Outline

• Company Profile

• Coverage Area

• Roof Management Program

– Initial Survey

– Annual Inspection

– Roof Manager (database program)

– Roof Design and Bidding

– Construction Management

– Warranties

• Question and Answer

Company Profile

• Established in 1991

• Recognized for our experience and expertise in handling roofing and

waterproofing for some of the largest national and global real estate

investors and owners• ProLogis: Global leader in industrial warehousing

• BlackRock Realty: Over $18 billion in real estate equity assets under management

• Pepsi Beverages Company: World’s largest manufacturer, seller and distributor of Pepsi-Cola

• STRS Ohio: 17th largest domestic US pension fund

• Staff consists of experienced consultants, architects, engineers and

field inspectors.

• Corporate headquarters located in Marysville, Ohio (Central Ohio)

– Satellite office in New Jersey

– National network of consulting partners

– Three corporate aircrafts allow for rapid response to clients needs

Global PresenceActively managing assets throughout the United States, Canada,

Mexico, Brazil and Europe

Portfolio Management

Roof Management Program3 Phase Approach for Property Portfolio Management

Phase 1. Initial Roof Condition Assessments

Phase 2. Annual Roof Inspections

Phase 3. Roof Asset Management (Roof Manager)

Client Realizes:

- Extended Roof Service Lives

- Reduced Capital Expenditures

- Reduced Maintenance Costs

- Organized Approach For Planning And Forecasting Future

Capital Expenditures

- Maximum Benefit When Roofing Expenditures Are Required

Roof Program

• Roof program

– Consistency

• Inspections

• Reporting

– Improved tracking capabilities

– Organized roof management approach (Roof Manager)

– Improved performance reporting

– Service request standards and recording

“The Key to Confident, Budget Minded Decisions

Lies in Accurate and Organized Information”

Phase One

Initial Roof Condition AssessmentComplete analysis of entire roof system, which includes:

1. Benchmark of existing conditions and remaining service life

2. Roof Maintenance Plan with projected budgets designed to

address deficient conditions, reduce unplanned expenditures and

extend the useful life of the roof

3. Roof Replacement Plan with projected budgets designed to

complement the existing structure

Phase Two

Annual Roof InspectionCompleted prior to the budget period on a yearly basis

following the initial roof condition assessment

1. Updates Proactive Maintenance Plan and Budgets to

address deficient conditions related to aging, physical damage

and environmental damage such as high wind events, hail,

lightning, etc.

2. Updates Roof Replacement Plan and Budgets based on

observed conditions and current labor and materials pricing

3. Annual Inspections combined with proactive maintenance is the

Fundamental Key to Extending Roof Service Life

Phase Three

Roof ManagerWeb based tool that allows management the ability to

quantify the information, recommendations and budgets

generated by Roof Management inspections

1. Performance and Budget Reporting

2. Provides Organized and Prioritized

approach to managing roofing assets

3. Online Service Requests automatically

documents and notifies assigned repair contractors

2. Confident, Performance Driven Decisions

can be exercised to increase the effectiveness

of roofing expenditures when armed with prior

performance histories

when facility management reports roof related issues

Roof ManagerProperty Specific Roofing Details

•Construction/assembly details

•Historical roofing expenditures and details

•Forecasted recommendations and budgets

•Warranty information

•Leak repair history

•Roof related documents section

Roof Manager

Online Repair Requests and Tracking

•Submit and track service requests to roofing vendors

•E-mail notifications advise personnel of repair status

•Automatic tracking of all repair information and costs

•Roof Management review of all leak repair invoices

“Comprehensive understanding of roof

performance leads to increased

accuracy and effectiveness of

recommendations and expenditures”

Email notifications

Vendor invoicing component

Detailed histories

Summary reports

Roof ManagerPerformance and Budget Reports

•10 Year Capital Forecast

•Annual Portfolio Repair Summary

•Leak Repair Cost Analysis

•Roof System Cost Data

“Utilize portfolio specific

roofing data to both assist

and improve the planning

and management decisions

associated with roofing

expenditures”

Program Results

$0,00

$0,02

$0,04

$0,06

$0,08

$0,10

$0,12

$0,14

$0,16

$0,18

1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008

Case Study: Annual Roofing Cost per Square FootPortfolio Size: 300 million square feet (2010)

Roof Management Program Implemented in 1997

Highlights:•45% spending reduction within 5 years (~$30 million annually)

•Program has maintained consistent spending despite aging portfolio

Roof Summary at Global Level

Roof Type Roof Area (SF) Avg Age

2014 PM

Budget

2014 PM

Cost/SF

BUR 139,019,275 14.4 $3,626,633 $0.03

Coating 11,677,856 6.3 $288,535 $0.02

EPDM 88,118,816 12.1 $1,672,750 $0.02

Metal 37,946,933 13.0 $3,618,778 $0.10

Modified 13,296,629 12.1 $514,517 $0.04

PVC/TPO 76,956,941 5.3 $1,135,280 $0.01

Roof Summary at Global Level

Forecasting

$0,00

$0,20

$0,40

$0,60

$0,80

$1,00

$1,20

$1,40

$0

$2.000.000

$4.000.000

$6.000.000

$8.000.000

$10.000.000

$12.000.000

$14.000.000

$16.000.000

$18.000.000

2015 2016 2017 2018 2019 2020 2021 2022 2023 2024

10 Year Roofing Capital Forecast

Capital Budget Cost/SF

2015 Roofing Maintenance Budget

$0.03 SF

5 Buildings 1.4 Million SF

$1.96 Million in Savings

Long Term Costs

Wood Deck

Product Availability

Hail ZoneHigh Wind Zone

Mandatory

Snow

Removal

Familiarity

Roof System Drivers

Why systems are used where• Cost

• Maintenance

• Track Record

• Contractor Base

• Material Availability

• Environmental Conditions

• Familiarity

Project Management

Solutions that are cost effective and building specific

• Cost

• Maintenance

• Proven systems that perform their entire serviceable life

• Reduce Owner’s project administration time. Lead the project.

Project Management

Enhanced project management utilizing the Roof Manager

Projects tab provides access to and tracks• Scope of work

• Job progress

• Design information

• Construction management information

• Project contact lists

Weekly Contractor Logs Update• % Complete

• Work items completed

• Project notes/unit cost item updates

• In progress photos of the project

Benefits• On demand access to project information (meeting minutes, field reports, contacts, drawings,

submittals)

• Improved communication through project updates

• Long term archival

• Contractor self reporting

Project Management

Contractor Log:• Weekly on-line reporting by contractor

• Self monitoring

• Up to date information on a roof project through the Roof Manager

Construction Management

Project Knowledge

Knowledge and expertise that deliver economical solutions.

Use code to Owner’s advantage not Contractors and Manufacturers

Factory Mutual (wind uplift) and Fire Classification

ASHRAE (energy requirements)

1. Full Replacement or Overlay

2. Climatic Zone

3. Full, Partial or Non conditioned

Design

Project Planning

Precision

1. Correct selection

2. Leverage of grouping

Savings $298,109

Single Ply Built-up Overlay Tear-off

January February March April May June July August September October November December

Bid Contract

Construction

Bid

Bidder Contractor 1 Contractor 2 Contractor 3

Estimated Square Footage 151,860 150,977 149,446

S.F. Cost ( Base) $4.69 $4.17 $4.46

Base Bid

TPO with Coverboard $498,649.00 $428,129.00 $483,828.00

Alternate 2: Interior Protection $158,165.00 $158,165.00 $137,681.00

Alternate 3: $5 mil Gen Aggregate Ins $6,552.00 $0.00 $7,800.00

Total base bid $663,366.00 $586,294.00 $629,309.00

Bidder Contractor 1 Contractor 2 Contractor 3

Estimated Square Footage 149,430 150,660 150,000

S.F. Cost ( Base) $5.76 $5.09 $5.47

Base Bid

TPO with Coverboard $591,105.00 $515,000.00 $562,059.00

Alternate 3 - Interior Protection $229,342.00 $205,000.00 $215,250.00

Total base bid $820,447.00 $720,000.00 $777,309.00

2012 Original Project• Compressed Schedule

• Peak of roofing season

• Complicated project

• Same scope and

contractors

• Time managed bidding

and construction

2014 Re-Bid

Savings: $133,706

Project Planning

Project Management

Competitive Bidding

Competitive bidding with the right contractors ensures the best price

Savings $482,097

Project Management

Construction Management

• Complete on time

• Within budget

• Minimize disruption

• Ensure contractor compliance to standards established in the

contract documents – installation, night tie-offs, building &

grounds protection, safety

Even the most carefully thought out and designed roof systems

can be jeopardized by poor installation practices.

Value & Leverage

Warranties

Warranty Alliance:

Flat Rate Warranty Fee on all roof projects

• The Alliance Manufacturers will provide a no dollar limit (NDL) warranty for a flat rate based on roof

size. The industry standard is to provide this warranty at 7 cents a square foot. On a 250,000

square foot roof renovation project this could provide a savings of $14,000.

Transferable Warranty

• Alliance Manufacturers will allow warranties to be transferred to new ownership.

Warranty Extension

• Alliance Manufacturers will provide extended warranties beyond the industry standard warranty

periods.

Roof Management’s managed roof assets and diverse

locations has allowed us to leverage benefits for our clients.

Value & Leverage

Standard Warranty Fee

Alliance Credit

Final Warranty Fee

Edge Metal

Benefits

• Lifetime, transferable 215 mph wind rated warranty on fascia and coping systems

• 20 Year, 110 mph transferable wind rated warranty on gutter and drip edge systems

• 30 Year Kynar finish warranty on standard colors

• Labor and material indemnification warranty that exceeds the industry standard

• Spring engaged systems for protection in multiple wind events

• Reusable fascia extrusion, environmentally friendly while reducing cost for color changes

• Compliance with ANSI/SPRI ES-1, FM, Miami Dade, Florida Building Code to reduce client risk

• Custom designed details that are tested and wind rated

• Welded and Quick-locked miters and flashing for outstanding aesthetics

• Post installation inspection of standard details for owner assurance

60-80% of roofing failures in major

wind events begin at the edge

Skylights and Energy Savings• Daylighting increases building value, occupant satisfaction

and productivity

• Extended warranties – direct from the manufacturer

• Energy savings calculations and layout assistance

• Advanced design roof curb systems

HVAC Reclaim

Landfill Avoidance Certificate

Partnered with AES Reclaim to take this old equipment from the

roof and decommission it and recycle the components

• Eliminates any of this equipment going to the landfill

• Provide compliance with EPA mandates

• Eliminate unnecessary waste going to the landfill

• Cradle to grave documentation

• Landfill Avoidance Certificate provides a summary of the materials that were

recycled

• Cost neutral

Energy Cost Management

Invest in your Facility, not the Utility

• Energy Cost Management and Efficiency

• Energy Cost Assessment and Tariff/Rate Optimization

• Commodity Contract Negotiation

• Project Financing and Tax Services

• Energy Tax Deductions and Cost Abandonment Credits

• Project Financing Options

• Efficiency Project Design and Implementation

• Facility Audits – Analyze energy use for Lighting, HVAC and Gas

• Lighting Retrofits – Reduce energy and increase tenant retention

SustainabilityCreate an Energy Efficiency Strategy• Creating a portfolio of buildings that use

• Less energy consumption

• Less natural resources

• Less impact on the environment

• Provides better value

Please feel free to contact us with any questions:

Roof Management, LLC1383 Columbus Avenue

Marysville, Ohio 43040

(937)642-7311 office

rm@roof-management.com