2018

2018

FACILITY MANAGERS TOOLKIT

9855 Crosspoint Boulevard | Suite 100 | Indianapolis, IN | 46256 | 317.577.0910 www.moisturemanagementllc.com

2018 FACILITY MANAGERS TOOLKIT TABLE OF CONTENTS: • MESSAGE FROM MOISTURE MANAGEMENT PRESIDENT

PG. 2

ROOFING FORMS AND DOCUMENTS: • ROOF LEAK INCIDENT REPORT FORM • DEFECT INSPECTION GUIDE FOR ROOFING ASSETS • DEFECT INSPECTION REPORT FOR ROOFING ASSETS • ROOF WARRANTY INFORMATION CARD FOR ROOF HATCH(ES) • ROOF ACCESS LOG SHEET • LEAK COST TRACKER SPREADSHEET

PG. 3 PG. 4 PG. 7 PG. 8 PG. 9 PG. 10

BUILDING ENVELOPE FORMS AND DOCUMENTS: • BUILDING ENVELOPE LEAK INCIDENT REPORT FORM • DEFECT INSPECTION GUIDE FOR BUILDING ENVELOPE ASSETS • DEFECT INSPECTION REPORT FOR BUILDING ENVELOPE ASSETS

PG. 11 PG. 12 PG. 15

EDUCATIONAL CONTENT: ROOFING RELATED CONTENT: • ARTICLE: “RISK MITIGATION IN ROOFING ASSET MANAGEMENT” • ARTICLE: “BECOME A PROFIT-MAKING MANAGER VS. A PROFIT-SPENDING MANAGER” • ARTICLE: “HOW TO MANAGE YOUR ROOFING PORTFOLIO REALLY WELL” • ARTICLE: “ARE ROOF WARRANTIES WARRANTED?” • ARTICLE: “HOW MUCH IS YOUR ROOF REALLY COSTING YOU?” • ARTICLE: “CHANGING THE BROKEN PUBLIC WORK(S) RFP MODEL” • ARTICLE: “QUESTIONS EVERY FACILITY MANAGER NEEDS TO ANSWER” • ARTICLE: “SCAN YOUR ROOF BEFORE YOU REPLACE!”

PG. 16 PG. 21 PG. 24 PG. 26 PG. 28 PG. 30 PG. 32 PG. 33

BUILDING ENVELOPE RELATED CONTENT: • ARTICLE: “THE CRITICAL NEED FOR WATERPROOFING PROJECT OVERSIGHT” • ARTICLE: “WHAT IS THE BUILDING ENVELOPE?”

PG. 39 PG. 41

THE INFORMATION AND IMAGES CONTAINED WITHIN THIS TOOLKIT ARE THE PROPERTY OF MOISTURE MANAGEMENT AND CAN NOT BE USED WITHOUT EXPRESS WRITTEN PERMISSION. ALL RIGHTS RESERVERD 2018

MESSAGE FROM MOISTURE MANAGEMENT’S PRESIDENT - BRENNEN BAKER Thank you for downloading our 2018 Facility Managers Toolkit, I hope you will take advantage of the many templates, forms, and educational items that are contained within. I founded Moisture Management in 2004 to address several serious problems in the roofing and waterproofing industries I saw working for a national roofing material manufacturer for over a decade. Roofs were failing far too quickly,were being installed at exhorbiant prices, and costing building owners far more than they ever should over their life-cycle. This was due to several factors I experienced first-hand: • Lack of analysis why original roof failed • Using the wrong material(s) for building use • Poorly trained contractors/installers • Lack of project oversight to catch errors • Overpriced roofing materials • Incomplete details and drawings

• Lack of project documentation • Failure to follow the design specification • Lack of preventive maintenance programs • Lack of awareness of total cost of leaks • Replacing roofs that can be restored • A broken system of choosing “low-bidder”

THERE IS A BETTER WAY TO MANAGE YOUR ROOFING AND WATERPROOFING ASSETS! From my frustration, anger, and embarassment at the failures of the roofing and waterproofing industry, Moisture Management was created to accomplish the following: • Act as an IMPARTIAL advocate for our clients, protecting THEIR interests • CONFIRM leak diagnosis’ with scientific tools, such as infrared cameras, boroscopes, and capacitance meters • Offer objective and impartial analysis on the ENTIRE building envelope, from roof to walls • Conduct analysis on WHY a system failed prematurely and design a new one that won’t • Offer onsite Quality Inspections to make sure clients get what they PAID for • Stress the importance of REGULAR maintenance and inspections to prolong service life I hope you find this toolkit of value and that the strategies, tips, and actionable items contained inside can help immediately impact your bottom line, when it comes to roofing and waterproofing issues. If you have any questions, comments, or suggestions about the Facility Managers Toolkit, feel free to email me at [email protected]. Regards,

Brennen Baker - President

PG. 2

2018 FACILITY MANAGERS TOOLKIT ROOF LEAK INCIDENT FORM DATE OF LEAK:__________________ BUILDING:___________________________________

LOCATION:________________________________

ADDRESS:_________________________________________________________________________________ DESCRIBE THE LEAK IN THE BOX BELOW:

SIZE OF LEAK AREA AFFECTED:___________________ LEAK SEVERITY (1 TO 10): _______

ROOF LEAK FOLLOW-UP CONTRACTOR/FIRM DISPATCHED:_____________________________________ DATE:_______________ CONTRACTOR ARRIVE DATE:_________________________ TIME IN/OUT:__________________________ LEAK RESOLVED?___________ NEXT COURSE OF ACTION:_____________________________________ NOTES:

ROOF LEAK COST TRACKER CONTRACTOR REPAIR BILL:________________ INTERIOR DAMAGES (INCLUDE CEILING TILES, DRYWALL, CARPET, ETC.):__________________

$ 0.00 TOTAL LEAK INCIDENT COST (ADD TWO LINES ABOVE):____________________

EMAIL THE LEAK INCIDENT REPORT TO MOISTURE MANAGEMENT FOR DISPATCH OR REVIEW AT [email protected]. PG. 3

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR ROOFING ASSETS The defect inspection guide form is intended to help you recognize early signs of problems with your roofs, such as flashings, drains, and all other roofing components. Using the descriptions and photos supplied below, you can identify and document issues with your building’s roof that require professional investigation. PROBLEM: BRIDGED FLASHINGS DUE TO SHRINKAGE At the perimeter of the building, bridging of the flashing can occur due to shrinkage of the membrane, which is an irreversible condition. Eventually, shrinkage tears will occur in the membrane from being pulled so tight. You can recognize bridging by the tightness of the membrane and displaced rock along the perimeter edge on ballasted roofs. PROBLEM: WRINKLES IN THE PERIMETER/WALL FLASHINGS Wrinkles in the wall flashings, as shown here, are small unadhered areas where the membrane is not stuck fastly to the wall. Over time, if these areas grow, the wall flashings may come loose and break away during a wind event or storm. A roofing professional can determine whether the wrinkling is minor or poses a long-term threat to your roofing system. PROBLEM: CLOGGED DRAINS/GUTTERS Drains and gutters that are clogged with leaves and other debris cannot move water off the roof. While this deficiency is easily solved by removing the obstructing debris, it is vital that the roof drainage systems be fully functional and operational. Gutters, scuppers, and downspouts should also be regularly checked and cleaned to ensure drainage is unimpeded. THE DEFECTS LISTED ABOVE REQUIRE IMMEDIATE ATTENTION BY A ROOFING PROFESSIONAL. MOISTURE MANAGEMENT CAN ASSIST YOU WITH DIAGNOSING AND REPAIRING THESE DEFECTS ON YOUR BUILDING, USING SCIENTIFIC TOOLS AND EXPERTISE. PG. 4

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR ROOFING ASSETS - CONTINUED PROBLEM: PUNCTURES IN THE ROOF MEMBRANE Punctures in the roofing membrane are not covered by your warranty and are direct points of entry for moisture infiltration, so they must be patched immediately. They can be caused by sharp debris on the roof, bullets and fireworks, or by mechanical contractors dropping objects on the roof. A roof log is recommended to identify who is working on the roof, in the event damage is incurred. PROBLEM: FIELD SHEET WRINKLES (MOLE RUNS) Wrinkles in the field sheet such as the one shown here, are commonly referred to in the roofing industry as “mole runs”. The wrinkle is not of great concern, but if the unadhered area runs into a seam and pops it open, moisture infiltration can occur. A roofing professional can determine if wrinkles on your roof pose a threat to waterproofing integrity. PROBLEM: OPEN COPING CAP JOINTS ON PERIMETER The coping cap (metal or stone) terminates the roofing system and protects the upper top area of the masonry or EIFS wall. These joints experience significant movement from the building and need to be periodically re-caulked to eliminate voids, such as the one shown here.

PROBLEM: NAIL POPS ON SHINGLE ROOFS If you have an asphalt shingle roof, nail pops occur over time, due to expansion and contraction of the materials. Over time, the nails begIn to raise up, lifting the shingle, and in some cases, penetrating through. The nailS round out gaps that water can enter into, causing leaks. Granule loss is another concern for these types of roofs. PG. 5

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR ROOFING ASSETS - CONTINUED PROBLEM: BLISTERS IN THE ROOF MEMBRANE On modified bitumen or built-up roofing, blisters can occur, such as the large one shown in this photo. The blisters are raised surface areas over voids in a roof system, which contain entrapped air and/or moisture. While blisters don’t always leak, they should be repaired if the surface material begins to come off, exposing the underlying felts. PROBLEM: VOIDS IN COUNTERFLASHING & T-BARS A typical flat roof is attached to the wall and flashed in with either a metal counterflashing or a termination bar. These items are then caulked at the top to created a waterproof seal. Over time, the caulking deteriorates and needs to be re-applied. If you notice voids and/ or weathered caulking on your counterflashing/t-bar components, they need to be re-sealed. PROBLEM: OPEN LAPS AND SEAMS Open seams or laps in the field of your roof can be result of poor installation, age, building movement, or material failure. In any event, open seams and laps need to be repaired immediately, as they can allow significant moisture to soak your insulation and enter the interior space. PROBLEM: LOOSE OR FAILING FLASHING PATCHES Flashing patches are installed around curb units, where field seams meet at a “T”, and around other equipment on the roof. If you notice the edges of these important flashing patches are loose or unadhered, a repair needs to be made to rectify this condition. PG. 6

2018 FACILITY MANAGERS TOOLKIT ROOFING DEFECT RECORDING FORM DATE OF INSPECTION:__________________ BUILDING:___________________________________

LOCATION:________________________________

ADDRESS:_________________________________________________________________________________

DEFECTS NOTED IN THE ROOFING SYSTEM BRIDGED FLASHING DUE TO MEMBRANE SHRINKAGE WRINKLES IN PERIMETER OR WALL FLASHINGS CLOGGED DRAINS AND/OR GUTTERS PUNCTURES IN THE ROOF MEMBRANE FIELD SHEET WRINKLES (“MOLE RUNS”) OPEN COPING CAP JOINTS ON PERIMETER NAIL POPS ON SHINGLE ROOF(S) BLISTER(S) IN ROOF MEMBRANE VOIDS IN COUNTERFLASHING AND/OR T-BARS HOLES IN SPF (FOAM) ROOFING LOOSE AND/OR FAILING FLASHING PATCH(ES) NOTES:


2018 FACILITY MANAGERS TOOLKIT ROOF HATCH WARRANTY FORM The roof hatch warranty form is intended to be posted on the underside of your roof hatch(es) or laminated and placed in a prominent place on the roof. It serves as a warning that the roof is under warranty and that all repairs must be made by a certified contractor of the particular manufacturer who provided the roofing material and holds the warranty. You can print out as many of these forms as you require, filling it out either by hand or digitally. If you would prefer, Moisture Management will print and supply these stickers for you. Simply provide all the warranty details to [email protected] and a small handling fee of $3 per sticker.

PLEASE READ THE FOLLOWING INFORMATION BEFORE MAKING ANY REPAIRS TO THE ROOFS LISTED BELOW, AS THEY ARE UNDER WARRANTY AND MUST BE SERVICED BY A CERTIFIED CONTRACTOR OF THE SUPPLYING MANUFACTURER. ROOF WARRANY INFORMATION ROOF MANUFACTURER: _______________________________________ ROOF SECTION(S) UNDER WARRANTY:

INSTALL DATE: _________________

WARRANTY EXPIRE DATE: _________________

LAST INSPECTION DATE: _________________ NEXT INSPECTION DATE: __________________ FACILITY CONTACT PERSON: ____________________________________ FACILITY CONTACT PHONE: _____________________________________ PG. 8

2018 FACILITY MANAGERS TOOLKIT ROOF ACCESS LOG Please sign in to the log below to gain access to the roof. We track all service technicians who access the roof, in the event roof damage occurs as a result of your service. Please take all precautions necessary to prevent damage to the roof during your work. COMPANY

NAME

PURPOSE

TIME IN

TIME OUT

PG. 9

2018 FACILITY MANAGERS TOOLKIT LEAK COST EXPENSE TRACKING SPREADSHEET In order to assist you in learning what roofing and waterproofing leaks are costing you, we have developed a very simple spreadsheet to help you track your interior eak costs. However, tracking your leak costs doesn’t just include the invoice from your roofing or waterproofing contractor, but also includes ALL the associated costs, such as: • Interior Damage - this refers to items that are water damaged and must be repaired or discarded as a direct result of the leak. These items can include carpeting, ceiling tiles, dry goods, electronics, drywall, and much more. • Interior Repair - this refers to the interior repair costs associated with the leak, including renting air drying equipment, installing new drywall, painting, and even mold remediation, if necessary. • Leak Repair Cost - this is, of course, the cost you pay to a contractor to find and repair the leak. Many facility managers track this number, but fail to capture the other associated costs above. In conclusion, tracking the comprehensive costs of your interior leaks gives you a much better idea of the true costs of these incidents. If you are capturing all the costs of a leak, you will quickly see how much cheaper it is to AVOID the leak in the first place, by having regular, professional building inspections and performing preventive maintenance. You can download the Excel Leak Cost Expense Tracking spreadsheet by clicking on the button below. There are two sheets for tracking, one for roofing and one for waterproofing. A screenshot of the spreadsheet is shown here:

DOWNLOAD THE TRACKING FORM -ARTICLE COMPLETE-

PG. 10

2018 FACILITY MANAGERS TOOLKIT BUILDING ENVELOPE LEAK INCIDENT FORM DATE OF LEAK: _________________ BUILDING: __________________________________

LOCATION: _______________________________

ADDRESS:_________________________________________________________________________________ DESCRIBE THE LEAK IN THE BOX BELOW:

SIZE OF LEAK AREA AFFECTED: __________________ LEAK SEVERITY (1 TO 10): _______ FLOOR WHERE LEAK REPORTED: _________________ # OF FLOORS AFFECTED: _______ POSSIBLE LEAK CAUSE:

WINDOWS

WALLS

SKYLIGHT

PIPE

OTHER

BUILDING ENVELOPE LEAK FOLLOW-UP CONTRACTOR/FIRM DISPATCHED: ____________________________________ DATE: ______________ CONTRACTOR ARRIVE DATE: ________________________ TIME IN/OUT: ________________________ LEAK RESOLVED? __________ NEXT COURSE OF ACTION: ____________________________________ NOTES:

BUILDING ENVELOPE LEAK COST TRACKER CONTRACTOR REPAIR BILL: _______________ INTERIOR DAMAGES (INCLUDE CEILING TILES, DRYWALL, CARPET, ETC.): __________________

$ 0.00 TOTAL LEAK INCIDENT COST (ADD TWO LINES ABOVE): ____________________

EMAIL THE LEAK INCIDENT REPORT TO MOISTURE MANAGEMENT FOR DISPATCH OR REVIEW AT CLICK HERE [email protected]. PG. 11

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR BUILDING ENVELOPE ASSETS The defect inspection report form is intended to help you recognize early signs of problems with building envelope components, such as walls, windows, skylights, EIFS, and all other building components below the roof. Using the descriptions and photos supplied below, you can identify and document issues with your building that require professional investigation. PROBLEM: OPEN AND CRACKED MORTAR JOINTS Open and cracked mortar joints like this one are signs of brick settling and/or movement, which can develop into bigger issues with wall stability. In addition, moisture can enter these cracks, which degrades the waterproofing integrity of the building envelope.

PROBLEM: OPEN VERTICAL EXPANSION JOINTS The joint between two different wall sections, particularly where a building has been added on to, expands and contracts at different rates. The expansion joints in these areas need to be re-sealed periodically to maintain waterproofing integrity.

PROBLEM: BROKEN/MISSING BRICK(S) Missing and/or broken pieces of brick are indications of water getting in behind the brick and as it freezes/ thaws, exerts force on the brick face, causing fracturing and breakage. Once the brick face is gone, moisture can enter through the hole and cracks, worsening this condition.

THE DEFECTS LISTED ABOVE REQUIRE IMMEDIATE ATTENTION BY A PROFESSIONAL BUILDING ENVELOPE INVESTIGATOR. MOISTURE MANAGEMENT CAN ASSIST YOU WITH DIAGNOSING AND REPAIRING THESE DEFECTS ON YOUR BUILDING, USING SCIENTIFIC TOOLS AND EXPERTISE. PG. 12

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR BUILDING ENVELOPE ASSETS - CONTINUED PROBLEM: VOIDS IN THE WINDOW FRAME SEALANT Window frame seals and gaskets can leak once the caulking becomes weathered or displaced by expansion and contraction. Even small voids in these important seals can allow moisture to penetrate the window curtain and into the building, so voids like this need to be repaired immediately when found.

PROBLEM: RUSTED AND FAILING WINDOW LINTELS Over time, the metal lintels above the window frame can become rusted and can swell, due to expansion and contraction of the material, caused by temperature swings. The lintels serve as a barrier between the brick wall and the window curtain and, if deficient, can allow moisture entry into the window curtain area.

PROBLEM: SPALLING OF THE CONCRETE FOUNDATION Spalling is a result of water entering brick, concrete, or natural stone and forcing the surface to peel, pop out, or flake off. In concrete, spalling happens because there is moisture in the material. A coating of concrete sealer can help prevent this condition from becoming a bigger problem in the future. PROBLEM: VOIDS IN SKYLIGHT SEALS Skylights are one of the most challenging building envelope components to keep watertight over a long period of time. If you see small voids or weathered sealants along the skylight gaskets, you need to have them re-sealed immediately. PG. 13

2018 FACILITY MANAGERS TOOLKIT DEFECT INSPECTION GUIDE FOR BUILDING ENVELOPE ASSETS - CONTINUED PROBLEM: EFFLORESCENCE ON BRICK WALLS Efflorescence is a condition caused by minerals leeching out of the brick from moisture infiltration, resulting in a white, chalky substance on the brick. Efflorescence can be normal on new buildings, since lime releases out of new mortar, but on older buildings it is an indication that moisture is penetrating into the walls. This condition needs to be investigated promptly upon discovery. PROBLEM: EXPOSED EIFS SCRIM Exposed scrim at the base of the wall, where it meets the roofing components, it a symptom of the EIFS scrim not being extended down far enough, leaving an area of unreinforced EIFS at the joint. The scrim can wick water into the wall, so this condition needs immediate repair.

PROBLEM: CIRCULAR HOLES IN THE EIFS A common issue we find on EIFS structures are small round holes in the walls. These are caused by birds, who penetrate the EIFS and use the holes to access the warmer interior areas. These holes obviously need to be repaired to prevent the entry of moisture into the wall and to stop the birds from getting into the walls. PROBLEM: ALGAE GROWTH ON EIFS Stains such as this on the EIFS is an indication of prolonged moisture exposure and algae growth. Not only are these stains aesthetically unsightly, but the algae growth can damage the surfacing of the EIFS, deteriorating its outer surface and making it more prone to failure. Cleaning of the EIFS by a professional, with special cleaning products, is required in situations such as this. PG. 14

2018 FACILITY MANAGERS TOOLKIT BUILDING ENVELOPE DEFECT RECORDING FORM DATE OF INSPECTION:__________________ BUILDING:___________________________________

LOCATION:________________________________

ADDRESS:_________________________________________________________________________________

DEFECTS NOTED IN THE BUILDING ENVELOPE OPEN AND/OR CRACKED MORTAR JOINTS OPEN VERTICAL EXPANSION JOINTS BROKEN AND/OR MISSING BRICK(S) EFFLORESCENCE EXPOSED EIFS SCRIM CIRCULAR HOLES IN THE EIFS WALLS ALGAE GROWTH ON EIFS WALLS VOIDS IN THE WINDOW FRAME SEALS RUSTED AND/OR FAILING WINDOW LINTELS SPALLING OF THE CONCRETE FOUNDATION VOID(S) IN SKYLIGHT SEALS NOTES:


2018 FACILITY MANAGERS TOOLKIT “RISK MITIGATION IN ROOFING” - BY BRENNEN BAKER - PRESIDENT After almost 3 decades of service in the roofing industry, it is quite apparent that our industry has not done a very good job explaining the risks and liabilities of having a dysfunctional roofing system on a business or school building. Facility managers, property managers, and school officials are frustrated by poor performing roofing systems and unskilled contractors. They pay enough for their roofs, but are not getting the performance and longevity out of these systems that they should. They keep looking for that “miracle in a can or roll”, but can’t seem to find it. More often than not, they choose the low bid because they have difficulty differentiating quality among the bidders and understanding what is or isn’t a qualified bid. They are of the opinion that all roofers can perform the same work equally, so why not take the low bidder? However, choosing an unqualified contractor adds a high degree of risk into your roofing program, including ending up with an expensive roof that frequently leaks. The problem with frequent roof leaks is for every $1 of roof repair cost, there is typically a $50 cost associated with consequential damages to the building interior and contents. If these costs were accounted for, most companies would see the actual total cost of their roofs. There is another area of hidden expense not often talked about, which is the impact of having wet roofing and insulation, due to recurring leaks. Wet insulation does not insulate and the wasted energy costs can be staggering. In some cases, clients have gotten 3 year paybacks on roof replacement, just from the energy savings We have a mantra in our company, “If it’s predictable, it’s preventable”. Therefore, performing preventive maintenance, with a pro-active approach, greatly reduces your risks in roofing! There should be no leak surprises coming from your roofs and walls. Correctly installed systems do not fail overnight, rather it is a progression and can be diagnosed by an expert. You should always have sufficient time to properly repair these deficiencies, unless there is a sudden weather event (tornado, hurricane, etc…) or a fire. Therefore, there is no reason a crisis response should be required. It is clear that performing preventive maintenance on a frequent and timely manner is the lowest cost approach you can implement. Waiting until something breaks is always the most costly and consequential approach to use. -CONTINUED ON THE NEXT PAGE-

PG. 16

2018 FACILITY MANAGERS TOOLKIT “RISK MITIGATION IN ROOFING” - CONTINUED Deferred building maintenance has become popular in facility management, due to budget tightening. However, when a roofing need is deferred, it does not go away, but usually becomes a bigger and more costly problem. Where a simple fix was once possible, facility managers are now forced into a major replacement or roof reconstruction. Failing to act greatly increases your risk in roofing asset management. The old expression, “if you can’t afford to do it right the first time, how will you pay the expense of doing it over?” really applies here! Another factor that raises your risk in managing roofing is inadequate funding and budgeting. One of the major reasons facility managers do not get adequate funding for their roofs is a lack of good information and thorough documentation. Corporate board members, school boards, and property managers like to have the facts, problems, and options for taking corrective action. In addition, they like to see the cost breakdown for the varying options. But in the broadest sense, you always have at least 2 options:

1. Do Something 2. Do Nothing

In the “Do Something” category, you have multiple options:

• Good, Better, Best Solutions • Low-Cost, Mid-Cost, High-Cost Options • Short-term, Mid-Term, Long-Term Performance

Facility managers would benefit from knowing all these options and being able to answer the biggest question of all: What does it cost if I do it, and what does it cost if I don’t? However, the problem most facility managers in charge of roofing have… is the lack of information they need. At any given time, facility managers should be able to tell you these crucial pieces of information:

• How many roofs do they have? • How many square feet of roofing per building do they manage, and how much in total? • How old is each roof? -CONTINUED ON THE NEXT PAGE-

PG. 17

2018 FACILITY MANAGERS TOOLKIT “RISK MITIGATION IN ROOFING” - CONTINUED • What type of roofing system is used on their building(s)? • What manufacturer provided the roofing system? • Is the roof system under warranty? • Who is the installing contractor? • How much have they spent on roof leaks? • How much have they spent on preventive maintenance? • How much have they spent on re-roofing projects? • What is the condition of each roof? • What is an accurate budget for maintenance and capital expenditures for this year, next year, etc…? • How much money have they saved by being proactive with their roof maintenance program? • How much extra money have they spent by not having a proactive maintenance program? If these questions cannot easily be answered by a facility manager, it is understandable that they probably don’t get the roofing funding they need. Given that roofing is one of the largest expense items in most building operating budgets (along with HVAC and parking lots), the lack of this basic information is inexcusable and raises the risk you will mismanage your inventory. If you are not already seeing the trend, most companies, schools, and property managers are expecting more out of their facility managers. These organizations want proactive initiatives, not reactive crisis management. The good news is there are professional service companies specializing in roof management to help you in this process. The best of these companies utilize state-of-the-art software programs to collect and manage client information. Eliminating the huge stack of written reports and paperwork from past and current projects, these firms provide you with on-line access to your roofing data, anytime, and from anywhere you have computer access.

-CONTINUED ON THE NEXT PAGE-

PG. 18

2018 FACILITY MANAGERS TOOLKIT “RISK MITIGATION IN ROOFING” - CONTINUED Some of the data and roof information that could be available to you instantly from a professional roof management firm would include:

• A thorough roof condition survey report. • A CAD drawing of the entire roof area, with individual roof section details. • Notes of all roof deficiencies marked on the roof plan. • Descriptive photographs of all roof deficiencies. • A Roof Condition Index Rating for each roof section, indicating best to worst. • A color coded CAD drawing with each roof section, showing its’ Roof Condition Index Rating. • A summary of each roof section’s square footage and total roof area. • A detailed repair or replacement budget report for any repair work identified. • Every leak area identified on your roof plan with an X mark. You should be able to cursor over these marks and see a before and after picture of the problem and the repair. • A running total of all your leak and repair costs for the year, on each roof section, and for each facility. This will help you better understand where your money is being spent. • Ability to have a scope of work summary or a comprehensive Roof Design Package for any major work or re-roofing projects you may have. • Ability to provide you with complete project documentation services for any major projects you may have, including notes and documents from pre-bid meetings, pre-construction meetings, safety meetings, weekly progress meetings, daily Q.A. inspections, change orders, pay requests, and final inspection reports. • The results of infra-red moisture inspections, if needed, to determine sources of roof leaks and contaminated roof insulation. • The ability to access this information through a website portal. All this information can be available to view 24/7 online, anywhere you have computer access. Any of your colleagues or management team can also look at this data whenever it is needed.


PG. 19

2018 FACILITY MANAGERS TOOLKIT “RISK MITIGATION IN ROOFING” - CONTINUED A SUMMARY of the BENEFITS of having a Successful Roof Management Program:

• No more stacks of reports on your desk, information is online and available.

• No more variations in how the information is reported (if it is reported currently).

• No more variations on how your roofs are evaluated, ranked by condition, and budgeted.

• No more having to extrapolate information from your written reports into management summary reports, used for tracking expenditures and budgets.

• Significant reduction of risk in your roofing program, due to proper management, accurate budgets, and preventive maintenance.

A quality roof management program is a genuine time and money saver for yourself and your company, while giving you the power of information to make the best decisions. In addition, this information allows you to mitigate your risk in roof management, resulting in fewer leaks, lower costs, less downtime, and higher returns on investment!

-ARTICLE COMPLETE-

PG. 20

2018 FACILITY MANAGERS TOOLKIT “BECOME A PROFIT MAKING FACILITY MANAGER VS. A PROFIT SPENDING MANAGER” - BY BRENNEN BAKER & ROBERT LYONS In the competitive business world we live in, those who make the money for a company are given a higher value than those who don’t. For Facility Managers, this creates a real dilemma. Most everything they are tasked to do requires the spending of the company’s hardearned profits. Their annual business plan consists mainly of expense items and capital projects, requiring large sums of cash. Money for this, money for that. As it looks to their superiors, they always seem to have their hands out. Part of this problem is that when money is requested, facility managers do not always do a good job of showing a payback, or a least a reduction, in the amount they would ordinarily spend for something. When requesting maintenance funds, don’t just provide what it costs to do something, but also include what it would cost if they don’t act. By being proactive and timely with maintenance and repair items, these costs are usually less than if you wait and have to replace something that is now not fixable. Also, in some instances, you can realistically show a return-on-investment or a least a cost reduction! These issues are particularly relevant with facilities maintenance, and specifically, with your roofing and waterproofing building components. In the hierarchy of building maintenance and capital budgets, roofing and waterproofing typically rank in the top 3 most expensive line items, with HVAC and parking lots being the other two most costly items. There are many contributing factors to roofing and waterproofing needs being the most costly items. Here is a summary of the most prevalent conditions that cause this:

• Roofing systems and building envelope components are often designed incorrectly (or incompletely). • Roofing systems and building envelope components are often installed incorrectly. -CONTINUED ON THE NEXT PAGE-

PG. 21

2018 FACILITY MANAGERS TOOLKIT “BECOME A PROFIT MAKING FACILITY MANAGER VS. A PROFIT SPENDING MANAGER” - CONTINUED

• Roofing systems and building envelope components are not being effectively managed and maintained by building owners. • Building owners have been lulled into thinking that a long-term warranty means they are protected. The reality is, by not performing preventive and remedial maintenance on these critical components, they have voided the terms and conditions of their warranties and will not get the fully intended service life out of these assets.

The interesting fact is that it is rarely the cost of leak repairs or reroofing that impacts the budget the most. It is actually the costs of the consequential damages to the building contents that far exceed the roofing expenses. Here is just a sampling of the many related items and issues that represent the collateral damage caused by roofing and waterproofing failures:

1. Damaged roof insulation (remember wet insulation does not insulate, it conducts) 2. Energy loss due to contaminated roofing and wall insulation in buildings 3. Damaged ceiling tiles 4. Damaged carpet and flooring 5. Damaged interior finishes 6. Damaged office equipment 7. Damaged production equipment 8. Damaged raw materials 9. Damaged finished goods 10. Lost use of space 11. Business interruption 12. Mold and mildew 13. Mold remediation 14. Poor air quality and sick employees 15. Slip and fall accidents 16. Lower employee morale and happiness 17. And more…

The costs of these items can be multiple times the cost of the actual roofing repairs and they are the most impactful to your business operations. -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “BECOME A PROFIT MAKING FACILITY MANAGER VS. A PROFIT SPENDING MANAGER” - CONTINUED So, back to the original theme, how do you change your image from being considered a “Profit Spender” to be considered a “Money Maker”? You need to build a case for the work you are doing, by being proactive in the maintenance and repairs of your roofing and building envelope. Begin tracking the longevity and life cycle costs of these assets. Start showing management reports that demonstrate how the monies you are spending are adding life to these building components. Keep track of these consequential damage expenses so you can show reductions (and eventually elimination) of these unwanted and costly expenses. Show how you have saved on utilities because your buildings are thermally efficient. Explain how you have helped the facilities become assets, rather than liabilities. If you are in need of some help in putting a comprehensive roofing and waterproofing management program together, there are consulting companies that offer services and software that will assist you. These professionals can assist you with the following:

• Conducting annual roof audits • Providing roof condition ratings and priorities • Providing roof maintenance and re-roofing budgets • Providing scopes of work for repairs, resotrations, and replacements • Providing comprehensive Roof Design and Detail Specification Manuals for bidding • Assistance with contractor qualification • Assistance with bid selection • Project management services • Onsite Quality Assurance inspections • Project close out and issuance of a long-term warranty • On-going warranty compliance inspections and maintenance • Annual audits and updating of records, priorities, and budgets

Most of these services are critical to the proper management of your facilities’ roofing and building envelope components. If you are not equipped or experienced enough to do these necessary tasks, please consider partnering with a professional services firm who can assist you. They can help you achieve the goal of becoming a true, “Profit-Making” facility manager! -ARTICLE COMPLETE-

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2018 FACILITY MANAGERS TOOLKIT “HOW TO MANAGE YOUR ROOFING PORTFOLIO WELL” - BY BRENNEN BAKER - PRESIDENT If you are a property manager, business manager, facilities manager, or Superintendent of Schools, then it is your responsibility to oversee the roofs on your buildings. It would make sense, then, for you to know important details regarding their square footage, installation date, current warranties, installing contractor, past leaks, and overall costs. Yet, oftentimes, this information isn’t easily available. If you don’t have or know this information regarding your roofs, then you are not effectively managing your roofing portfolio. When roofs are not managed, they have the potential to manage you—because you’ll have surprises, which puts you in crisis mode and costs you more money in the end. A Word About Warranties Just because a roof may be under a warranty doesn’t mean you will get the maximum service life out of your roofing system. Keep in mind that if you don’t comply with the terms of your warranties, the manufacturer can void them. Chances are, your warranty obligates you to conduct one (or more) annual inspections of your roof, complete preventive maintenance tasks, and then file a written report with photographic documentation, as well as owning the responsibility to make sure you complete the house-keeping required to maintain drainage. By not performing regular routine maintenance, you are allowing your roofs to deteriorate more quickly. It is one thing to defer a roof replacement as long as you can; it is another to allow perfectly maintainable roofing systems to prematurely fail due to a lack of attention. In essence, its like buying a new car and never changing the oil! Improving Your Roof Management Activities If this is a situation you find yourself in, here are some tips on how you can manage your roofs better:

1. Hire a trusted roofing expert, preferably an independent consultant, who has the experience and expertise to get you the information you need.


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2018 FACILITY MANAGERS TOOLKIT “HOW TO MANAGE YOUR ROOFING PORTFOLIO WELL” - CONTINUED

2. Perform audits of your roofs annually.

3. Store information about your roofs in a database designed specifically for roof management.

4. Keep the database up to date with any maintenance or re-roofing services you have, complete with photos, warranty information, and contractor/cost information.

5. Propose or obtain maintenance and capital budgets that are reflective of your needs.

6. Consult a trusted expert when preparing roof maintenance and re-roofing specifications to ensure that your needs are being addressed. Similarly, have the roof inspected afterward for quality assurance purposes.

If you take advantage of these tips, you will be empowered to more effectively perform your job of managing your roofing portfolio. Moisture Management can assist you in setting up an online roof management database, provide proactive roof maintenance programs, and assist with budget planning, with our “cradle-to-grave” comprehensive roofing programs.

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2018 FACILITY MANAGERS TOOLKIT “ARE ROOF WARRANTIES WARRANTED?” - BY BRENNEN BAKER - PRESIDENT The extended manufacturers’ roof warranty programs being sold to building owners today have clearly become an issue. As competition has gotten keener among manufacturers and generic systems, the manufacturers have yielded to these pressures by lowering their prices and extending their warranty periods. Roofing system manufacturers have internal pressures within their organizations to increase sales and meet quotas. Within this competitive environment, vendors must establish credibility with their customers. Typically, instead of investing in research, product development, field testing, and quality control, manufacturers have found it faster, easier, and initially less costly just to offer the consumer an extended warranty on their roofing products. The Promises Some warranties have been extended, up to 25-year warranty programs offered on proprietary built-up roofing system. But there are conflicting interests and contradictory principles at work. Everyone involved stands to lose if this approach is allowed to continue. Lowering prices and extending warranty periods can be costly and, in some cases, has been catastrophic (Koppers, W. R. Grace, Gates, etc). Building owners have been led to believe that the manufacturers and applicators will take care of all their needs, including surveying their roof problem, making recommendations for repair, as well as providing design services, quality assurance inspections during installation, and on-going warranty support. As a result, senior managers for many of these corporate owners have lost sight of their true obligations concerning their roofing needs. Other than potentially empty promises and hope, there are no real assurances. The Economics It is rare indeed for a manufactured product to have prices lowered, while the guarantee period is extended. Yet sales increase when this marketing strategy is adopted. This, in turn, brings an increase in the manufacturer’s liability. By the time defects begin to show (around -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “ARE ROOF WARRANTIES WARRANTED?” - CONTINUED 3-5 years after purchase), a new roofing product or system has impacted the marketplace. Typically, the less manufacturers or vendors have invested (or stand to risk losing), the more they have promised or guaranteed. People rarely get something for nothing—and certainly the roofing industry has proved to be no exception to this rule. The Misconceptions Consumers have been misled to believe that extended warranties mean they are buying a quality product, but there is no direct correlation. Historically, roofing systems have proven to be only as good as their weakest component. Owners attempt to fix roofs before they define and qualify why the original roof failed in the first place. Throwing money at the problem has never, by itself, ever solved a roofing problem. In many cases, building owners have spent more money than they needed on their roof or to solve their problem. Roof systems can be designed and installed today that have the realistic potential for 20-plus years of effective service life. However, this is more the exception than the rule within our industry today. Warranties and extended guarantees are currently being used in the industry today as sales and marketing tools. There is little relationship between the guarantee offered on the product and its actual quality. Over the past 25 years within the roofing industry, many manufacturers and suppliers have gone out of business, due to extensive warranty obligations. The industry is at a crossroads—between new and generic systems. Thus, building owners, designers, and installers should be wary of purchasing warranties and instead return to purchasing quality roofing systems from reputable manufactuers. Buy a quality roof, not a warranty!

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2018 FACILITY MANAGERS TOOLKIT “HOW MUCH IS YOUR ROOF REALLY COSTING YOU?” - BY BRENNEN BAKER - PRESIDENT When shopping for a new roof, buyers primarily consider the upfront price tag, which often means choosing the lowest quote. Sadly, not all roofers perform the same quality of work and not all manufacturers provide the same quality of products. The end result is that you are paying good money for an inferior roof, so you end up frustrated by the lack of quality and longevity of the installed roof. Over time, you end up paying more money in maintenance and related costs. In general, the roofing industry has not done a good job explaining the risks and liabilities of having a dysfunctional roofing system on a commercial or school building. Here are some of the additional costs that go into the true price of your roofing system—and how they can be mitigated. Leak Damage Not surprisingly, the shoddy work of unskilled contractors results in leaks. Not only do you have the cost of repairing that damage, but you have the additional cost of reparations. For every dollar of roof repair cost, there is typically a $50 cost associated with consequential damages to the building’s interior and contents. Additionally, the impact of having wet roofing and wall insulation wastes energy, which can also prove to be costly. If these costs were accounted for correctly, most schools and/or companies would easily see how these nickel and dime repairs add to the total cost of their roofs. The thing is, these systems don’t fail overnight. Damage progression can be predicted (and evaded) if an expert is consulted for preventative maintenance. When this important endeavor is put off, simple fixes have the potential to become big issues, forcing you into a costly replacement. Waiting until something breaks is always the most costly approach; thus, performing preventative maintenance can save you time, effort, and money. Really, unless there is an unexpected crisis (like a tornado, fire, etc), emergency responses can be avoided altogether. -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “HOW MUCH IS YOUR ROOF REALLY COSTING YOU?” - CONTINUED Lack of Information Building maintenance is often put on the back burner due to budget tightening. One of the major reasons Facility Managers do not get adequate funding for their roofs is a lack of good information and documentation. Given that roofing is one of the largest expense items in most building operating budgets (along with HVAC and parking lots), the general lack of this basic information is inexcusable. Upper management want to know all of their options (good, better, best). But even so, the biggest question remains: What does it cost if I do it, and what does it cost if I don’t? If you are not already seeing the trend, most property management firms, schools, and private companies are expecting more out of their facility managers. These organizations want proactive initiatives, not reactive crisis management. The good news is there are professional service companies specializing in roof management that can help. The best of these companies utilize state-of-the-art software to collect and manage client information. Some of the data that can be available to you online includes:

• A thorough roof condition survey report • A CAD drawing of the roof area, with individual roof section details (like square footages and Roof Condition Index ratings) • Notes of all roof deficiencies marked on the roof plan (complete with photos) • Detailed repair or replacement budget reports • A running total of all your repair costs for the year • A scope of work summary or a comprehensive Design Package for any major work or re-roofing project • A complete project management service for major projects

With online facility management software, all of this information is visible to you, and your staff through a web portal that is available 24/7 online, anywhere you have computer access. Having a roof management program eliminates stacks of papers on your desk—but, more importantly, you are given a powerful tool that empowers you to track expenditures and budgets so you will always know how much your roof is costing you. -ARTICLE COMPLETE-

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2018 FACILITY MANAGERS TOOLKIT “CHANGING THE BROKEN PUBLIC WORK(S) RFP MODEL” - BY BRENNEN BAKER - PRESIDENT Every year, public school corporations in Indiana spend around $35 to $45 million to remediate the defective waterproofing integrity of their facilities. This startling number is needlessly wasted; there is a better way. By implementing roof asset management strategies, school corporations and taxpayers can see an approximate 15% to 20% reduction for these purchases while greatly improving the quality of the final product. The Defective Price-Based Model The problem begins with Public Work(s) RFPs, which affects the school corporation’s (and other public organizations) selection. Contractors know that the “low bid” wins, so they strategize to submit the lowest price. Schools then are basing their decision on price, instead of performance and quality. This model assumes that the school corporation will receive the same final product, regardless of who they hire for the job. If they consider all workers as equal, they are allowing contractors with little experience to compete with trained craftsmen. The price-based model results in schools hiring low-performing, unqualified contractors, which ends in unsatisfied customers who overpaid for shoddy work. This culture fosters poor performance, late projects, blown budgets, and a lack of accountability. Changing the Process In order to change the results, the process must change. That begins by bringing accountability into the system and implementing a process based on value principles and logic, instead of choosing a contractor based solely on price. Believe it or not, it is possible to increase value while reducing costs by incorporating the following principles:

• Use fact-based information modeling to measure performance, thus making the contractor accountable for better performance -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “CHANGING THE BROKEN PUBLIC WORK(S) RFP MODEL?” - CONTINUED

• Transfer the risk accountability from the organization back to the contractors, thus forcing the them to manage the project and the quality from “cradle to grave”

• Use requirements that reflect the owner’s definition of quality and intent, in lieu of “boilerplate roof specifications.”

When performance and quality are continuously measured, performance information and reputation motivate contractors to raise their level of quality and workmanship. After all, no contractor wants to be designated as non-responsive, irresponsible, and unable to bid on future projects. The New Way It’s not surprising that it’s hard for owners to believe that there is a process available that attracts qualified contractors that do quality work. The human urge for wanting something for nothing has transformed roofing projects into a high-risk event that requires massive budgets and management efforts. There is a better way, one where the best quality is available for the lowest cost. This new way of purchasing roofing projects is available through Moisture Management’s RoofSMART procurement program. The RoofSMART program allow schools, private companies, and other organizations to bid their roofing projects together, inviting a list of contractors that meet pre-defined quality standards (ie. years in business, professional credentials, financial stability, etc.) who must agree to the accountability standards defined by Moisture Management to protect our clients. By bidding your project with others, you can receive a lower cost per square foot price, based on volume and transfer much of the risk back to the material manufacturer and the contractor, through the contractural terms. For an overview of the RoofSMART program and how it can provide increased value, lower cost, and better accountability, visit our RoofSMART website page at http://www. moisturemanagementllc.com/home/our-programs/roofsmart/.

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2018 FACILITY MANAGERS TOOLKIT “QUESTIONS EVERY FACILITY MANAGER NEEDS TO ANSWER” - BY BRENNEN BAKER - PRESIDENT Superintendents of schools, property managers, and facility managers carry a big responsibility in overseeing their facility’s roofing. As such, it’s important for them to know details about their properties—or at least have access to answers quickly. Yet oftentimes, that important information is not known, and answers are hard to find. In this case, the old adage fits: knowledge is power. The more you know, the more you can manage your roofing portfolio well, which will save you money in the end. If you are a in a facility management role, here are a list of questions that you need to know the answers to:

• How many roofs do you have? • How many square feet of roof per building do you have and in total? • How old is each roof? • What type of roofing systems are on your buildings? • What manufacturer provided your roofing systems? • Are your roofing systems under warranty? • Who were your installing contractors? • How much money have you spent on roof leaks? • How much money have you spent on maintenance? • How much money have you spent on re-roofing projects? • What is the condition of each roof? • What is an accurate budget for maintenance and capital expenditures this year? Next year? • How much money have you saved by being proactive with a roof maintenance program? • How much extra money have you spent by not being proactive about maintenance? • What is the average life expectancy of your roofs?

If you struggle to answer these questions or aren’t sure where to find the answers, there is an easy solution. All of this information—and more—is available to you and your staff with an easy-to-use website portal when you work with Moisture Management to audit, inventory, and manage your roofing portfolio. Implementing a roof management program empowers you to better manage your roofing portfolio, which will save you money in the end. -ARTICLE COMPLETE-

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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - BY RUSSELL MINK - VICE PRESIDENT Imagine the following scenario: Your child is feeling a little under the weather and you finally make an appointment to go see your family doctor. The doctor does a cursory examination, and decides that he/she needs surgery immediately. Wouldn’t you ask for a more thorough examination? What about a CAT scan, an MRI, an EKG, or some other tests? Wouldn’t you want to see more information on what is wrong before approving the surgery? Wouldn’t you ask to see some scientific evidence that the surgery is required? This additional testing provides evidence that allows doctors to pinpoint what is wrong and target the exact problem area. Advanced imaging techniques provide crucial information for medical professionals. Similarly, nondestructive moisture tests provide building owner’s valuable information concerning the moisture content of their building components. Consequences of Wet Insulation There are many reasons why it is important to identify wet insulation within a commercial roofing system. For example:

• Roof leaks can cause costly interior damage to facilities and create hazardous conditions for building occupants, such as slip hazards and/or indoor air quality concerns. • Wet insulation becomes a conductor of energy rather than a resister, resulting in higher energy bills. • Trapped moisture in insulation creates an environment for mold to grow and may eventually lead to indoor air quality issues. • Wet insulation often causes roofing fasteners to corrode and reduces the uplift performance of the roof, which can lead to a roof blow off during a wind event. • Trapped moisture can create an environment, much like steaming an envelope open, in which moisture vaporizes and releases the glue at the seams of the roofing system. • Wet insulation will speed up the deterioration of the roofing system.

Thankfully, rather than simply doing a quick visual assessment of the roof and deciding it needs to be replaced, today’s building owners have more options. They can utilize professionals that rely on several different non-destructive moisture tests to help make reliable recommendations, based on unbiased scientific information. The decision of when to repair, restore, or replace a large commercial roof often involves a million dollar investment or more. -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - CONTINUED Before you make a million dollar decision, much like a medical decision, building owners should insist on more evidence to support the recommendation. Infrared Thermography Infrared Thermography, also known as an IR scan, is a nondestructive testing method to detect and record temperature differences across the surface of an object. IR scanning is the most common moisture detection method for identifying wet insulation on non-ballasted commercial roofing systems. During the day, wet insulation will absorb heat energy from the sun. At night, the wet, denser, insulation will retain the heat longer before releasing it into the atmosphere. Most IR scans are facilitated at night in order to capture the thermal signature anomalies located within a roofing system. It is common to outline the located thermal anomalies with spray paint on the roof surface. This allows for the future location of the anomalies, without the use of an infrared camera. A CAD drawing is then produced which identifies the location(s) of the thermal anomalies. IR scans work best when conditions provide a significant temperature difference between the interior and exterior of the building. Additionally, optimal conditions are at night following a sunny day and when night time temperatures cool quickly. The greater the rate of outside temperature change, the greater the difference in surface temperatures between wet and dry areas. There are some limitations to IR scans. Ponding water or any precipitation within the last 24 hours prior to the scan may lead to inaccurate readings. IR cameras detect heat and NOT moisture. Although infrared scans can be extremely accurate, the anomalies must always be checked with a capacitance moisture meter to verify the presence of moisture. If there are multiple roofs on the building and moisture is trapped in the lower roof, an IR scan will not detect this as an anomaly, as only the temperature of the surface roof will be detected by the camera.


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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - CONTINUED It is important to remember that IR scanning works on the principle of solar gain and temperature difference. Wind can produce a false anomaly on roofing systems, as friction is created which heats up the roof membranes. Additionally, some roof constructions can produce false readings with IR scans such as ballasted systems, lightweight concrete decks, and roofs with highly reflective roof surfaces. Most IR scans are done in the summer when the solar gain is greatest. As cooler temperatures arrive in the fall/winter, it is very difficult to get accurate results because the solar temperature gain is limited. Nuclear Scans Nuclear scans use a gauge to detect various levels of hydrogen ions trapped within roof systems. The readings displayed by the gauge are a measurement of the quantity of hydrogen ions that are present within a detectable area beneath the gauge. Since hydrogen ions are present in water, these readings can be correlated to moisture content, once a baseline reading for a dry area has been established. The readings are used to create a map of the wet areas on the roof plan, which again show the location and outline of the suspected wet areas. Areas with wet insulation will have greater concentrations of hydrogen than those with dry insulation. This method of data collection shows where the moisture levels are highest, allowing the source of the leak to be more easily determined. With nuclear roof scans, the entire roof is typically marked in a 5’ x 5’ or 10’ x 10’ grid pattern. Within each grid point, a reading is taken and recorded on a roof plan. The smaller the grid pattern, the more data points are collected. For example, a 10,000 square foot roof with a 10’ x 10’ grid would require 100 data points. If the grid were 5’ x 5’, there would be 400 data points. Obviously, more data points will provide more accurate information, but will also take longer and therefore be more costly. An experienced technician often narrows the grid pattern in areas with wet insulation to better pinpoint problem areas. A core cut is taken in areas with the highest readout to verify moisture is in the insulation components. -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - CONTINUED The nuclear scan readings can miss small areas of wet insulation, because the actual readings are taken on a very small proportion of the total roof. Taking nuclear scans on larger roofs will take significantly more time than taking infrared scans. However, nuclear roof moisture scans are performed during the day and are not affected by debris on the roof, winds, or reflective roof coatings. Electronic Field Vector Mapping (EFVM) Electronic Field Vector Mapping (EFVM) takes a different approach when it comes to nondestructive moisture tests. Whereas the goal of infrared and nuclear scans is to locate wet insulation, the goal of EFVM is to locate the point where moisture can enter a roof system. EFVM begins with a grounded wire loop around a given roof section – typically 5,000 to 20,000 square feet. A technician then applies water over the surface of the test area, using the water as a conductive medium. A low-voltage, pulsating electric charge is created between the non-conductive roof system and the conductive structural deck. Watertight roofs will isolate the difference whereas a puncture or point of entry will cause an electrical connection to occur. Trained technicians read the directional flow of the current and pinpoint the exact point of moisture entry into the roof system. One advantage of EFVM is that once the point entry is detected, it can be repaired and then re-checked that it has been repaired accurately. Although EFVM can be used on a variety of low slope roof systems, it is most often used on roofs where finding a leak poses difficulties, such as vegetated roof systems, ballasted single plies, and inverted roof membrane assemblies. Capacitance Moisture Meters Capacitance Moisture Meters scans are the only method that actually detects moisture. The other methods all have to be verified with a moisture meter to verify that he located anomalies are actually wet. The capacitance meter works by transmitting a signal between two electrodes in the meter. The speed that the signal is transmitted is calculated and -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - CONTINUED formulated into a moisture reading. This occurs because the signal is calibrated at a certain speed; the presence of moisture will speed up the signal, resulting in a “wet” reading on the meter. Due to the fact that the meter must contact the entire surface of the roofing system, the process can be time consuming and therefore more expensive than other methods. Therefore, it is most often used on roofs where finding a leak poses difficulties, such as vegetated roof systems, ballasted single plies, and inverted roof membrane assemblies. Non-Destructive Moisture Tests Save Owners Money Non-destructive testing provides roofing professionals and building owners with valuable information to make sound business decisions about their roofing assets. Valuable information gathered from nondestructive moisture scans can help building owners and facility managers extend the life of their roofing assets. Prematurely replacing a roof that can be repaired or restored costs building owners millions of dollars annually. By using nondestructive moisture tests, the question of “repair vs. replace” is answered with hard data. Although most nondestructive tests are commonly performed on agingroof systems, many design and roofing professionals are now requiring nondestructive tests on newly installed roofs as a measure of quality assurance. In fact, some manufacturers require them as a condition of the warranty. This requirement is written directly into the specification and virtually guarantees that the new roof is sound, watertight, and contains no trapped moisture. Conclusion As with many advanced technologies, trained and skilled people are just as important as great technology. Qualified professionals are needed to perform these tests and interpret the results. Similarly, a design professional or trained roofing expert must then use this valuable information:

• in combination with core cuts and visual inspections • to create a game plan that maximizes the building owners’ roofing investment -CONTINUED ON THE NEXT PAGE-

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2018 FACILITY MANAGERS TOOLKIT “SCAN YOUR ROOF BEFORE YOU REPLACE!” - CONTINUED The medical profession has used advanced imaging techniques for decades to pinpoint problems and keep us healthy. Similar technology is now available for building owners and facility managers to help extend the life of their roofing assets. Require a nondestructive scan before you replace your next roof and you will likely save thousands of dollars!

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2018 FACILITY MANAGERS TOOLKIT “THE CRITICAL NEED FOR WATERPROOFING PROJECT OVERSIGHT?” - BY RUSSELL MINK When building owners and managers deal with leaks into their interior spaces, the roof usually comes to mind first as the likely cause. However, building leaks can come from many parts of the “building envelope”, which Moisture Management defines as the combination of all above-ground building components, including windows, walls, skylights, and of course, the roof. For a building to remain watertight, all elements of the building envelope must work in tandem and none can be deficient. When a deficiency is found in the building envelope below the roof, a scope of work to make a waterproofing repair needs to be developed and properly executed. This is where the importance of independent waterproofing project oversight comes into play. Pre-Project Review and Protocols For complex waterproofing capital and repair projects, such as thru-wall flashings and end-dam replacement inside brick walls, temporary removal of the brick wall is typically required. The brick removal process is expensive, messy, time consuming, and can result in damaged brick, adding even more cost. Therefore, it is critical that: a) the problem has been correctly identified before beginning, b) the proposed scope of work is correct and complete, and c) proper testing protocols are in place to ensure the problem has been rectified BEFORE replacement of the brick has begun. While many masonry contractors are utilizing the proper mix of professional expertise, industry knowledge, and scientific testing (using infrared cameras, moisture meters, probes, etc.), they may lack the understanding of how various building envelope features interact. For example, a window wall system could be installed wrong on an upper wall that is allowing moisture in, but due to the infrastructure of the building, the water drips out in a completely different spot. If the brick wall is opened where the leak is appearing inside, no repair in that area will fix the window wall issue. Ensuring the scope of work will fix the actual problem and is adequate enough to be effective BEFORE beginning work helps eliminate wasted money on ineffective repairs.


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2018 FACILITY MANAGERS TOOLKIT “THE CRITICAL NEED FOR WATERPROOFING PROJECT OVERSIGHT?” - CONTINUED On-Site Waterproofing Project Oversight Once the project is ready to be begin, having an Independent Waterproofing Expert (IWE) onsite to protect your interests is vital to the success of the new construction or repair project. The IWE protects the customer interests in several ways, from ensuring safety protocols are in place to verifying the materials used in the project match what was proposed in the scope of work. More importantly, the IWE provides quality control assurance by checking the work performed was done correctly and photographically documenting all stages of the project. Cost of Project Oversight vs. Value Provided Having independent waterproofing oversight on a capital or repair waterproofing project does add some costs to the overall project, but they are minor in nature when compared to the value realized by ensuring the scope is accurate, preventing an installation mistake, verifying the materials used were what the client paid for, and to have a photographic and professional record of the project, in the event a future problem arises. Finally, unlike the roof and other components, many waterproofing elements cannot be easily accessed without demolition and once the brick or EIFS has been replaced, no further analysis can be performed without incurring significant expense all over again! Conclusion Having an independent waterproofing consultant provide professional oversight on capital and repair projects protects your interests, helps prevent contractor errors and malfeasance, and provides you with a fully documented record of the project. Given the difficulty of access, the costs associated with such repairs, and the technical knowledge required to correctly diagnose the problem in the first place, waterproofing repairs need to be completed correctly the FIRST time. Hiring an independent waterproofing consultant greatly increases the odds that your next project will accomplish that goal.

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2018 FACILITY MANAGERS TOOLKIT “WHAT IS THE BUILDING ENVELOPE?” - BY RUSSELL MINK - VICE PRESIDENT The building envelope is comprised of all the components that keep moisture out of the interior spaces of a building, from the roof to the below-grade waterproofing. In order for the building envelope to be effective, each of these components, (windows, masonry walls, skylights, etc.) must work together and be properly integrated to prevent moisture entry. The diagram below shows most of the typical components of the building envelope, what their function is, and some of the problems that can occur with them. Keep in mind that if one component is faulty, moisture damage can affect other systems in the building envelope, magnifying the damage of the initial leak!

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2018 FACILITY MANAGERS TOOLKIT CONCLUSION Thank you for downloading and taking advantage of our 2018 Facility Managers Toolkit. If you have any questions, comments, or suggestions to add to the toolkit, email Jason Bush at [email protected]. WHO IS MOISTURE MANAGEMENT? Founded in 2004, Moisture Management is a collaboration of industry professionals with more than 200 years of roofing and waterproofing experience. We are dedicated to providing high-quality, innovative roofing and waterproofing solutions at reasonable costs. Our team is comprised of individuals from consulting, technical services, manufacturing, architecture, building repair and installation backgrounds. Our integrated professional team structure allows us to create superior solutions at reduced costs. We provide unbiased independent analysis utilizing the latest in technology and scientific testing methods to accurately diagnose and solve all types of water infiltration issues. In addition, we offer a wide variety of capital asset management services including specification writing, long-term budget planning, comprehensive maintenance programs, and single-source responsibility for all your roofing and waterproofing needs. WHY SHOULD YOU PARTNER WITH MOISTURE MANAGEMENT? Moisture Management was created to address the inefficiencies, poor workmanship, inadequate design, and “overbilling and underdelivering” issues that are rampant in the commercial roofing industry, eventually expanding to the entire building envelope as well. Working with Moisture Management puts a dedicated expert in your corner, ensuring you have accurate and unbiased information, accurate budgets, and providing quality assurance on every step of your project. Unlike a traditional architect firm, Moisture Management focuses purely on roofing and waterproofing, staying abreast of the latest products, methods, and building codes to ensure you get the best systems, for the lowest cost needed to accomplish your facility goals. Schedule a free consultation with one of our experts today and find out why Moisture Managment offers a better solution than relying on your contractors alone. In fact, we gladly accept your challenge of solving your TOUGHEST building envelope or roofing problem as a way to demonstrate our expertise. Remember...”if it’s predictable, it’s preventable!”. 9855 Crosspoint Boulevard | Suite 100 | Indianapolis, IN | 46256 | 317.577.0910 www.moisturemanagementllc.com

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