Lower Ownership Cost

LOWERING COST OF OWNERSHIP

 

Everyone is interested in how to lower operating costs and increase useful life.  The BEST Consultant makes this happen for customers through a variety of services.  The below examples show how customers lower their cost of ownership over time.

 

EXAMPLE 1:  6 year old retail strip center.  One story concrete block and synthetic stucco over frame construction with a loose laid eps/iso insulated ballasted EPDM roof over a metal deck.  Maintenance was done in reaction to issues/problems and via ‘walk around’ repairs/maintenance by staff – the norm.  An annual average of $13,000 was being spent on maintenance and ‘emergency’ repairs.  An assessment was done by the owner’s roofing company and wet insulation in the roof system along with openings in the coping were noted.  A proposal for $271,000 to remove the wet insulation, replace it, and recover the roof with a ‘white’ 10 year warranted membrane was presented to the owner. An in-depth condition assessment was performed by the BEST Consultant that determined that 6% of the insulation in the roof system was wet, 70% of all roof penetration work did not follow SMACNA/NRCA guidelines, grease traps were not properly installed or maintained, some coping was loose, five wall areas had excessive cracks at mortar joints, there were 10 opens into/through the synthetic stucco system and virtually all windows and doors were leaking air around them.  After discussions regarding the owner’s goals for the building recommendations were made to replace the 6% of wet insulation, repair the current membrane system, to flash all penetrations and install all grease traps for long term use (well beyond that required by the system manufacturer for their warranty) and minimal maintenance, and to increase the insulation value by an additional R20 via insulation under the roof system.   Energy usage calculations showed that a switch to a white membrane at this point would have a payback period of 17 years, 7 years beyond its ‘warranted’ life.  It was also determined to seal and repair all holes in the synthetic stucco system and apply a specific waterproofing sealant to its exterior, and, to properly seal all windows and doors.   Bid packages and work scopes and installation specification packages were put out to bid and work completed.  Final bid negotiations resulted in a total cost of $183,000.00.  Maintenance schedules, guidelines, training, and record keeping forms were implemented for all exterior building components.  Three years after the work was completed utility consumption continued to be 40% less than prior bills and there were no tenant complaints related to leaks, utility cost, and comfort level.  After 3 years, rather than being within 1 year of the end of its useful life the roof system had had its warranty extended 5 additional years.  Investment payback was on track to be 5 years when the property was sold at a 13% premium in its marketplace.

 

EXAMPLE 2:  7 year old office building.  Two story tilt up panel construction with an iso insulated four layer built up roof over a concrete deck.  Maintenance was done following an established schedule with annual inspections completed by in-house staff and supplemented every other year by outside inspectors.  Three window leaks had been reported and repaired during year 4.  An in-depth inspection was completed by The BEST Consultant and it was discovered that air was leaking at all window openings and that moisture was trapped in some parts of the roof system.  The problem was not showing as leaks in the structure due to the ‘swimming pool’ effect of the concrete deck.  A determination was made that the leaks into the roof system were covered by the owner’s warranty and a supported claim was made with the manufacturer completing the