roof leaks got your customers waist high in problems? · •only 2.5% of projects defined as...
TRANSCRIPT
Roof Leaks Got Your Customers Waist High in Problems?
Use Benchmarking to Get the Problem Fixed … Permanently!
Jake Smithwick, PhD, MPAThe Simplar Institute
University of North Carolina at Charlotte
Just because something is written in a contract does not make it so
• Group of researchers and educators
• Integrated within the parties (clients/buyers and vendors)
• Developed tools, methods, & training to enhance:
– Organizational Transformation
– Procurement & Sourcing
– Project & Risk Management
– Operational Efficiency
– Human Dimensions
– Performance Measurements
– Benchmarking & Workforce
– Facility Management Professional Training
Simplar Institute
• Only 2.5% of projects defined as successful (scope, cost, schedule, & business)
– PricewaterhouseCoopers, 2009
• Only 30% of projects completed within 10% of the planned cost & schedule
– Construction Industry Institute Performance Assessment Committee, 2015 edition
• 24% growth in owner’s construction indirect costs since 1995 (net of inflation and escalation)
– Construction Industry Institute Performance Assessment Committee, 2015 edition
Built EnvironmentProject Performance Research
So what next?
• Keep the dams – “Bridgestone’s bladders among the industry’s best”
• Rent the dams
• Concrete dams with gates [$40.8M]
• Fusegates – large buckets that tip when filled up
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http://www.eastvalleytribune.com/local/tempe/article_230280ae-e3b3-11e0-890a-001cc4c03286.html
What are Minimum Standards?
Objective of Minimum Standards
VENDOR 1
VENDOR 2
VENDOR 3
VENDOR 4
High
Low
MINIMUM
High
Low
Who Will Be Selected?
VENDOR 1
VENDOR 2
VENDOR 3
VENDOR 4
High
Low
VENDOR 2VENDOR 4
High
Low
VENDOR 1VENDOR 3
Perception on Standards
• Group of manufacturers, engineers, consultants, and government personnel meet in subcommittee to set standards for a product type
• Physical tests are identified and selected
• All products of manufacturers involved are tested
• Test data is used to set standards
ASTM Standard Setting
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ASTM Standard Setting
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ASTM Standard Setting
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All Products Meet the Standard
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PHYSICAL PROPERTY Standard B C
Initial Elongation 100% 100% 200%
Initial Tensile Strength 150 psi 150 psi 450 psi
Final Elongation 100% 100% 200%
$2.00 /SF $4.00 /SFCost:
What Will Manufacturer ‘C’ Do?
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C
Initial Elongation %
(break) D412 200% 100%Min.
Initial Tensile Strength
(mass Stress) D412 450psi 150psi Min.
Final Elongation %
Weathering D412 200% 100%Min.
Permeance E96. B 3.5
2.5 U.S. perms
Min
Water Absorption
(mass) D471 <1%
Delete
requirement
Weathering (5000
hours) G53
No
cracking No cracking
Adhesion C794 3 pli 2pli min.
Fungi Resistance G21 No growth
Delete
requirement
Tear Resistance D624 30 lb/in 20 lb/in
Low Temperature
Flexibility D522 Passes Passes
Viscosity D2196
115-130
KU
35,000-
50,000cps
Volume Solids D2697 57 - 66% 57-80%
TEST PROPOSED
PHYSICAL
PROPERTY
Standards
motivate
manufacturers to
lower quality
High
Low
Maximum
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• Sprayed Polyurethane Foam (SPF) roof systems have been around since the 1960’s.
• In the 1990’s, the occurrence of hailstorms and resulting hailstorm damage encouraged owners to identify roofing systems that could minimize damage.
• Identified as not very durable
• Cheaper, temporary roofing system
Factory Mutual (FMSH Test)
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• FM-SH Standards
• Silicone - 30 mils min
• Acrylic - 36 mils min
• Polyurethane - 37 mils min
FM Standards
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Foam
Coating
Roof Deck
• 1-3/4 inch steel ball dropped from 17-3/4 feet
• The coating cannot break on any of the 10 drops
• If coating is thin, brittle, lacks tensile strength, deteriorated from UV, the ball will puncture through the coating
FM-SH Test Procedures
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Sprayed Test Samples
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Followed FM Guide: Created samples, sent to
Navy lab to test using specified device
Inspected In-Field Roofs
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FM Results vs Simplar Results
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FM RESULTS
1. Silicone (30 mils)
2. Acrylic (36 mils)
3. Polyurethane (37 mils)
SIMPLAR RESULTS
3. Silicone (40 mils)
2. Acrylic (20 mils)
1. Polyurethane (15 mils)
1996 Results
1. There was a very large differential between the hail resistance of silicone, acrylic, and polyurethane coating systems.
2. The Permathane polyurethane coating was the most resistant SPF coating system.
3. Simulated aging tests specified by ASTM and FM had no correlationto the in-field test results of actual aged systems.
4. The Permathane coated roofs (when tested in the field) were the only systems that passed the FM-SH test.
5. There was a large differential between the durability and longevity of the performance of different manufacturers’ products.
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Set Standards Insure Buildings
Factory Mutual
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Set Standards Insure Buildings
Factory Mutual
Go After
Manufacturer
Our Product Met
Your Spec!!!
Go After
Contractor
• Legislation was passed that dramatically reformed the way K-12 schools are constructed.
• The Board is charged with administration of three capital funds: – Building Renewal
– New School Facilities
– Deficiencies Corrections (adopted rules establishing minimum school facility guidelines, assessing school buildings against these guidelines, and providing monies to bring the buildings up to the guidelines)
• Developed minimum standards for existing and new school facilities
Facility Board
32http://www.azsfb.gov/sfb/sfbweb/sfbaays/org_overview.asp (1/15/08)
Various Schools
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School District (Dec 2003)
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Standards Encourage Low Performance
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High
Low High
Low
Contractor 1
Contractor 2
Contractor 3
Contractor 4
Contractor 1
Contractor 2
Contractor 3
Contractor 4
High
Low High
Low
How Do We Increase Performance?
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Contractor 1
Contractor 2
Contractor 3
Contractor 4
High
Low High
Low
Change our Perception of “Minimum Standards”
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Contractor 1
Contractor 2
Contractor 3
Contractor 4
High
Low High
Low
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United Airlines• UAL Low-Bid Projects Results:
– Poor quality work
– Unmotivated contractors
– No contractor accountability (finger pointing)
– UAL forced to watch/manage/direct contractors on how to do their work
– Projects needed to be repaired / maintained soon after they were complete
“Simplar, can you help us write better specifications (how
to prep surfaces better) so that we
can increase performance?”
• 32 projects
• $13 Million
• Dramatic increase in quality– 100% no change orders– 98% completed on-time– 98% customer satisfaction
• Best contractors UAL had (past 20 years)
• Site Revisited in 2005 (no roof leaks, painting still performing)
United Airlines Results
Impact of Minimum Standard & Low Bid Award
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Spend More Money On Different Systems
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Now What?
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Use XPD… Received High Performing Systems
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XPD
Bond Program Steps In and Takes Control of Roofing Program…….
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Bond Program Identifies Roofing Systems
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What Do They
Get????
XPD
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Now What?
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True or False?
• Minimum standards force high performing contractors to lower their level of quality.
• Minimum standards give the advantage to the contractor who does minimal work.
• Minimum standards have no correlation to performance.
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• Minimum standards are a source of risk in the construction industry.
• Technical information is not related to performance information.
• Clients should never use technical information when making a decision...always demand performance information.
• Vendors (contractors/manufacturers) should be required to differentiate their products based on performance information and not technical information.
Summary of Standards
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Center for Procurement Excellencewww.center4procurement.org
RFP Templates for Roofing
Hold On…The Warranty Will Protect Us!!!
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“Over 50% of post-construction
problems can be attributed to roofing” (Herbert, 1989. R.S. Means Company)
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Who Issues a Warranty?
• Written by manufacturer’s lawyer
• A roofing warranty does not protect an owner, it protects the manufacturer (limits liability)
• Clients that purchase systems based on warranty periods increase their own risk
Warranty
63
Warranty
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The only roof system you’ll need for the next 30 years.
Backed by the industry’s
most resilient guarantee –
an unsurpassed 30-year
warranty against whatever
the future brings.
MANUFACTURER X
Warranty Exclusions / Fine Print
• Warranty exclusions (fine print) are rules that protect the manufacturer if any problems arise.
• Exclusions will limit the manufacturers liability.
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Roof Warranty Exclusions“Warranty is void if....”
• “Failure to use reasonable care…”
• “Damage caused by ponding water or improper drainage…”
• “Damage by abnormal use of the roof…”
• “Damage by unusual occurrences…”
• “Failure to provide routine maintenance…”
• “Deterioration due to ordinary weathering…”
• “Damage caused by falling objects…”
• “Unauthorized modification…”
• “Other than occasional traffic on the roof…”
• “Damage from by chemicals, animals, insects, or plant life”
• “Change in building use or purpose…”
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How good is your 30-
Year Warranty if the
manufacturer goes out
of business in 2 years?
If They Honor The Warranty…
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“Only liable for cost of our materials...not liable for any loss of
profits or damage to building or contents…”
Marketing vs. Performance Information
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➢ Our product has good flexibility, conformability, and superior strength in both the machine and cross machine directions.
➢ High tensile strength resists splitting that can be caused by rooftop stresses
➢ Low moisture absorption, excellent dimensional stability and resistance to rot
➢ Excellent porosity providing flexibility and conformability
➢ Typical Physical Properties▪ Material meets the requirements of ASTM D 2178, Type VI.
▪ Longitudinal (With the Fiber Grain).................................... 60.0 (10.5)
▪ Transverse (Across the Fiber Grain).................................. 60.0 (10.5)
▪ Pliability, 1⁄2 in (13 mm) Radius Bend ................................ No Failures
▪ Average of All Rolls ................................................................ 7.0 (342)
▪ Individual Rolls ........................................................................ 6.0 (293)
▪ Moisture at Time of Manufacture (max.) .................................... 1.0%
▪ Mass of Desaturated Glass Felt (min.) lbs./100 ft2 (g/m2) .......... 1.9 (93)
▪ Bituminous Saturant (Asphalt) (min.) lbs./100 ft2 (g/m2) ............ 3.0 (146)
▪ Ash ........................................................................................... 70-88%
Marketing vs. Performance Information
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2008 NRCA Bulletin Roofing Warranties
• A roofing warranty's length should not be the primary criterion in the selection of a roofing system because the warranty does not necessarily provide assurance of satisfactory system performance.
• The selection of a roof system application should be based on the product's qualities and suitability for the prospective project.
• A long-term warranty may be of little value if the system does not perform
• Long-term warranties largely are reactive (rather than proactive) solutions to roof problems.
• There is a common misconception that long-term warranties are all-inclusive insurance policies.
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• Warranty documents often contain restrictive provisions that significantly limit the warrantor's liability and consumer's remedies in the event that problems develop.
• Manufacturers who use long-term warranties as marketing tools have found themselves compelled to meet or exceed warranties of competitors. In some cases, the length of the warranty may have been established without appropriate technical research or documentation of in-field performance.
• Unfortunately, there are a number of manufacturers that issued long-term warranties and no longer are operating, leaving consumers with an ineffective warranty
http://www.nrca.net/consumer/warranties.aspx
Protection For the Client?
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20-Year
15-Year
Contractor 1Contractor 1
Contractor 2Contractor 2
Client
True or False?
• The majority of warranty’s protect the client or entity buying the product or service?
• The majority of warranty’s minimize risk to the buyer?
• Warranty’s are based on the performance of the product or service?
• The primary purpose of a warranty is to “market” the buyer.
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Summary of Warranties
• Don’t Trust Anyone!!!
• Do not believe marketing information.
• Do not use technical information when making a decision...always demand performance information.
• Warranty’s are written by the manufacturers of the product to protect the manufacturer.
• Owners should identify the true value of the warranty (do not focus on length of warranty).
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1. Installer provides a list of 15 past customers that can validate:– High customer satisfaction and long-term performance
– Performance actual product being installed
2. Don’t use warranty period as selection criteria (e.g., 30-years)– INSTEAD, review the exclusions of the warranty and how they impact your building
and your situation.
– Consider giving credit to those Suppliers with fewer exclusions.
Improving Your Next Roofing Job
www.simplar.com/resources
• Sometimes FMs focus on the cost / technical details– but there is always SERVICE afterwards
• You are not buying commodities…
• I can help you:– work with procurement / purchasing / buyers
– develop your RFP and Scope of Work
– manage the project & document performance
There Is An Easier Way