary evaluations. The contractor’s plan should include preliminary evaluations that measure and document existing problems. These findings drive the initial action plan and budget. Action plans should focus on preventive maintenance and upgrade repairs on a six-month timetable. This keeps owners compliant with insurance requirements and manufacturers’ warranties, both of which require bi-annual maintenance of roof systems.

2. Condition reports. The contractor should provide on-demand condition reports that make it easy for condo owners to compare actual performance against initial projected (or promised) goals. By simply firing up their Web browser and going to a secure, password-protected site, owners should be able review plan history, repairs, expenditures, planned upgrades and warranty and insurance stipulations.

3. Warranty management. The importance of a Roof Leak Service Agreement (RLSA) cannot be overstated. Source a contractor that provides an RLSA that reviews and tracks roof warranty requirements. In the event an association needs to file a warranty claim, the RLSA will provide irrefutable evidence that the manufacturer’s warranty requirements were strictly adhered to.

4. In-house workers. This is a tough one because nearly all companies that claim to offer roof management programs on a national basis are actually subcontracting the work. Associations should insist that their roof management contractor use only its own, full-time employees to perform all work. This reduces costs by avoiding double markups and ensures a consistent level of quality for repairs and new installations. Moreover, the contractor can’t pass the buck, giving boards a single point of accountability.

5. Repair and budget forecasts. Based on the materials and maintenance plan used, certain roof management contractors can accurately forecast repairs and expenditures 10 years out. Obviously, this helps owners budget for upgrades and repairs with certainty. Ask potential contractors if they can provide budgetary certainty over a 10-year window. This question alone will separate the quality contractors from less-capable service providers.

6. Local knowledge. With roof management, one size never fits all. Every roof management plan must be customized for each association’s unique geographical footprint. It must consider regional factors such as weather, pests and local industry (acid rain, etc.), among others. For example, galvanized metal can last for years in warm coastal zones but rust quickly in the Northeast’s cold and humidity. Locations in the Midwest where hunters roam are at risk for damage from arrows. Understanding such nuances can be the difference between a highly effective or merely average plan.

7. Safety first, middle and last. Fatal falls from roofs while on the job increased 15 percent from 2005 to 2006, according to the Bureau of Labor Statistics. It’s crucial to confirm your roof management partner has an experience modification rate (EMR) below 1.0. Ask them what their EMR is, and don’t put any vendor on the short list if their EMR is above 1.0. Also ask if their technicians wear “portable safety units,” a recent industry innovation that increases on-the-job safety for roofing workers. This will protect workers, your organization and your residents, not to mention avoid insurance claims and lawsuits.

A comprehensive roof management plan may not be as high-tech as solar or as exotic as a landscaped roof. However, it delivers far more bang for the buck, and sooner rather than later. To realize all the benefits of roof management, partner with a contractor that meets the basic principles detailed here.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

Author : Tom Froelich, Jr.
Company : Roth Bros.
Tom Froelich Jr. is vice-president of the roofing division at Roth Bros. in Youngtown, Ohio.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++