Report
Breakdown
The report is broken up into five main parts: Overall Budget Reports, Overview, Infrared, Legend
and Roof Section(s). Figure 11 shows the
different areas of the report.
The Overall Budget Reports (Figure 12) are a group of summary budgets for all the facilities. These reports are a summary of all budget numbers (maintenance and replacement) from the roof sections of the facility you are viewing. Refer to Appendix B for samples of these budget reports.Included in this section are:
Total budget summaries:
This area of the RAM
report is comprised of two reports that are 5-year summaries for all budget items
contained in the RAM report (i.e. Roofing, Skylights, etc.) except for immediate
repair items. The first report shows the
total estimated budget per year broke down into two categories, (1) maintenance and (2)
replacement. The second report shows the
total square footage of roof area for the facility, 5-year budget totals broken into two
categories (1) maintenance and (2) replacement, and the combined totals for maintenance
and replacements broken down by year. Consulting
fees are incorporated in the reports and are combined with the maintenance and replacement
numbers.
Roof budget summaries:
These two reports are a total 5-year summary for all roof
system related costs, except for immediate repair items, for the facility you are
presently viewing. The first report shows the
total estimated budget per year broke down into two categories, (1) maintenance and (2)
replacement. The second budget report shows the average roof rating of the
roof systems for the facility, 5-year budget totals broken into two categories (1)
maintenance and (2) replacement, and the estimated asset value of your roof systems. Consulting fees are incorporated in the reports
and are combined with the maintenance and replacement numbers.
Skylight budget summaries:
These two reports are exactly the same as the roof budget summary reports but are the
5-year totals for the skylights on your facility.
The Overview section (Figure 13) is a group
of reports that summarize the information in the RAM report for your facility.
This section of the report also summarizes the budget numbers from the roof and
skylight section budgets. These budgets are
more detailed than the Overall Budget Reports but not as detailed as the roof section
budgets. Refer to Appendix C for samples
and further explanations of the reports in the Overview section. Following is a list of the information in this
section:
1) Maps to the
facility
2) Executive
summary
3) Overall
Roof System Information (RSI) report
4) Budgets for
your facility
a. Immediate
Repairs
b. Immediate
Repairs OV (Overview)
c. Overall
Budgets
i.
Total Property Budget
ii.
Roof budget
iii.
Budget By Roof Section
iv.
Roof Cost Breakdown
v.
Skylight Budget by Year
vi.
Skylight Budget by Section
5) Images
a. Overall Roof Plan of your facility
b. Tenant and Anchor Locations Plan
c. Overall Picture Locations Plan
Maps:
The Maps can be accessed by clicking on the link
with the facility’s name (Figure 14) and then clicking
on the “Go to next page” button (Figure 10). The maps
are in the report for those who may not be familiar with
the property's location.
Executive Summary:
The Executive Summary is a written report outlining the findings of the most recent roof
evaluation. It briefly explains the condition
of the facilities roof systems, any immediate repairs that need addressed, and a
recommended course of action for maintaining your roof systems. You can see this report by selecting the link
under the Overview section of the report (Figure 13).
RSI Summary:
The Overall Roof System Info (RSI) summary contains a brief overview of your facility. Each roof section is shown with the current roof
system in place, square footage, rating and if it is under warranty. Also included in this part of the report is the
facility address and contacts for the facility.
Immediate Repairs:
This report is a budget report that summarizes all the
budget numbers from the section level of the report.
The report lists all roof sections with immediate repair budget numbers, and the
square footage of the roof section. The
report shows the total estimated costs of the repairs broken into two categories, (1)
maintenance and (2) replacement and shows the combined cost. These budget numbers are not incorporated into any
of the other budgets.
Immediate Repair OV:
The Immediate Repair OV (Overview) link takes you to a report that lists all the immediate
repairs found during the roof evaluation. This
report shows what roof section the deficiencies were found on and a description of the
deficiency. This report can be used as a
checklist to make sure all problems found during the inspection are addressed and to keep
track of who is responsible for following up on the progress of the repairs. The report also tells if the roof section that a
deficiency is on, is under warranty.
Total Property Budget:
The Total Property Budget is a report that lists all the 5-year budget numbers from the
section level broken into six categories:
1. Roof
Consulting Fees
2. Roof
Maintenance
3. Roof
Replacement
4. Skylight
Consulting Fees
5. Skylight
Maintenance
6. Skylight
Replacement
These categories are then broken into cost
per year and total cost.
Roof Budget:
This report is a 5-year budget for all in-scope roof systems in the report. This report outlines the maintenance, replacement,
and inspection costs for the facility’s roof systems.
The costs are broke down by roof section and then by maintenance and replacement
costs for each year in the 5-year budget. This
budget also shows the estimated consulting costs based on the estimated cost of repairs
and roof replacements.
Budget by Roof Section:
This report shows the 5-year budget for each roof section broken into three categories,
(1) maintenance, (2) replacement and (3) consulting costs.
Roof Cost Breakdown:
The Roof Cost Breakdown link takes you to a report that lists just the budget costs for
the first year of each roof section. This
report shows the maintenance, replacement and consulting fees in the first year associated
with each roof section. These costs are broke
down in this report to show the square foot cost per roof section and the average cost for
maintenance and replacement for the facility per square foot.
Skylight Budget by Year:
This report is exactly the same as the Roof Budget report except this report is for
skylight budget numbers.
Skylight Budget by Section:
This report is exactly the same as the Budget by Roof Section report except this report is
for skylight budget numbers.
Images:
This section of the report contains links to open up drawings of your facility and
photographs taken during the roof evaluation. The
drawings will usually consist of a Roof Plan drawing(s), a Tenant & Anchor Locations
drawing, and a Picture Locations drawing(s).
Roof Plan
Drawing
This drawing shows each building on the property included in the report with roof section
designations. Roof sections are designated
with letters such as A, B, etc. If a roof is
divided into smaller sections by expansion joints, we give each area the same letter
designation, however we include number designations also (A1, A2, A3, etc.). If there are multiple facilities on one property
each facility is labeled independently from the others.
Tenant &
Anchor Locations Drawing
The Tenant & Anchor Locations drawing is a color-coded plan view showing each facility
in the report and outlining where anchor stores, bay tenants and common areas are located
in reference to the roof.
The picture location drawing shows the locations of photographs taken of the exterior of
the facility. You can open these photographs
by moving your cursor over a picture designator (shown below) and clicking it. This will open a separate window showing the
picture taken from that location. The point
on the designator shows the direction the picture was taken. If the picture is too dark you may need to adjust
the brightness of your monitor.
Picture
Designator
The Infrared (IR) section of the report (Figure 15) contains information gathered from the facility during the IR Survey. Refer to Appendix D for samples and further explanations of the reports in the Infrared section. It contains the following information:
1)Infrared Summary
2) Anomaly
Summary
3) Test Cut
Summary
4) Images
The Infrared Summary is a written report explaining the infrared evaluation and
findings.
Anomaly Summary:
The Anomaly Summary is a table that lists the sizes and square footages of anomalies found
during the Infrared Survey. The anomalies are
numbered to correspond with the Infrared drawing found under Images in the Infrared
section (Figure 15).
Test Cut Summary:
The Test Cut Summary lists the composition of the roof systems gathered from test cuts
taken during the Infrared Survey. These are
numbered to correspond to locations on the Infrared drawing found under Images in the
Infrared section (Figure 15).
Images:
This section contains drawings illustrating the findings from the Infrared Survey. The Infrared drawings of the facility show the
locations and square footage of anomalies found and of the locations of test cuts taken
during the IR survey. The anomalies and test
cuts are numbered and can be referenced in the Anomaly Summary and Test Cut Summary part
of the report in the Infrared section (Figure 15).
The legend section of the report (Figure 16) is a reference area to look up common abbreviations, rating charts, and definitions of deficiency codes used in the report. Refer to Appendix E for samples and further explanations of the reports in the Key section. In this part of the report you can find the following information:
1) Key
2) Rating
chart
3) BUR &
Single-Ply Deficiency Codes
4) Metal
Deficiency Codes
5) Glass
Skylight Deficiency Codes
6) Acrylic
Skylight Deficiency Codes
7) Translucent
Skylight Deficiency Codes
Key:
The Key is a list of abbreviations used on drawings throughout the program. Terms such as roof drain are abbreviated as RD on
drawings to save space and provide enough room to label everything on a roof section.
Rating Chart:
The Rating Chart is used to rate roof sections and skylights based upon the expected
remaining life of roof systems and skylights. Both
numbers and colors are used to identify the life expectancy at the time of the evaluation.
Deficiency Codes:
Deficiency Codes are used for evaluation of your roof system's deficiencies found during
the evaluation. This list is used as a guide
to evaluate the current condition of your roof sections.
These codes are abbreviations and are used similar to those in the Key to provide
enough room on the drawings to identify everything found during the evaluation. Deficiency Codes listed in the Key are a guideline
for the report. Refer to the individual roof
section budget sheets for a detailed description of Deficiency Codes for that roof
section. There are the following sets of
Deficiency codes:
BUR & Single-Ply
These codes apply to Built-up, Foam, Modified, Thermoset
(EPDM), Thermoplastic (PVC), and Thermoplastic Polyolefin (TPO) roof systems.
Metal
These codes apply to all metal roof systems.
Glass Skylight
These codes apply to Skylights with glass panes.
Acrylic Skylight
These codes apply to Skylights with Acrylic panes.
Translucent Skylight
These codes apply to Skylights with Translucent panes.
Roof sections are the base level of the report. This part of the report (Figure 17) contains the detailed information for each individual roof section. Roof sections are derived from breaking your roof into smaller sections. This is accomplished by using elevation changes, parapets, and roof system changes to divide your roof. Each roof section is given a letter designation (A, B, C, etc.) to represent it throughout the report. If a roof is divided into smaller sections by expansion joints, we give each area the same letter designation, however we include number designations also (A1, A2, A3, etc.). If there are multiple facilities on one property each facility is labeled independently from the others. Refer to Appendix F for samples and further explanations of the reports in the Roof Section part of the report. Roof Sections contain the following information:
1) RSI Summary
(Roof Section Information)
2) General
Repairs
a. Immediate
Repairs Budget
b. Immediate
Repairs Checklist
c. 5-year
Budget
d. General
Repairs Checklist
3) CAD Images
a. Roof
Plan(s)
b. Dimension
Plan(s)
c. Deficiency
& Maintenance Plan(s)
d. Infrared
Plan(s)
e. Perimeter,
deficiency and maintenance
picture location plan(s)
f. Warranty(s)
(if applicable)
RSI Summary:
The RSI (Roof System Information) Summary shows all available information gathered
regarding roof size, slope, elevation, rating, roof system, system manufacturer, system
installer, system designer and notes.
General Repairs:
The General Repairs section is all the budget reports for the roof section. Under this part of the report you will find the
following budgets:
1. Immediate
Repairs Budget
2. Immediate
Repairs Checklist
3. 5-year
Budget
4. General
Repairs Checklist
Immediate
Repairs Budget
The immediate repairs budget is a list of all the
problems on the roof section that need immediate attention such as holes in the roof
system or a safety hazard. The report
identifies the deficiency code, deficiency description, estimated cost per unit, and
quantity. The deficiency codes can be
referenced to the deficiency drawing found under CAD images in the roof section part of
the report (Figure 17) for the location of the deficiency.
If a roof section has no immediate deficiencies then this report will not appear. The costs reported here are not included in
any of the other budgets.
5-Year Budget
The 5-year budget for each roof section includes
deficiency/maintenance, replacement, and inspection costs for the roof system evaluated. These costs are based upon the condition of the
roof at the time of inspection and can change depending upon what maintenance is done, and
weather conditions after the time of inspection. This
budget DOES NOT incorporate the budget numbers or deficiency items from the
immediate repairs budget. This budget also
does not incorporate consulting fees into the budget.
Consulting fees are incorporated into the Roof Budget found in the Overview section
of the report (Figure 13). This report
includes the following information:
1. Square
footage of roof section.
2. Inflation
factor used for years 2-5.
3. Location
factor used for which part of the country the facility is located.
4. Roof
replacement cost if needed within the next five years.
5. Deficiency
codes and descriptions for those found during the inspection. These can be found on the deficiency and
maintenance drawing found under CAD Images in the roof section part of the report (Figure
17).
6. Cost,
units and quantity per year of deficiencies found during the evaluation.
7. Totals
per individual year and total 5-year forecasted budget.
CAD Images
The Cad Images part of the report, at the section level, contains drawings of the section
you are currently viewing. These drawings are
supplements to the report to help identify the locations of items found during the
evaluation. Refer to Appendix A on how to us
the tools available for these drawings. There
are six basic drawings associated with each roof section.
They are:
Roof Plan
This drawing is a plan of the roof section showing all
units, roof drains, pipes, antennas, etc.
This drawing is the outline of the roof section with
dimensions of the perimeter of the roof section.
Deficiencies
& Maintenance
This drawing uses the roof plan drawing and shows the
locations of deficiencies detailed in the Immediate Repair Budget and the 5-Year Budget. The designator used for immediate repair items is
a red rectangular box with a number in it (see below) and the designator used for the
deficiencies from the 5-year budget are a blue ellipse with a number in it (see below). The number sign
in the designator will have the deficiency codes from the budget on the drawing. On this drawing you will also find locations of
any known leaks. The designator used for
leaks will be a yellow dot (see below).
Immediate Repair
Designator
General Repair
Designator
Leak Designator
Anomaly Locations
The Anomaly locations drawing shows the areas of wet
insulation (anomalies) found during the Infrared Survey for the current roof section. This drawing will also show where test cuts were
taken and where moisture probes were done if applicable.
Test cut locations are designated on this drawing by a blue circle with a number in
it (see below). The number can be referenced back to the Test Cut Summary found
under the Infrared section (Figure 15) of the report, which details the composition of the
roof system at this location. This
information can also be found on the RSI Summary for the roof section. Moisture probe locations are designated on this
drawing by a solid green dot (see below). These probes are done during the Infrared Survey to verify the
moisture content of the insulation in the roof system.
On this drawing you will also find the total square footage of moisture-damaged
insulation for the section. The anomalies on
this drawing contain a number that can be referenced back to the Anomaly Summary (Figure
15) section of the report. The Anomaly
Summary will give the sizes of each anomaly.
Test Cut Designator
Moisture Probe Designator
Picture
Locations
The Picture Locations drawing shows the locations on the
roof where photographs were taken. You can
click on these locations with your mouse and see the photographs taken during the
inspection. There are two kinds of photographs represented on the Picture Locations
drawing. The first type is perimeter picture
locations, which are designated by a blue circle with a number in the center (see below). These photographs are taken around the perimeter
of each roof section to allow you to see what the roof section looks like. The second type of photograph taken is the
deficiency picture location. These are taken
of deficiencies found during the roof inspection. These
photograph locations are designated by a red polygon with a number in it (see below). You can open these photographs by clicking on the
link of the photograph you want to view. The
photograph will open up for you in a separate window.
When you are done reviewing the photograph, close this window to return to the
drawing.
Perimeter Picture Location Designator
Deficiency
Picture Location Designator
Skylight Plan
The Skylight Plan identifies the skylights (if applicable)
on the roof section. This drawing shows each
skylight with their identifying number. From
this number you can look up the report information for the skylight. This drawing also tells the square footage of
skylights for the roof section.
Skylight (SL###)
This part of the section level (Figure 18) contains
reports for skylights on the roof section. The
information found here includes:
1. Information
2. Immediate
Repairs Budget
3. Immediate
Repairs Checklist
4. General
Repairs
Information
The Information report is similar to the RSI Summary
found under Roof Section (Figure 17). This
report details all available information about the skylight such as size, type,
manufacturer, condition rating, warranty information, installation contractor and
installation designer.
Immediate Repairs
The Immediate Repairs report is similar to the Immediate
Repairs report found under Roof Section (Figure 17).
This report is a budget that lists all the problems for a skylight that need
immediate attention such as broken panes or a safety hazard. The report identifies the deficiency code,
deficiency description, estimated cost per unit, and quantity. The costs reported here are not included in
any of the other budgets.
General Repairs
The General Repairs report is a 5-year budget very
similar to the 5-year budget for Roof Sections (Figure 17).
The 5-year budget for each skylight includes deficiency/maintenance, replacement,
and inspection costs for the skylight evaluated. These
costs are based upon the condition of the skylight at the time of inspection and can
change depending upon what maintenance is done and weather conditions after the time of
inspection. This budget DOES NOT
incorporate the budget numbers or deficiency items from the immediate repairs budget. This budget also does not incorporate consulting
fees into the budget. Consulting fees are
incorporated into the Skylight Budget found in the Overview section of the report (Figure
13). This report includes the following
information:
1. Plan square footage of skylight.
2. Inflation factor used for years 2-5.
3. Location factor used for which part of the country the facility is located.
4. Skylight replacement cost if needed within the next five years.
5. Deficiency codes and descriptions for those found during the inspection.
6. Cost, units and quantity per year of deficiencies found during the evaluation.
7. Totals per individual year and total 5-year forecasted budget.