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Roof repairs vs. roof replacements.

With winter and its cold, wet weather approaching, owners will, no doubt be paying a lot more attention to their roofs. Realizing that damaged roofing can cause both leaks and considerable heat loss, they will undoubtedly be conducting inspections and trying to remedy any problems that may be present. For many, this process will bring with it the same age old conundrum: where do you draw the line between roof repair and replacement?

To begin, consider the age of your roof. The average life expectancy of a building's roof is about 15 years. If your roof is older than this, the benefits of any repair work will be short lived. In such a case, I usually recommend replacement in order to forego the continual expense of constant and inevitable repairs.

Next you should consider the location of your roofing problem. Damage to a roofing membrane (outer surface) is the most serious. If it has been punctured, or is suffering from some form of splitting or wear, then leaks and heat loss will usually result. And, since your building's insulation layer lies directly underneath, damage to the roofing membrane can put your overall insulation at risk. In such cases, "spot" or "patch-in" repair work is not an advisable option. It would be like putting a band-aid on a broken arm. I normally recommend replacement.

Moreover, if a building's membrane is damaged enought to allow the underlying insulation to become wet, then that insulation should be replaced as well.

On the other hand, those areas that are not directly related to a building's insulation, can often be repaired without concern for replacement. These areas include the masonry adjacent to the roof flashing, the caulking on elevator stairway doors, parapet wall, etc.

At this point, I must mention that the best way to solve such a problem is to prevent it. Proper preventive maintenance, along with routine inspections and prompt repair work can help owners catch minor damages before they become major problems. In this way, owners can often avoid being faced with large scale repari work.

Coating your roof every two years (with either aluminum or asphalt products), for example will, give a roofing professional the opportunity to inspect the roof surface and cover and holes, blisters or cracks that may be present. In addition, the coating will provide added protection to your roofing membrane.

At Tindel, we've recently initiated a series of "service contracts" in which we conduct regular inspections and repairs of a building's roof and facade. The theory behind such contracts is that many major building exterior and roofing rehabilitations can be avoided by a simple preventative maintenance plan.

We begin by offering a thorough analysis of the building which includes a detailed diagram of each elevation as well as an aerial view of the roof. Specific problem areas are then marked off on these diagrams and recommendations are made for remedial and preventive work. This gives owners a precise picture of their roofing and waterproofing needs and allows them to budget accordingly. And, since not all work is an immediate need, it affords them the opportunity to budget forthe future.

Mayor David N. Dinkins declared the week of Sept. 30, 1991, "Property Management Week" because during this week, the New York Association of Realty Managers (NYARM) will host its third annual trade show at the Roosevelt Hotel On Thursday, Oct. 3, 1991.

According to NYARM president Richard Stone, the Mayoral Proclamation acknowledges the challenging profession of property management. "To manage property, often worth millions of dollars, real estate managers have had to become experts on the physical plant as well as the many environmental, legal and financial ramifications of managing a building," he said.

NYARM will offer two seminars for property managers at the trade show: "Building Violation Abatement and Local Law 10" at 1:30 p.m. and "Licensing of New York State Property Managers" at 3:30 p.m.

Representatives from the New York City Department of Housing Preservation and Development (HPD) and the New York State Division of Housing and Community Renewal (DHCR) will address the first session topic. Among other distinguished professionals on the licensing panel, Senator Donald Halperin will discuss his introduction of a bill into the New York Senate this past May that requires all New York property managers to be licensed.

Founded in 1958, NYARM is the only association in New York that was established both by and for New York property managers.
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Title Annotation:Property Management Supplement
Author:Erhard, Edward
Publication:Real Estate Weekly
Date:Oct 2, 1991
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