Army Reserve Revamps Roofing Acquisition to Reduce M&R Costs

12 Sep 2006 -- Champaign, Ill. -- A program for life-cycle roof management developed for Army Reserve installations could later be adapted for active duty sites as an Installation Management Agency (IMA) Common Level of Support (CLS). The National Roofing Initiative (NRI) is based on the premise that consistent design, quality materials, and expert application will extend the service life and reduce maintenance and repair (M&R) costs over time.

The Southeast Region of IMA is committed to the improvement of public works operations across the spectrum," said Michael Frnka, Chief, Public Works Division at IMA's Southeast Regional Office (SERO).  "We are using a variety of methods to develop and incorporate better business practices, such as the Strategic Sourcing initiative which is sponsored by HQ IMA.  In particular, we are focusing on the better management of roofs which are a very significant requirement that can be improved.  The quality products from the National Roofing Initiative efforts by the Army Reserve Office of IMA will help accelerate the roofing management improvements."

IMA's Army Reserve Office (IMA ARO) launched the NRI in response to re-roofing expenses at Reserve installations, which have some 26 million square feet of roofs. "If you look at our overall M&R funding, roofs are the largest single expenditure, and they shouldn't be," said Olan "Bud" Lewis, Director, National Roofing Initiative at IMA ARO. "The average age of our roofs is 9 years. There's no magic system, but any one type properly designed and installed can last for at least 20 years."

IMA ARO conducted an extensive evaluation of the roofing industry in partnership with the Louisville District Corps of Engineers to develop a strategic plan for the roofing initiative. In addition, the U.S. Army Engineer Research and Development Center (ERDC) committed to updating the ROOFER sustainment management system (SMS), which is to be the main tool for Army Reserve roof asset management. "The objectives of the strategic plan were to ensure good specifications, products, contractor work, and management oversight; leverage existing Army expertise and tools; and manage roofs on a 20 year life-cycle." said Douglas Jones, Chief of Operations at IMA ARO.

In specifying roof projects, usually the manufacturer's technical installation guide is followed. Throughout the roofing industry this is considered a minimum acceptable standard of installation consistent with the National Roofing Contractors Association Roofing and Waterproofing Manual. However, the Army Reserve wanted to set a higher standard. To develop new specifications, IMA ARO hired a team of Registered Roof Consultants (RRCs), who are accredited as experts by passing a rigorous test.

"It's a tough, tough exam," said Lewis. "It takes the profession to another level because you can be sure the people who pass it really know what they're doing."

The RRCs wrote the new guidance for four types of roofs: built-up (BUR); modified bitumen; EPDM Rubber; and PVC systems. The contracts all require a 20-Year No Dollar Limit warranty, which is the best standard warranty offered in the industry. It covers repair or replacement due to poor workmanship or defective materials regardless of cost. This requirement ensures that manufacturers will provide their best high-performance membranes and certified installers. The specifications include Detail Drawings and require better quality systems; for example, BUR systems must be four-ply versus three-ply and use higher strength felts than previously specified.

Army Reserve Installation Management (ARIM) Region Offices still have flexibility to choose a roofing system that meets their needs. However, once chosen, the Guide Specifications and details for that system must be followed. According to Lewis, "We're putting the national manufacturers on notice that their contractors are expected to be competent for installing the roof, and if they're not, we won't consider using that manufacturer" for future projects.

Louisville District negotiated two Multiple Award Task Order Contracts (MATOCs) to support the NRI. One is for firms that employ RRCs to do inspections, write specifications, and provide onsite quality control and quality assurance. The other is with roofing contractors qualified to install the selected roofing system and to provide timely response to emergencies such as natural disasters.

To manage inspection and scheduling, IMA ARO uses the ROOFER SMS, which provides a consistent, objective way to analyze M&R needs. ERDC's Construction Engineering Research Laboratory (CERL) last updated ROOFER eight years ago and, subject to funding, plans to provide the latest software capabilities and features requested by ARO.

"The current system doesn't have an inspection format for modified bitumens," Lewis said. "Also, our concept for managing roofs differs from how ROOFER was originally developed. It was intended for use by a trained layperson who would rely on the system's objective features to determine if a roof should be repaired or replaced. If a replacement was indicated, you might send a certified inspector to take another look and determine more specific project requirements. We want the inspection to be enhanced by using RRCs who do this every day so they can add their subjective experience to the analysis, while still using ROOFER as a management tool for long-range, network M&R planning."