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replacing assets prematurely to maximize costs. Mr. Hulbert reviewed challenges <br />of asset management; common reactive versus preventative maintenance; and <br />traditional warranties versus those offered with a more thoughtful approach to <br />asset management. Mr. Hulbert noted that traditional methodology for <br />maintenance was to "replace, repair, and repeat," with the result being twenty <br />(20)- year designs were failing in 7 -15 years, creating additional risk for the <br />owners. Mr. Hulbert suggested the methodology should be proactive in <br />determining how the design could be maintained to last beyond its normal life <br />expectancy. <br />Mr. Hulbert reviewed three (3) components to enhance asset management: <br />1) Integrated roof asset management activities must be integrated to work <br />toward common goals: improved facilities performance at lowest life cycle cost <br />highest ROI <br />2) Programmatic roof asset management must be programmatic at the point of <br />execution; repair and replacement vs. preventing leaks and premature <br />replacements <br />3) Shift technical financial performance risk every component of the program <br />must include a significant transfer of both technical and financial risk. <br />Mr. Hulbert opined that this type of methodology works through various phases <br />as follows: <br />Know what you have inspections, diagnostics, condition assessment and <br />program design <br />Triage what you have maintain the good; restore the marginal; replace failed <br />or in distress. repair, restore and replace <br />Protect what you have through preventative maintenance <br />Trace the program's progress <br />Mr. Hulbert advised that Tremco had a ten (10) —year performance warranty <br />approach; depending on the roof cycle, providing an annual inspection, and it any <br />leaks are found during their management, they will pay to fix the leaks, thereby <br />shifting the responsibility from the public to private sector; and not dedicating <br />funds to assets not needing attention that can be used for other items. <br />Member Vanderwall asked if Tremco's program was proprietary or a commercial <br />database; with Mr. Hulbert advising that it was proprietary. <br />Mr. Hulbert likened their asset management program to similarly structured <br />Pavement Management Plans (PMP's), with roadways rated through the <br />Pavement Condition Index (PCI). Mr. Hulbert advised that their program uses a <br />similar index for rating roof conditions, allowing the City to dictate strategies for <br />maintaining its assets; in additional to addressing sustainability; as well as <br />providing great incentives through management to achieve net square footage <br />savings. Mr. Hulbert briefly reviewed some of their techniques for diagnosing <br />roofs, including infrared scans and laboratory testing of membranes to determine <br />Page 6 of 18 <br />