A reference manual from LaDuke Roofing & Sheet Metal to help protect the investment value of your building. How your roof can help the environment

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1 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI Ph.: (248) Fax: (248) A reference manual from LaDuke Roofing & Sheet Metal to help protect the investment value of your building Tips for building owners How your roof can help the environment The truth about preventative maintenance Your free evaluation offer!

2 LaDuke Roofing & Sheet Metal Table of Contents How to Use This Guide Is Money Going Through Your Roof?...3 Financial Analysis Of Maintenance Programs...4 Environmental Roofing..8 Advice for Building Managers About Us.11 Roof Evaluation Offer..12 How to Use This Guide This booklet was designed by LaDuke Roofing & Sheet Metal for the typical building owner. Its goal is to help you achieve the highest investment value from your facility. By practicing some of the ideas inside, you may be able to increase the life of your roof, save money, and even realize environmental benefits. We understand that facility management is usually an afterthought for most organizations, but after 75 years in the industry we have seen up-close the devastating consequences of unexpected system failures. Nobody wants to spend money on their roof until it collapses. This guide will help develop an assertive mind frame and make sure you are prepared before disasters happen. 2 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI 48237

3 Is Money Going Through Your Roof? A roofing system is one of the most important and least respected assets in any organization. You may not think about it very often, but every day your roof takes a constant beating from heat, cold, rain, snow, ice, sun, wind, and other extreme conditions. A low slope (flat) roof works hard to keep the weather out and you dry. Why not return that dedication? Different kinds of roofs have different qualities with one common trait: They all wear out. There is no such thing as a worry free roof. While it is impossible to know exactly how long a life span will last, it can be expected that your roof will undergo some sort of serious renovation within 20 years. When a car is low on oil, it usually sends a message to let the owner know to add more before ruining his or her engine block. Unfortunately, though just as indispensible to your organization, a roof is not that smart. It offers no warning or alarm when water starts seeping in. Far too often unseen roofing failures remain hidden until it is too late. Minor issues left unchecked may become major problems even though they are frequently preventable. All it takes is one tiny leak in the outer membrane to ruin insulation, create interior damage, and cause a huge mess. Due to its nature, it is very easy to develop an out of sight, out of mind philosophy towards your roofing system. After all, it is hardly enjoyable to use profits on building maintenance at the expense of other revenue producing departments. Yet excellent facility management can go a long way towards your organization s bottom line. In fact, it has been documented that allocating money to your roof today may lead to big savings tomorrow! At LaDuke Roofing & Sheet Metal, we are proud to offer a comprehensive program of preventative maintenance care that may double the life of your roof. We highly recommend developing a proactive approach to managing your facility and sticking to it. The numbers agree, preventative maintenance is your cheapest option in the long run. Current trends in roofing systems are all about green building and Earth friendly options. Our company has also instituted an environmental program that can help lower energy costs and reduce your carbon footprint. Solar technology, roof gardens, and other energy saving alternatives can all be incorporated into your roof. These additions may cut heating and cooling costs significantly, earn government tax credits, and put you well on the way to LEED building certification. The age old saying goes that a roof accounts for 10% of the cost of a building and 90% of the problems. Don t let your organization lose money on something that is avoidable. With help from the experts at LaDuke Roofing & Sheet Metal, you can prolong the life of your roof, save money and headaches, and ensure the wellbeing of your facility. The top problems that wear out roofs Weather (long term exposure or short term extreme conditions) Equipment additions (improperly installed items) Vegetation growth (overhanging trees or standing water growth) Trade damage (punctures caused by other trades such as HVAC or electrical additions) Unintended abuse (vandalism or accidental damage) Forgetting about maintenance and not fixing problems Phone: (248) Fax: (248)

4 LaDuke Roofing & Sheet Metal Behind the Numbers... Is purchasing a preventative maintenance policy a good investment? Let s look strictly at the numbers. GAF Materials Corporation (the largest roofing material manufacturer in North America) put together a comprehensive study in 2004 to determine the total cost of a standard roofing system over 20 years. The study encompasses a newly constructed roof for a 100,000 ft.² facility at a cost of $3/ft.² ($300,000 total). It follows the status of the roof over 20 years under a proactive, moderate, and passive Financial Analysis Case Study: Time period: 20 years Roof Size: 100,000 ft.² Cost of Initial Roof System: $300,000 ($3/ft.²) Discount Rate: 10% Inspection Program: $1,000/yr. retainer Visual surveys: $1,000/each Moisture surveys: $5,000/each maintenance approach. The proactive and moderate maintenance approaches each contain visual and moisture surveys to be performed periodically throughout the life of the roof, while the passive approach is a simply repair as needed response at the occurrence of damages. At the end of the 20 year period, all three roofing systems were considered to be in similar conditions. Under the Proactive Maintenance Program, the study estimates a total cost of $90,000 with an additional $4,500 charge for repairs over 20 years ($94,500 total or $4750/yr.). Because all damages were caught quickly and unable to develop, there is no need for a large reroofing project. The total amount spent on the roof after 20 years is $394,000. The Moderate Maintenance Program is cheaper than the Proactive Program, but not as thorough and results in some building damages. It estimates a total maintenance cost of only $45,000 with an additional $6,566 for repairs over 20 years ($51,566 total or $2,578.30/yr.). Not all damages are caught in time, and eventually some areas need to be repaired. It is assumed that in year 15 the roof can undergo a full roof recovery that will cost around $350,000 ($3.50/ft.²). Adjusting for net present value, the 20 year total cost of the roof including maintenance and repair expenses is $429, lost energy costs ($1,299.20/yr.). It also assumes that the roof will be completely unsalvageable after 10 years and in need of a full replacement. This cost is estimated to be $500,000 total ($5/ft.²) after debris removal and new construction. Adjusting for net present value, the total cost for a roofing system with no paid maintenance program reaches $518, after 20 years. Roof Maintenance Approaches Passive Moderate Proactive NPV of Capital Costs $ 492, $ 377, $ 300, Total Repair Costs $ 25, $ 6, $ 4, Total Maintenance Costs $ $ 45, $ 90, Total Investment Cost $ 518, $ 429, $ 394, What does all this mean? 1) One way or another, you will eventually have to spend money on your roof and 2) Adding a preventative maintenance policy is your cheapest option in the long run. While maintenance costs may appear higher on a per year basis ($4,500/yr., $ /yr., and $ /yr. respectively for proactive, moderate, and reactive approaches), the time and money you save by avoiding a major renovation will be staggering. Continue reading pages 5-7 for an in depth breakdown of this eye opening report. $550, $500, $450, $400, $350, $300, $250, Total Dollars Spent over 20 years The Reactive Maintenance Program allocates zero dollars to preventative maintenance and consequently results in the highest repair costs. The study estimates that the owner who spends no time upholding their roof will spend $25,984 over 20 years in leak repairs, interior damages, and $200, Passive Approach 9 Proactive Approach Moderate Approach 4 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI 48237

5 Passive Approach Characteristics No formal maintenance program Roof repaired only with occurrence of leaks No precautions taken to protect warranty Full roof replacement after 10 years Capital Costs Date Total ft.² Cost/ft.² Total Cost New Roof Construction 1 100,000 $ 3.00 $ 300, Full Roof Replacement , , Total Capital Costs $ 800, Repair Costs Time Leaks/year Cost/leak Total Cost Leak repairs s 1-2 (11-12) 0 $ $ - s 3-7 (13-17) , (18) , (19) , (20) , Total 28 $ 21, Time Fixes Cost/fix Total Cost Interior Damage Costs 5 1 $ $ Total 5 $ 2, s ft.² Cost/ft.²/year Total Cost Energy Costs $ 1.08 $ 2, Total Repair Costs $ 25, Total Maintenance Costs $ - Total Costs (Repair plus Maintenance) $ 25, NPV Of Capital $ 492, Total Investment Cost $ 518, Assumptions Capital Costs Assume full reroofing project in year 10. With complete removal of all insulation, cost of reroofing project is estimated at $5/ ft.² for a total of $500,000 (NPV $192, after 10 years and 10% discount rate). Leak Repairs Assume no leaks during two year warranty period on roof construction in years 1 and 10. After warranty period expires, assume one leak per year in years 3-7 (13-17), two in year 8 (18), three in year 9 (19), and four in year 10 (20). With no Preventative Maintenance retainer, roofing contractor must be called in at $750/repair. Interior Damage Repairs Estimated damages incurred in years 5, 8, 11 (after installation of new roof), 15, 18 at a cost of $500/repair. Energy costs Estimated ft.²/yr. of damaged area over 16 years (20 years- 4 years of warranty coverage) at $1.08/ ft.²/ yr. Maintenance Costs With no formal maintenance program, no maintenance costs are incurred. *All prices and time periods are estimates measured by GAF Building Materials Corporation in its 2004 case study. They are not meant to reflect the prices and time periods provided in LaDuke Roofing s Preventative Maintenance Program. This study should be considered on relative terms as a basic estimate of how preventative maintenance will work out to be the cheapest option in the long term. Phone: (248) Fax: (248)

6 LaDuke Roofing & Sheet Metal Moderate Approach Characteristics Moderate Maintenance Program One Visual Survey per year, full repairs to damaged area One moisture survey at year 15 Damaged section recovery after 15 years Capital Costs Date Total ft.² Cost/ft.² Total Cost New Roof Construction 1 100,000 $ 3.00 $ 300, Damaged Section Recovery , , Total Capital Costs $ 625, Repair Costs Time Leaks/year Cost/leak Total Cost Leak Repairs s $ $ s , s s , Total 16 $ 4, Date Fixes Cost/fix Total Cost Interior Damage Costs 7 1 $ $ Total $ 1, s ft.² Cost/ft.²/years Total Cost Energy Costs $ 1.08 $ 1, Total Repair Costs $ 6, Maintenance Costs Assesments ft.² Cost/ft.²/assesment Inspection Program ,000 $ 0.01 $ 20, Visual Survey , , Moisture Survey 1 100, , Total Maintenance Costs $ 45, Total Costs (Repair plus Maintenance) $ 51, Assumptions Capital Costs Because there is some protection, damaged roof section recovery is possible at year 15. Some insulation is saved while wet areas are removed and replaced. Estimated cost is $3.25/ ft.² for a total of $325,000 (NPV $77, after 15 years and 10% discount rate). Leak repairs Assume no leaks during two year warranty period on roof construction in years 1 and 15. After warranty period expires, assume one leak per year in years 3-14 and With Preventative Maintenance Program retainer, roofing contractor repairs each leak at $250/leak. Interior Damage Repairs Estimated damages incurred in years 7 and 15 (after installation of new roof) at cost of $500/ repair. Energy costs Estimated ft.²/yr. of damage area over 16 years (20 years- 4 years of warranty coverage) at $1.08/ ft.²/ yr. Maintenance Costs Estimated $1,000 ($.01/ ft.²) annual fee for Preventative Maintenance Program retainer. Estimated $1,000 ($.01/ ft.²) for each visual inspection survey performed annually. Estimated $5,000 fee for one moisture survey in year 15 prior to roof recovery project. NPV Of Capital $ 377, Total Investment Cost $ 429, *All prices and time periods are estimates measured by GAF Building Materials Corporation in its 2004 case study. They are not meant to reflect the prices and time periods provided in LaDuke Roofing s Preventative Maintenance Program. This study should be considered on relative terms as a basic estimate of how preventative maintenance will work out to be the cheapest option in the long term. 6 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI 48237

7 Proactive Approach Characteristics Full Maintenance Program Semiannual Visual Surveys Full repairs as needed Moisture survey every 3 years Capital Costs Date Total ft.² Cost/ft.² Total Cost New Roof Construction 1 100,000 $ 3.00 $ 300, Total Capital Costs $ 300, Expenses Time Leaks/year Cost/leak Total Cost Leak Repairs s $ $ s , Total 16 $ 4, Date Fixes Cost/fix Total Cost Interior Damage Costs 0 $ $ s ft.²/year Cost/ft.²/year Total Cost Energy Costs 20 0 $ 1.08 $ Total Expenses $ 4, Maintenance Costs Assesments ft.² Cost/ft.²/assement Inspection Program (annual) ,000 $ 0.01 $ 20, Visual Survey (semiannual) , , Moisture Survey (every third year) 6 100, , Total Maintenance Costs $ 90, Total Costs (Repair plus Maintenance) $ 94, NPV Of Capital $ 300, Total Investment Cost $ 394, Assumptions Capital Costs Estimated to be zero. Original roof expected to last 20 years. Leak repairs Assume no leaks during two year warranty period on roof construction in year 1. After warranty period expires, assume one leak per year in years With Preventative Maintenance Program retainer, roofing contractor repairs each leak at $250/leak. Interior Damage Repairs None. Energy costs None. Maintenance Costs Estimated $1,000 ($.01/ ft.²) annual fee for Preventative Maintenance Program retainer. Estimated $1,000 ($.01/ ft.²) for each visual inspection survey performed semiannually. Estimated $5,000 fee for each moisture survey performed in years 3, 6, 9, 12, 15, and 18. *All prices and time periods are estimates measured by GAF Building Materials Corporation in its 2004 case study. They are not meant to reflect the prices and time periods provided in LaDuke Roofing s Preventative Maintenance Program. This study should be considered on relative terms as a basic estimate of how preventative maintenance will work out to be the cheapest option in the long term. Phone: (248) Fax: (248)

8 LaDuke Roofing & Sheet Metal Environmental Roofing LEED Certification The Leadership in Energy and Environmental Design (LEED) Green Building Rating System is a framework developed by the U.S. Green Building Council that provides a set of sustainable development standards and goals for buildings. LEED certifies facilities that demonstrate compliance in water savings, energy efficiency, materials selection, indoor environmental quality, innovation and design process. Your roof can go a long way towards meeting these requirements. LEED certification benefits are aesthetic, environmental, and financial. Lower energy bills, a better visual appearance, positive PR, and government incentives may all be available if your building exhibits the right level of performance. Here are a few initiatives that LaDuke Roofing can perform that will put you on the path to LEED certification. Cool Roofing Systems Did you know that the color of your roof may be adding to your energy bill? Black roof membranes, fairly standard in Michigan, absorb sunlight. This can cause extreme overheating around the roof that forces air conditioning systems to work harder to keep the building cool. White roofing systems reflect sunlight and reduce heat transfer. They can provide a much cooler roof in hot temperatures. The state of Michigan usually experiences more heating than cooling days in a given year. Yet a cool roof has still been shown to be the more energy efficient roofing system. This is because we receive less direct sunlight in addition to a layer of insulating snow cover in the winter. A heat absorbing (black) membrane in a cold climate is simply not as productive as a heat reflecting (white) membrane can be during hot temperatures. LaDuke Roofing specializes in the installation of single ply TPO systems, a white membrane that permits high levels of reflectivity. We can also recommend liquid applied systems that dry quickly and are easy to maintain. Replacing your current black roof with a light colored membrane is an affordable way to qualify for energy credits and ensure a quality, watertight facility. Green Roofs Green roofs are becoming a popular solution for many roofing challenges. They consist of a soil and plant covering above a low-slope (flat) roofing system. Intensive green roof systems support a vast array of vegetation while extensive systems sustain a light layer of plants with little maintenance. They can be installed on almost any low-slope roof and are especially well suited for industrial facilities. One of the largest green roofs in the world is right here in our own backyard. The Ford Motor Company River Rouge Plant green roof was completed in 2003 at a total of 454,000 sq. ft. It consists of native plants and won the 2004 Green Roofs for Healthy Cities Award of Excellence in the Extensive Industrial Commercial category. 8 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI 48237

9 Green roofs promote environmental interests in many different ways. They filter out pollutants, reduce noise levels, and recreate habitats for native insects and songbirds. A green roof provides for water conservation when rain is absorbed by the vegetation and released harmlessly back into the atmosphere. Studies have shown that up to 75% of storm water can be retained by a green roof, keeping down runoff into the sewer system. Green roofs have also been proven effective in lowering rooftop air temperatures and significantly reducing the urban heat island effect. Not only beautiful to look at, green roofs can be economical as well. The vegetation cover mitigates exposure of the membrane to destructive elements, extending the entire roofing system s life span. It also adds a layer of insulation to your roof that will lessen energy costs. Your organization may even be able to receive tax incentives or public goodwill for your green roof initiatives. Solar Technology Installing photovoltaic cells on your roof is a great way to make your organization less dependent on municipals and reduce carbon emissions. Solar panels protect well from the elements, naturally insulate the building, and provide a source of energy. They also look great! LaDuke Roofing can work with your electrician to help engineer a photovoltaic system that is long-lasting and efficient. Solar panels can be integrated on top of existing low-slope systems including TPO, PVC, and modified bitumen roofs. There are even options available that are designed to work in cloudy conditions (think Michigan winters) by processing ultraviolent light. A well designed system may last as long as 25 years. Solar technology is growing ever more efficient at an astounding rate. It is estimated to offer a return on investment of around 4-10% annually in addition to the satisfaction of doing your part for the natural world. The opportunities and incentives that come with integrating solar power are incredible. You may even be able to use your environmental stewardship as an effective marketing and branding tool. Increase the value of your business by making it smarter and friendlier to the Earth. Phone: (248) Fax: (248)

10 LaDuke Roofing & Sheet Metal For Building Managers What can I do to protect my roof as a building owner? Now that we have seen the economic benefits of a prevention program, let s consider what a facility manager can do to keep up the wellbeing of his or her roof. For starters, controlling rooftop traffic is extremely important. Leaks are often incorrectly blamed on roofers when they really come from HVAC units, electrical equipment, plumbing fixtures, or other mechanical trades. Building owners should take careful note of who is walking around on their roof and what they are doing. It is also important to make sure that a roof is free of debris, especially after inclement weather. A quick sweep through to unclog drains or trim surrounding vegetation can go a long way towards your building s upkeep. Salt should be used to melt ice to avoid expansion. Why is preventative maintenance so effective? Preventative maintenance also allows you to record expenses before they happen. By paying one standard maintenance fee, you can budget repairs at a known cost. These records will provide you with better documentation on the history of your building. Most roofing systems are made up of three different components: The membrane, insulation, and decking. The membrane is the top section that receives all of the exposure to the outside. Insulation is what keeps warm and cool air inside. Decking provides the roof structure. You can control the condition of your membrane as much as you can control the weather. This means that all membranes will inevitably experience some sort of destruction over their lifetimes. When membranes are torn or damaged, water is allowed to seep into the insulation layer. Wet insulation loses its protecting qualities and becomes worthless. Any reroofing project in the future will require the full removal and complete replacement of damaged insulation. Preventative maintenance discovers damaged areas quickly and does not allow moisture to spread. It minimizes destruction and leads to lower energy costs. Furthermore, when the membrane eventually wears out and needs to be replaced, it can allow for insulation to be salvaged, which lowers your final cost. Furthermore, there are many indirect costs of roof damages that you may not have even considered. The lost use of space under a leak can lead to a loss of manufacturing or display area, depending on the use of your building. Slip and fall accidents can result in legal claims, and mold problems may cause air quality issues. You could even factor in the loss of productivity that comes with low employee moral from working in an uncomfortable environment. Preventative maintenance may stop these problems before they happen, saving you even more. How often should I examine my roofing system? Finally, as a building owner it is your responsibility to make sure that all rooftop equipment is assembled correctly and in good repair. This is perhaps the number one reason we recommend regular inspections from professionally trained contractors. You need someone that is fully qualified to make the proper evaluation of your roof and its components. What are some of the advantages of a proactive roof maintenance program? In the previous analysis we looked at the financial aspect of a proactive approach to roof maintenance and saw that spending more did in fact lead to cutting costs over the lifetime of your roofing system. Preventative maintenance may double the lifespan of the entire roof and lead to possible recovery opportunities when it does come time for replacement. We recommend having regular inspections performed by a qualified roofing contractor every months. Moisture surveys should be taken every 5 years to make sure that no water has entered into the insulation layer. We also recommend contacting your roofing contractor after any extended period of inclement weather or unexpected building activity. Our Message to you If you have not already picked up our general theme, here it is: A little extra work today pays off big time tomorrow. A roofing maintenance program performed by qualified contractors is a great investment that will show up in your organization s bottom line. Take the first step and call LaDuke Roofing & Sheet Metal today. What you don t know about your roof CAN hurt you. 10 LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI 48237

11 Our Company Our History LaDuke Roofing & Sheet Metal was founded in Since then, family values have guided us as we have seen four generations of LaDukes represent the company successfully. We still maintain the personal touch that helped us to develop into one of the most trusted names in Metro Detroit, yet we are large enough to handle multimillion dollar projects. Our current president is Roger LaDuke, a third generation roofer with over 30 years of experience. In 1992, we became the first roofing company in the country to achieve ISO 9002 Certification for compliance in safety, materials management, office requirements, and other responsibilities. This progressive attitude can also be seen in our fully integrated accounting and AutoCAD software programs. Our partners and clients span all over the state of Michigan. LaDuke Roofing and Sheet Metal is a proud member of the National Roofing Contractors Association (NRCA), Sheet Metal and Air Conditioning Contractors National Association, and Southeastern Michigan Roofing Contractors Association. Our work has been featured in CAM magazine. Built-Up Roofing Coal Tar Pitch Asphalt Modified Bitumen APP SBS General Contractors Alberici Contractors Auch Construction Barton Mallow Brencal Contractors Ideal Contracting Single Ply EPDM TPO PVC Our Clients Industrial Facilities Commercial Clients American Axle Chrysler Corporation DTE Energy Ford Motor Company General Motors Our Roofing Systems We are a licensed installer of the following brands: Beaumont Hospital Jones Lang LaSalle Providence Hospital Somerset Collection TrizecHahn Properties Schools and Government Berkley Schools City of Utica Lawrence Tech Pontiac Schools Wayne State University Phone: (248) Fax: (248)

12 Warranties always seem to expire right before we need them. An emergency could happen at any moment. Is your building up to current standards? With our Roof Evaluation Program, we can help you to better understand your roofing system and know when problems will develop. It is designed to create a detailed record of your roof s history. Our experienced professionals will meet with you, conduct a thorough inspection of your facility, and put together an itemized list that includes all aspects of the roof s condition, imperfections, and suggested repairs. This report will be stored in our customized roof maintenance software program so that when damages do occur we can figure out solutions as quickly as possible. The best time to schedule this free evaluation is... right now! Don t wait until leaks start to learn more about your roof. Even a roof that seems to be in perfect condition may have tears or breaks that can be sealed up painlessly. The sooner you begin to keep track of your roofing system, the easier it will be to spot problem areas. Call us today for more information on how to prolong the life of your roof! *Limit one free sample report per customer LaDuke Roofing & Sheet Metal Northend Ave., Oak Park, MI Ph.: (248) Fax: (248)

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