Project Management Solutions
Professional Bid Specifications
Roof System Project Management Solutions offer the roofing experience and
expertise that augments your teams background in property management
and operation of real estate assets.
Project Management support services range
from the analysis and oversight of a single restoration project to global
management models that include a building complex, regional holdings or
global investment portfolio.
Tenants: Pre-Lease Roof Due Diligence
According to contractors, they're offering the best solution at the
lowest price. Yet, 15 to 20 year commercial roof assets continue to
fail in less than ten years. The accurate comparison of contractor
proposals require the bids to be based on the same set of roofing
CRS Roof Consultants authors Roofing & Bid Specifications based
on the best ROI practices that meet client investment objectives.
There are Seven Basic Components of a Bid Specification
Property Sale: Due Diligence Inspections
Elements of triple-net leases regarding roof system are often vague
about specific performance measures and requirements. Well advised
tenants execute their own
review of roof condition(s) in accordance with lease
Roof systems in poor condition can require extensive annual maintenance.
And, based on lease terms, tenants may have to absorb these cost. The expense
of restoring and/or maintaining a roof can add $10 to $20 per ft2 over the term
of a lease.
Roof Installation & Forensic Inspections
Investors need to know how the current condition of a roof system will
affect expensed and capex cash-flows and funding requirements.
Traditional asset appraisals fall short of providing the details
of a roof system Due Diligence Inspection.
Commercial roof systems are one of the most expensive maintenance components
of the building envelop. So you need to know if the investment price of a
property reflects current roof condition and funding requirements?
Due Diligence Inspections can identify mandatory expenses over
the next five to ten years. When the roof will need to be repaired, can
it be resurfaced or does it need to be replaced and how much it will cost?
On-Site Monitoring: Progress Inspections
California and other states require a minimum two year labor warranty on a
new roof installation but you don't have to wait for roof leaks. New roof
installations should be inspected before any retention funds are paid out.
Investors, Property Managers, General Contractors and Architects all need
to have a new roof system inspected. Preferably during the project but no
later than completion and before retention funds are paid to the contractor.
Remember, retention funds are held in case something is not completed or
Its the buyers obligation and best interest to have skilled and expert
consultants check the work of contractor(s).
Interim Punch List, Finals & Reports
Warranties, material manufacturers, public and high profile projects
often engage full time roof consultants to provide on-site
monitoring, inspection and reporting on the progress of a roofing
CRS Roof Consultants offers several On-Site Solutions from periodic
reviews, survey's and/or inspections to full time Quality Control Services by a
certified Registered Roof Observer.
Warranty Compliance Survey's
Once the roof has been installed, the final step is review of the new roof installation
with Architects, Owners, Property Managers, General Contractor, Roofing Contractor.
The roof system installation is examined for completeness and deficiencies, contractors
explain any special modifications, alterations and change orders. An Interim Punch
List is developed on the roof and the general or roofing contractors agree to address
loose ends before retention funds are released.
The original sign-off team or just contractors and consultants can return to review the
status of Punch-List items. Once items are verified as completed, the Interim Punch
List is finallized, signed-off and forward through the appropriate channels to
release the final retention funds.
Annual & Semi-Annual Survey's
The extra money paid for No Dollar Limit (NDL) Warranties require new roof systems
to be inspected at least one a year. Compliance items that can void material
and/or labor warranties include trade personnel, tenant improvements and alterations
that modify and/or damage the new roof system.
CRS Roof Consultants offers several solutions property owners, operators, tenants and managers
can use to control cost and avoid devastating roof leaks.
Preventative Maintenance Solutions
Annual & Semi-Annual Survey's serve two different purposes that are often misinterpreted.
While Semi-Annual Inpections can include a review of roof condition, they're generally
centered around drain cleaning and debris removal.
An Annual Roof Survey is a detailed inpection of roof condition used to identify roof
deterioration & defieciencies with an analysis of past and present issues to forecast
preventative maintenance over the next three to five years, recommend repairs and check
current status on restoration requirements.
Call for more information on Annual & Semi-Annual Survey Solutions
Tenant Improvement Solutions
CRS Roof Consultants offer many Preventative Maintenance Solutions that can be customized
around Investment Profiles and Property Management Business Models
Preventative maintenance is good for the roof, tenants, investors and property managers.
Properly implemented, roof related vendors, tenants, investors and property managers
play important roles. And, the cooperative effort yield returns greater than the sum
put into the program.
Call for information on CRS Roof Consultants Preventative Maintenance Solutions
Improvement & Alteration Reports
Tenant Improvements (TI) are the primary cause of roof system leaks,
damage and other failures in the months following a
new roof installation. Alterations after roof installation
can easily void the labor and/or material warranty.
Advanced technologies and proactive roof management programs can align
the common interest of Investors, Property Managers and Tenants.
Tenant Exit Inspection
Complete portfolio's include a comprehensive review of the major roof related systems
and equipment associated with individual properties.
The history of improvements and alterations made over time represent
the foundation of forecasting future expenses. Analysis of systems and equipment
life-cycles provide the necessary tools to accurately forecast annual expenses,
capital funding requirements and asset valuations.
Tenant Exit Inspection (TEI)
reports are similar to traditional annual roof reports and include many
of the same steps. However, instead of identifying deficiencies and making
recommendations for maintenance or restoration, these reports define why
and when a roof system needs to be replaced or resurfaced in accordance
with (IAW) the terms and requirements of a lease.