Lower Ownership Cost 2

appropriate repairs.  Appropriate sealing was completed to the window openings.  Cooling costs were unaffected by the roof and window work but gas usage for heating was lowered by 30% annually which paid for the sealing work in one heating season.

 

EXAMPLE 3:  2 year old condominium.  Eight story synthetic stucco over frame construction with an iso insulated white roof over a metal deck.  Maintenance was done following an established program and via contracts with outside vendors.  Annual ‘walk around’ inspections were completed by condo management staff with vendors.  Cracks in the synthetic stucco at the front portico had become visible, two tenants had roof leaks that were repaired by the developers’ roofer and tenants were noting higher than expected utility bills.  An in-depth inspection was completed by the BEST Consultant and it was determined that the synthetic stucco system at the front portico and second floor deck area were not installed per the original contract requirements resulting in expansion/ contraction cracking in the stucco and moisture penetration in that area and the deck with structural deterioration.  A supported claim was made against the developer and appropriate repairs completed at no cost to the condominium owners.

 

EXAMPLE 4:  10 year old warehouse.  One and two story tilt up panel construction with an eps insulated ballasted EPDM roof over a metal deck.  Maintenance had been done in reaction to complaints and via an annual ‘walk around and seal’ of the structure and roof area.  Roof leaks had been ongoing for 4 years in the warehouse area.  The owner’s roofer was proposing a new roof with replacement of the wet insulation during the next year at a cost of $2,000,000.  An in-depth condition assessment by The BEST Consultant led to the recommendation for a two year repair and renew program at a cost of $100,000 that extended roof life by 5 years.

 

EXAMPLE 5:  17 year old retail center.  One story block and brick construction with the original 3 layer built-up roof over fiber board over ‘lightweight’ concrete over a metal deck.  The roof had reached the end of its useful life.  The owner performed maintenance only in response to complaints.  The owners’ roofer recommended removal of the gravel on the roof surface, all wet materials, replacement of wet materials and installation of a barrier board and then a ‘white’ single ply membrane with a 15 year warranty based upon the roofing company’s certification to the manufacturer of ‘no moisture present’ at a cost of $475,000.  The BEST Consultant completed an in-depth assessment that showed moisture penetration into the ‘lightweight’ concrete in 11% of the roof area.  After discussions with the owner a determination was made to remove the wet materials, replace with ‘lightweight’ concrete, remove the loose gravel, to add 3 inches of additional insulation to the entire roof area, and to install a granulated light colored modified bitumen roof system at a cost of $525,000.  This increased warranted life from 15 to 25 years, expected life from 15 to 30 years lowered utility costs, and significantly lowered maintenance costs.  Cost of installed ownership for warranted life went from $31,667 for the initial proposed system to $21,000 for the final system.