Page 44 - College Planning & Management, March 2018

WHAT’S UP WITH THE ROOF?
is expensive and time consuming.
To ensure the safety of students, staff,
and visitors, school roofs require proper maintenance to avoid damage and to extend the life of the roof. A correctly implemented maintenance plan provides comfort and confidence for the future of the campus. A sound facilities mainte- nance plan serves as evidence that campus facilities are cared for appropriately.
Funding a Roof Maintenance Program
Deferred maintenance is a challenge that many colleges and universities around the country are facing. As funding tight- ens, the facilities maintenance department is typically among the first required to make do with less funding. Many institu- tions opt to allocate capital to more visible programs, leaving roof maintenance needs unmet for far too long. The resulting deferred maintenance may save money in the short term, but in the long run can lead to higher costs, as poorly maintained roof systems burn out before its life expectancy.
Funding a roof maintenance and repair plan is necessary and will substantially reduce the number of emergency respons- es. A maintenance program provides all employees and students with a safe, secure, clean, and aesthetically pleasant physical environment that is conducive to learning.
A good roof maintenance plan costs money. The return on expenditure will result in lower future maintenance costs and ex- tend the service life of the existing roof. Roof maintenance produces savings by decreas- ing equipment replacement costs over time; decreasing renovation costs because fewer large-scale repair or replacement works are
required; and decreasing overhead costs, such as utility bills, because of increased system efficiency. The roof should be treated as an asset and be properly managed.
Roof Inspections
A regular program of both roof inspec- tions and maintenance will help detect minor problems before they become serious, avoid interruptions of the internal functions within the building and, most importantly, protect the investment by adding years to the life of the roof.
There are three types of roof inspec- tions that must be performed: the initial inspection, the seasonal inspection,
and the damage inspection. The initial inspection verifies that the roof has been properly installed and is free of defects. It identifies where equipment was installed and ensures that the equipment has been installed in such a way that its operation will not damage the roof. It also records the location of any other roof penetrations for future monitoring, as well as ensuring
that the roof is properly sealed around the penetrations and secured at perimeters.
Seasonal inspections should typi-
cally be performed twice a year—in the fall and in the spring—for climates with four distinct seasons. The timing of these inspections is essential. The fall inspection is designed to identify defects that may have formed over the summer when the roof was exposed to high thermal stresses. The spring inspection looks for problems that may have been caused by ice or snow accumulation, or damage from the wind.
Damage inspections are performed im- mediately following severe weather, such as heavy snow fall or hail storms and torna- does or high winds. The evaluation should include looking for signs of water infiltra- tion, removing debris from the roof (espe- cially near drainage areas) and, if damage is present, the roof assembly should be considered for replacement through an insurance claim. In the meantime, your roofing contractor can temporarily repair leaks until a full repair is possible. It is important to make temporary repairs as soon as possible following a severe weather event. Post-weather maintenance will minimize damage to the interior from water stains condensation and mold.
Repair or Replace
The roof is one of the most expensive components of any building and for that
42 COLLEGE PLANNING & MANAGEMENT / MARCH 2018
WEBCPM.COM