Before a roof management plan can be created, a building owner needs to answer three questions:
- What is your performance expectation? How long do you plan to own the building?
- What is your budget set aside for the work?
- What is your risk tolerance? How willing are you to spend some amount of money and not achieve your performance expectations?
The answers to these three questions provide the foundation for developing a roof management plan.
If you have a low risk tolerance and is looking for long-term performance but has a small budget set aside, then it might make sense, to implement partial roof replacements performed over a multi-year period. This approach would allow you to generate capital over time while ensuring that any roof sections replaced meet your low risk tolerance and desire for long-term performance.
Cut tests into existing roof assemblies can help evaluate the merit of salvaging existing components.
Leak history and roof condition reports can be used to prioritize which roof sections need to be replaced first.
This information can be used to create a long-term capital budgeting plan for the entire roof replacement.
Life-cycle cost analysis can be used to evaluate the long-term cost of a particular roof system by calculating the Present Value of all future costs and benefits generated by different approaches. Benefits include lower energy costs, lower maintenance and repair cost, and lower costs to replace or recondition the roof in the future.