OPTIMAL SERVICE LIFE DESIGN AND PROACTIVE ROOF MAINTENANCE EFFECTS ON LIFE CYCLE COSTING FOR LOW SLOPE ROOF SYSTEMS

摘要

As an architect specializing in roof system design, I have long been interested in how quality roof system design based on achieving an optimal service life, followed by a proactive roof maintenance program effects anticipated Life Cycle Costs. In order for a topic such as this to be explored, a thorough knowledge of various systems and long-term base of projects is necessary. This paper will present parameters for exploring how quality design and proactive roof maintenance effect life cycle costs. Examples of quality roof system design and a life cycle cost analysis based on specific project parameters will be presented. Recommendations for achieving optimal life cycle costs will be included with the paper. Building owners, property managers, building engineers, architects, engineers, designers and contractors can all benefit from the appropriate Life Cycle Costing of building systems, whether for new construction and/or retrofit or renovation conditions. Life Cycle Cost Analysis for roofing systems, which are typically one of the most costly post-occupancy renovation projects an owner will undertake, can prove most beneficial in attempting to compare the costs associated with two or more roof systems. Life Cycle Cost Analysis for any system has as its goal to allow for the selection of a system whose value is maximized over time. It will assist in the selection of the most cost-effective system. For the purpose of this paper, the systems being evaluated will be low slope roofing systems, designed for optimal service lives where optimal service life design is defined as: To conceive and execute a roof system design whose components, detailing, and installation intent is to achieve the greatest service life under specific conditions and parameters. Proactive roof maintenance is defined as: The initiation of a preventative roof maintenance program based on regular anticipated maintenance needs to be budgeted for and performed on a regular schedule with the intention of maximizing service life. A properly analyzed and performed Life Cycle Cost Analysis will allow property managers to plan and budget for future capital expenditures, periodic inspections (biannually), maintenance and repairs, i.e., assist in their budgeting for the service life of the roof system. It will assist them in budget planning as known costs such as periodic inspection and roof system maintenance can be budgeted for, rather than having to react to conditions that require unexpected expenditures.