ePIM I-III Senior executive preview

This slide show is a condensed summary of ARTF Electronic Public Information Manuals (ePIM’s) numbers I-III.

Please have your managers study the relevant full ePIM’s on www.artf-scrace.com (Library Section).

This preview is issued and used subject to the terms and usage notes of the original full ePIM’s, and the full ARTF-SCRACE etc. terms and conditions as listed on www.artf-scrace.com/terms

1

ARTF research findings:

On the broad scale African continental building , structure and roof asset damage and financial loss crisis.

Including widespread and dangerousSHE, fire, flood, leak and building illegality concerns.

Summary of practical remedies - for Owners, Tenants, Roofing professionals, Inspectors, Engineers, Architects, Stakeholders and Finance managers etc.

PART I of V – Issued january 2010

BASED ON ARTF/S.A.B.S./CSIR/HDGASA ET AL RESEARCH AND DEVELOPMENT STUDIES (1994 – 2010)

THE ADVANCED ROOF TECHNOLOGY FOUNDATION

ARTF2

Copyright and usage termsBy opening and reading this file, the reader acknowledges and accepts that these materials are copyrighted to and are the intellectual property of RNA consultants (RNA), who have sole authority re the usage of these materials, which may not be altered, abbreviated, or issued under any other names than RNA. Usage reserved at RNA’s sole discretion.

3ARTFCopyright © January 2010 – RNA Consultants, all rights reserved

Walter Gordon Steward BarnettSecond Chairman of ARTF

Walter Barnett was the founder and an honorary lifetime member of the Hot Dip Galvanizers Association of Southern Africa. He has had a long and illustrious career in the corrosion control field, having acquired a number of honorary titles and awards for his achievements.

Mr. Barnett has twice served as President of the Corrosion Institute, and was Executive Director of the Hot Dip Galvanizers Association of Southern Africa (HDGASA). He was a gold and silver medal award winner of the Corrosion Institute, and was appointed as their Vice Chairman in 2003. He remained very active as a senior advanced technical consultant in the fields of corrosion protection, coatings and galvanizing, up until his passing on March 16, 2009.ARTF 4

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“This vast pool of knowledge and experience, together with access to the S.A.B.S., CSIR, ISO and other international authorities, is available to industry through the services of ARTF and its members”.Mr. Gordon Munro - Internationally renowned veteran chemical, coatings and waterproofing authority. Manager of the S.A.B.S. Paints and Sealants Division (1988 to 1997). International S.A.B.S. and ISO spokesperson.

3rd ARTF Chairman and Custodian - 2005-2006

ARTF

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“Overall costs which can be attributed to corrosion amount to several billion Rand annually in South Africa alone.

Corrosion damage to roofing contributes significantly to this costly situation”.

Editorial - Volume 4 Issue 1 2007 - Hot Dip Galvanizing Today

ARTF

7

Long-term neglect, and incorrect ventilation, material and corrosion control specifications, caused this Wadeville factory structure to fail very

dangerously, less than halfway through its projected lifespan.

8ARTF

“… the bill to replace a long neglected and weather/ corrosion damaged factory or warehouse roof, frequently costs between five and twelve million Rand”.(ARTF Roof Users’ Manual).

9ARTF

“In most cases, these extreme costs, losses and risks could have been reduced by 40% or more...”

(Based on CSIR roof cost study bulletin – ref #B1 104/002 5663 – 12 April 2000)

10

Extensive roof rust – Bloemfontein – per the CSIR and many other experts, roofs should be coated before rust occurs – this can reduce maintenance costs by half or more.

11ARTF

the long-term cost of not having correctly designed, constructed, repaired and maintained these very valuable assets, could run into the …

12ARTF

Hundreds of millions, or even …

13ARTF

BILLIONS OF RANDS IN DAMAGES AND LOSSES!!!

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It does also appear to be true that when things do go wrong, it is mainly with the roof area”

Gordon H Munro - ISO and S.A.B.S. senior authority

ARTF

15

“…roofing, as an industry, is neither

regulated nor governed formally…”.

ARTF

Billy PerrinOwner/ publisher, SA Roofing Magazine

16ARTF

HUNDREDS OF ROOFS RIPPED OFF BY WIND!

It has for some time been assumed that modern “clip system roofs”, as used on most new buildings today, are a more stable and secure alternative to older forms of roof sheeting … but …

17ARTF

… many hundreds of these roofs have been ripped up or damaged extensively by high winds!!!

18New roof sheets ripped loose by heavy winds - Johannesburg

19ARTF

EXTENSIVE FLOODING OCCURS IN MANY BUILDINGS!!!

Many years of careful study have shown that a very large percentage of buildings constructed in Southern Africa over the past 120 years …

20

have been dangerously under-designed etc. and are subject to …

ARTF

…extensive and severe internal flooding through gutters, stormwater drains, downpipes etc.

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Costs set-aside for roof etc. replacements & repairs

(neglect/ unplanned scenario)

Disposable Income

These and other graphs, charts and calculations used in this slide-showare empirical approximations, not based on virtual models or formal accounting.

DISPOSABLE INCOME vs. DEPRECIATION

ROOFS & BUILDINGS

1963 1978 2009

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INLAND METAL ROOF DEPRECIATION & MAINTENANCE PLANNING CHARTThis chart shows typical deterioration and loss of value and functionality of a large galvanized steel roof in Gauteng.

This projection assumes typical neglect and lack of suitable maintenance etc.Deprecation and maintenance/ repair rates are usually 30-300% higher at the coast, for common steel materials

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“Death Valley Curve” Mechanical damage

and loss of asset value become somewhat

exponential from this point onwards

Decay curve of correctly designed, constructed and well maintained roof. Each Rand correctly spent saves three Rand later. SHE & legal issues reduced by 80% or more

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CHART 2 METAL ROOF DEPRECIATION– MULTIPLE ROOFS, VARIOUS AGESThis chart shows typical deterioration and loss of value and functionality of a large galvanized steel roof in Gauteng

This projection assumes prolonged neglect and lack of suitable maintenance etc.

Deprecation and maintenance/ repair rates are usually 30-300% higher at the coast, for common steel materials

Value of A. B. C. D. E. F. G. H. I. J.a Phase Approximate Condition Typical Faults, Overall roof Potential Potential Success Investment Costs to

10000 m sq Age of Roof deterioration performance, success of serviceable life of value of rehabilitateroof of Roof leak expectancy maintenance, of a well-constructed coating ISO/ and (after after maintenance roof coating roof if correctly and SABS/ maintain

deprec- coating and repairs and repairs rehabilitated, regularly repair CSIR etc roofiation) maintained and methods style

correctly repaired maintenanceRATES OUT OF DATE

R5 800 000 Phase 1 Phase 1 0-5 years Excellent condition

R5 080 000 Phase 2 Phase 2 5-10 years Good condition.

Some damage

R4 350 000 Phase 3 Phase 3 11-14 years Fair condition.

Significant damage

R3 650 000 Phase 4 Phase 4 15-18 years Poor condition.Seriously damaged

R2 900 000

R2 200 000

Phase 5 Phase 5 19-25 years Very poorR1 450 000 condition,

very severely damaged

R 500 000 May needneed full

re-R 0 placement

No ValueAGE OF ROOF : 5 YEARS 10 YEARS 15 YEARS 20 YEARS 25 YEARS BEYOND 25 YEARS (NB: Graph line became condensed and distorted when chart was re-sized - we will correct in next edition.) PC File Ref: Chart - Roof maintenance.May 2005

10 20 30 40 50 60 70 80TIME IN YEARS

Feb 2009

Repl

ace

incr

emen

tally

Full

SCRA

CE C

are

Prog

ram

me

Swea

t the

Ass

etPr

eser

ve &

Upg

rade

B Very expensive! Roof to be replaced

C Mid-age roof – seriously damaged.

D New roof - valuable protective galvanizing being stripped due to prolonged exposure and neglect.

E

Decay curve of correctly designed, constructed and well maintained roof. Each Rand correctly spent saves three Rand later. SHE & legal issues reduced by 80% or more

A Current date line

F The Rubicon Line – this is the line below which a roof is not reliably and securely salvageable using standard repair and maintenance practices.

SA ROOFING JOURNAL– AUGUST 2008 ROOF DEPRECIATION TABLE

AGRAPP - “ARTF Global Roof Asset Protection Plan” – now known as the “SCRACE system”. 25

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Serious Fire, SHE, and Legal Violations and Risks are Very Common

A number of intensive site surveys also showed that SHE, fire, legal and other risks and violations, are…… a great deal more widespread, dangerous, and legally non-compliant nationally, than was previously realized!!!

ARTF

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FIRE!

ARTF

“In recent years, two very well known large wholesale warehouse buildings have been gutted by fire in Gauteng, and their stock and equipment destroyed – this was due to the flammability of the roof insulation”.

Highly flammable, extremely bio-hazardous insulation media in use at a Butterworth warehouse– this product

releases deadly hydrogen-cyanide gas during combustion

In cases like this, insurance claims may be declined.

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Illegal and very dangerous structural non-compliances and weaknesses are often a major issue in buildings.

ARTF

Structural risks and failures

Very unsafe, failed roof and structure – East London

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The purpose of these laws, related by-laws and national standards (SANS 10400 etc.), is to ensure that buildings, equipment, structures, utilities etc. are …

... maintained in a safe and functional condition by the owners.

ARTF

... and that the building is able to resist the penetration of rainwater or moisture.

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This includes ensuring that the building, structure etc. is able to withstand any foreseeable weather or event…

National Building Regulations, Pg. 54-55

ARTF

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“Any company that owns or manages a large portfolio of … properties, is very probably in the middle of a massive asset damage, SHE risk, legal compliance and financial loss crisis, without realizing that anything is seriously wrong”.

ARTF Public Information Bulletin 2009

ARTF

THE LONG AND THE SHORT OF IT …

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This situation has, from a company profitability and sustainability point of view, reached critical proportions”.

The Star

ARTF

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“The roofing industry has

become a minefield”

ARTF

Comment by a senior CSIR Scientific Research authority – circa 2000

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What affordable, realistic resource do building owners, managers or tenants have to protect themselves, their staff, equipment, assets, and their companies from such severe abuses, losses, liabilities and risks?

ARTF

Is there an affordable solution?

37ARTF

The ARTF-SCRACE building and roof remedial and maintenance system!

Answer

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Advanced Level Corrosion Control

Services

Engineering Services

SCRACE CUSTODIAN &

CO-ORDINATOR FUNCTIONS

Special Corporate ServicesS

C

R

A

C

E

Specialised Roofing Services

Architectural Services

Construction Services

SCRACE

CUSTODIAN

SCRACE

CO-ORDINATOR

WORKS PROJECT

(Optimal & most economical

outcome and best investment return

ensured)

OWNER

/ TENANT

ARTF

39ARTF

SCRACE Definition:SCRACE derives its name from the first letters of the following:

Special corporate services; Corrosion control; Roofing; Architecture; Construction; Engineering.

SCRACE is an operations, structures and hard asset care and services portfolio that is scientifically developed to address building, property, client and employee needs in the field of roof and building technology, etc..

SCRACE is highly beneficial, as it is an advanced, holistic, synergistic and comprehensive science and system…

40ARTF

…carefully interlaced and balanced, to ensure maximum asset protection/ development; cost control; staff wellness; statutory, engineering and SHE compliance…

… building and function optimization; risk and loss control; green building and infrastructure development; energy efficiency optimization etc.

SCRACE Definition Contd.:

41ARTF

Use of 12-year SMP’s

SCRACE utilizes 12-year Strategic Maintenance Plans (SMP's), and cleverly paces and optimizes cost and works allocations, for maximal investment value, ongoing economy, and owner benefits.

42ARTF

A VETERAN SCIENTIFIC EXPERT COMMENTS ON SCRACE

“Although roofing project failures and sub-performance are (very) common in the local roofing industry, cases of such that have been reported to myself, the CSIR, ARTF or their senior members, regarding projects undertaken by ARTF approved specialist applicators, using the (SCRACE) specifications and application/ QA etc. systems, have decreased to zero”.M.S. Smit, Chief Research Officer (now retired), Division of Building and Construction Technology, CSIR. ( ) = editors changes

43ARTF

“The ARTF-SCRACE system probably achieves more asset salvation, stabilization, protection and optimization per Rand input, then any other method in use continentally.

It is a true, exceptional and very secure investment”.

ARTF Bulletin - 2009

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The PSAR is a concise, broad-spectrum preliminary assessment of various key engineering, architectural, corrosion, SHE, fire, roofing etc. items, which provides recommendations regarding high priority works to be done over the following 3 years.It also includes advice regarding reliable expert professional resources, ideal specifications and materials to be used etc.

The SCRACE PSAR

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PSAR COSTS:Micro PSAR - For a concise general overview R 13,980.00

Midi PSAR - Includes Fire Audit, Natural Ventilation Assessment, Safety and Health (S&H) Audit, more comprehensive Building and Roof Assessment*

R 24,980.00

ARTF

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Full PSAR (Highly recommended):Includes: OHS etc. related Structural Engineer’s Assessment and Report Fire Audit Basic Natural Ventilation Assessment Building and Roof Assessment Safety and Health (S & H) Audit plus a Green Building/ Energy efficiency review*

R48,850.00

(All prices VAT Excl)

The full PSAR also includes a light preliminary review of your building’s “Green” and Energy Efficiency statuses, and feasible level-1 initiatives for the improvement and statutory / national standards compliance to same.

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GREEN, LEAN AND CLEAN

ARTF

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Your company’s next step:

to arrange for a PSAR (Preliminary SCRACE Assessment and Report) to be undertaken by an ARTF listed professional team, at one or more of your properties (see contact details on slide 117).

Contact ARTF now

ARTF

Executive Workshops

To help greatly improve your company’s understanding, safe practice, statutory compliance and due diligence in the areas covered by this slide show, ARTF highly recommends that all staff and executives attend the related mobile SCRACE workshops – cost R6,890.00 per workshop.

49ARTF (All prices VAT Excl)

Contact ARTF on +27 (0)11 605 2837; (0)71 343 9194

orLog on to www.artf-scrace.com

orContact your nearest ARTF-SCRACE listed

Consultant, Architect or Engineer

ARTF 50

ePIM part II & III - extracts

The following slides were extracted from the ePIM (ARTF Electronic Public Information Manuals) Nbr’s II & III.

Pls study the full slide shows (available end March 2010) on www.artf-scrace.com – Library Section.

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Testimonials

Testimonials from two senior SAB Managers

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On RTS performance:

“Excellent results Excellent project economy Excellent after sales service and cost control”

Deena MoodliarOperations Services Consultant

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Attention: Rick NorwoodRNA Consultants2 September 2009 Dear RickHaving worked for SAB for 7 years as a Risk Manager, I always set extremely high standards for my contractors. SAB as a world class company sets very high standards, not only for their staff but also for their contractors and service providers. When I set out into the big world in 2007 to pursue my dream to be a businessman in my own right and to put my MBA (Masters Degree Business Administration) to work as a consultant, I knew that I had to carry on being the very best I could be and also not accept low grade work from anybody I associated myself, and my company with. I have to honestly say that I have found your company’s approach to roofing contracts very refreshing, in the sense that you did things differently, very much like I did! So we had an immediate synergy which has resulted in my being associated with your company and professional network as the Risk/SHE consultant on 2 projects thus far at SAB (East London and Prospecton). I did an initial risk assessment at Butterworth Depot as well. I have found that your holistic, expert and honest approach to provide the client with world class service as well as intensive and effective project and cost management, and save them vast sums of money was a revelation to me. Coupled with your extensive knowledge and experience I now have a mentor from whom I can truly learn as I move forward.  Roofing is very often not included as part of planned maintenance for the majority of companies, although it is one of their most valuable assets. Companies only realize the value of this when the roof is severely damaged and they have to spend money on its repairs or replacement, usually at exhorbitant costs. The approach that you use in being not only a supplier of a service but also somebody who partners companies - in the sense that you look after their assets as if they were your own – is unique and invaluable. You provide companies with detailed reports which gives them a clear indication of the current condition of their roofs. You also assist them with budgeting and CAPIN which they can use for forecasting purposes. This really takes all the guess work out of the equation because you do all the “spade work” for the client. I have noted during my association with you that the roof’s at the respective SAB depots were in most cases in very poor and unstable condition and did not seem to have much “shelf life” left. I know that SAB has maintenance plans for plant and equipment. I would now strongly recommend that roofing for all depots and breweries be part of this as well. For example the Butterworth Depot’s roof is in a very poor condition, has a number of very high and illegal SHE risk factors and will need very urgent repairs.  In short, I am saying that I am very impressed with the work that you do. You also have also developed an extensive and expert multi-disciplinary and very professional SCRACE national network (including myself!) that provides the client with the very best service that they can ever hope to have. I am proud to be associated with your company and association, and will recommend you to any company. Best Regards Dane HermanSHE, Fire and Project Management Consultant.SCRACE Custodian.083 455 6051

Dane HermanSAB Border and Kei Risk Manager 2000-2007

The approach that you use in being not only a supplier of a service but also somebody who partners companies - in the sense that you look after their assets as if they were your own – is unique and invaluable.”

“You also assist them with budgeting and CAPIN which they can use for forecasting purposes. This really takes all the guess work out of the equation because you do all the “spade work” for the client.

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CALCULATING THE DAMAGE AND LOSSES

How much is your company losing, unnecessarily, from the neglect of roofs and other Vulnerable Building and Structure Components (VBSC’S)?

How much can be saved in Future?

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Old rules equal poor bottom line!

Many companies cannot afford the usual costs of adequate, correct, essential ongoing professional roofing, construction and engineering remedial services

Following all the old laws, rules, and recommendations often equalsbankruptcy - a better solution is definitely needed!!!

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CRITICAL LOSS ZONES

The Loss-Gain Rule of 1 to 3

58

A vitally important loss-gain issue for many companies at this stage is the salvation of roof etc. areas that are very close to the “point of no return”.

59

Such areas could be as high as 40% of many companies’ property portfolios.

Saving these areas in time could reduce the medium term costs by a factor of 300%.

In such cases, the increased costs related to a delay of a few short years could be staggering!

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The 5 Basic Types of Roof and VBSC Maintenance

The MFM – OMI Principle

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Type 1Total Neglect Policy

VERY EXPENSIVE, VERY HIGH RISK. RESULTS IN EXORBITANT LONG TERM COSTS AND NO RELIABLE COST PREDICTION.

ROOFS OFTEN BECOME PERSISTENTLY PROBLEMATIC WITHIN 7 YEARS, AND FAIL 25-35% THROUGH THEIR IDEAL LIFE CYCLE.

VERY HIGH SAFETY AND LEGALITY RISKS WILL

TEND TO OCCUR.

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Type 2Too Little (Maintenance) Too Late

SIMILAR RESULTS TO THE ABOVE, THOUGH LESS SEVERE

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Type 3Minimum Feasible Maintenance (MFM).

THIS IS THE SAFE MINIMUM CARE POLICY.

ROOFS ETC. WILL GRADUALLY IMPROVE AND STABILIZE. SHOCK COSTS , SHE AND LEGAL RISKS, AND EXTREME LOSSES WILL STEADILY DECLINE.

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Type 4 OPTIMUM MAINTENANCE INPUT (OMI)

Theoretically ideal, but profitability, better investment options and cash flow should be considered.

66

Type 5EXCESSIVE MAINTENANCE

This becomes unnecessarily expensive, often with relatively poor investment gain.

67These are empirical approximations, not based on virtual models or formal accounting.

CUMULATIVE REPAIR, REPLACEMENT & MAINTENANCE COST: INLAND C4 ENVIRONMENT

GALVANISED ROOFING

(10 000sqm Roof)

1) Excl VAT and annual escalation.2) OMI/ MFM graphs assume early

commencement and sustained mainteance (within 3 years of construction), using full and correct SCRACE method.

3) Excessive, premature, incorrect or uneconomical maintenance will significantly worsen the cumulative cost outcome.

4) Where underspec materials or techniques are used, the outcomes will begin to approximate the “emergency repairs” only outcome.

5) The above graphs show heavy industrial corrosion (SO2) areas (C4 on ISO corrosivity category scale). Marine Coastal environments (C5 – surf spray zone) can accelerate costs and corrosion by 30% to 300%.

Roof Failed & Replaced

Original Roof still in Fair Condition

Original Roof still in Good Condition

Extreme Safety Risks, Stock Losses, Downtime, Damaged Equipment

Safety Risks Nominal

Serious Safety Risks & Cost Issues Begin

Safety Risks Low

Emergency repairs only – too little too lateMinimum feasible maintenance input (MFM)Optimum maintenance input (OMP)

68

Key questions

What are the cost implications of MFM vs OMI?

What will the benefits be?

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How much will be saved if MFM (Minimum Feasible Maintenance Input Levels) are attained within a year and

sustained thereafter, on a existing fairly old, large property portfolio?

ARTF estimates that this will effect an average long term saving of around 45%

SHE, fire, and legal/ building regulation problems and transgressions should steadily reduce over 12 years by 87% or more

Leaks should steadily reduce

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Roof and building “health control”

The basic principles of successful maintenance and asset optimization.

Bodies, vehicles, buildings – the fundamental rules and principles are the same.

Only one organ needs to fail for a person to die!

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The two dread diseases of roofs and vulnerable building components.

# 1 - Corrosion –

The cancer of steel roofs and structures.

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Dread disease # 2

LADCAME

• Longterm• Accumulation of• Design• Construction • And • Maintenance errors

• (This includes neglect)

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The SCRACE methodology

A universal holistic scientific solution to roofs and buildings and the owner/ tenant’s optimal benefits from these.

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Advanced Level Corrosion

Control Services

Special Corporate Services

Engineering Services

SCRACE CUSTODIAN &

CO-ORDINATION FUNCTIONS

SCRACE

CUSTODIAN

SCRACE

CO-ORDINATOR

WORKS PROJECT

(Optimal & most economical

outcome and best investment return)

S

C

R

A

C

E

Specialised Roofing Services

Architectural

Services

Construction

Services

OWNER

/ TENANT

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SCRACE CUSTODIAN

& CO-ORDINATION FUNCTIONS

SCRACE CUSTODIAN

SCRACE CO-ORDINATOR

WORKS PROJECT

(Optimal & most economical outcome and best investment

return)

Sources, appoints and optimally coordinates and rationalizes the full SCRACE professional team, to achieve all necessary and desired

outcomes, with minimum delays, distractions and unnecessary costs. Seeks clever and efficient synergies and rationalizations, to maximize

clients gain per Rand invested.

Assures and enforces the client’s best interests, optimum project economy and value for money, and excellent project outcomes – all according to the professional codes and application manuals etc. of

SCRACE. Ensures that all projects and works comprise an optimum and sustainable investment for the client.

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Statutory requirements liaison, optimizing and liaison unit (OHS, National Building regulations etc.).Project economy, rationality and investment assurance and development unitEnergy efficiency investigations, development and legal compliance unit Environmentally friendly outcomes investigations, development and legal compliance unit Warehouse/ depot optimization unit; SHEQ liaison, optimization and assurance unit; SABS & CSIR etc. liaison unit.Laboratory testing and assessments unit; Fire risk assessment, detection and prevention unitBEE development and assurance unit; Biohazardous materials detection, programming and containment unitBuilding and roof Strategic Maintenance Plan (SMP) implementation unit; Budget control and advisory service unit.

Professional, logistic, key material and other essential resourcing & development unit; Client and listed professionals information and general assistance unit Client and listed professionals training unit Listed professionals rating and database unit Site and services audits unit; Advanced specifying and consulting services. Roof security and damage control After sales service and optimal economy assurance Balance sheet optimization – asset assessments and reports. Asset accounting support unit.

SCRACE OUTLINED

C

S

R

A

C

E

Advanced Level Corrosion

Control Services

Architectural Services Client’s needs and goals envisagement & development services.

Staff wellness liaison servicesCorporate and aesthetic image and standards establishment and

compliance

Special Corporate Services

Advanced remedial Engineering ServicesDiagnostics and modeling services; Engineering Audit services

Ventilation assessments, modeling, specification, rationalizing & installations.

Small and custom item engineering services

Specialised Roofing Services

After sales service assurance unit

Construction

Services

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The “Thermographic Imaging Concept”, and how “Variable Specification Intensity” methodology doubles remedial gain

per Rand input

Specially trained advanced SCRACE professionals apply a concept called:

The Variable Vulnerability Concept & Variable Specification Intensity (VVC-VSI)

E.g. In the next diagram, only red and orange items would usually be addressed. Lower priority items would only be taken up when all higher priority items in the property portfolio have been remedied and stabilized. This prevents overspending.

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THE CORROSION & DAMAGE SENSITIVE ZONES OF A COASTAL ROOF

Significantly damaged/ vulnerable. Good condition, stable

Weathered,  but sound and stable.Severely damaged/ vulnerable

Becoming vulnerable.

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Per the VVC-VSI formula, buildings in large property portfolios are carefully assessed – all needed works are carefully defined and priority sequenced.

Only the highest priority and top potential gain/ loss control items are addressed per contract, on a layered system basis.

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Because financial and effort wastage is thus greatly minimized, the level of specification intensity (structural rebuilds, new sheeting and components, heavy duty protective systems, localized repairs, lighter maintenance techniques) are then selectively matched to the severity of damage and damage vulnerability of the components …

81

In this way the roof and its accessories become more and more balanced over the years, resulting in majorly improved roof and VBSC life and performance etc., and enormously reduced costs, leaks, legal issues and risks.

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THE ARTF NATIONAL 3RD PARTY AUDIT NETWORK

Project Audits Verifying and quantifying contractor performance and compliance

Breaking through the double standard system (closing the huge differential between what is

specified/ advertised …

... and what is actually delivered

especially re. SHEQ etc.!!!)

83

84These figures are broad, general empirical projections, based on a 22 year project review.

CONTRACTOR AUDIT RANGE ASSUMPTIONS:

METAL ROOF REMEDIAL WORKS 2008

ESTIMATED COMPLIANCE TO OHS, NATIONAL BUILDING REGULATIONS, KEY ISO, SABS, ARTF, ETC.

SPECIFICATIONS AND CODES OF PRACTICE

Custom resource development and SLA’s

Specialist remedial contractors and other such professionals are very close to extinct, and do not comprise a viable resource for the care of large property portfolios.

85

Extensive and intensive ARTF-SCRACE HR development and training must occur for each large property portfolio put onto 12 year strategic maintenance plans.

This will entail costly infrastructure developments, and major continental training and apprenticeship programs.

86

This can only be realistically and viably developed on the foundation of 6 year SLA’s between clients and ARTF approved professional teams.

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ESSENTIAL LOSS/ DAMAGE CONTROL POLICY REQUIRED URGENTLY.

Setting effective policy to protect your company’s assets

and interests.

89

LAW: Senior Management thinks long-term

Local branches think short term

Due to their own immediate interests, pressures and concerns, local level depots, branches and outlets very seldom correctly, safely and sustainably self-maintain their buildings.

This is one of the most fundamental reasons behind the extensive and hugely expensive asset damage, risk accumulation, and the development of serious SHE and building legality issues for the entire corporate group.

These factors and liabilities frequently occur when middle management have sole authority and responsibility for the care of buildings, roofs and structures.

SOLUTION: ALL MASTER LEVEL MAINTENANCE POLICY, SPECIFICATIONS AND PROGRAMS TO BE SET AND DILIGENTLY ENFORCED BETWEEN THE MOST SENIOR GROUP MANAGEMENT AND ARTF.

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Recommended senior level protocols, policy and operational adjustments, to undercut and permanently

correct the current critical and non-sustainable risk, legal issues, asset loss and damage scenario

Move all major maintenance and remedial policy setting, procurements, programming and executions directly under the group’s Senior Executive Strata, and advised on always by ARTF.

ARTF approved consultants to develop ongoing 12 year strategic maintenance plans for all branches/ depots for maximum gain and cost control continentally

Increase and sustain funding to MFM (Minimum Feasible Maintenance Input) level for the entire group continentally, ongoing.

92

Implement strict priority identification for all remedials and maintenance, so that all priority one and two works are addressed continentally first, primarily.

93

Convert fully to the ARTF/ SCRACE system.

ARTF to consult with senior financial/ investment specialists, the CSIR and SAPOA (South Africa Property Owner’s Association) etc. soon, to establish and develop the best building value assessment and accounting methods, so that true building value and depreciation indices are reported and recorded in financials and asset maintenance registers etc.

94

The 4th ARTF Chairman

The legendary John E Erasmus, 4th chairman of ARTF, signs off a large roofing project, Isando.

95

SCRACE case histories.Before and after photographs

96

Coastal salt spray damage to roof sheets - Ottery - The wrong type of material was used here, and the roof has failed extensively – major replacements were required (new Aluminum sheeting now used).

97Portable mill rolling continuous 36m aluminum roof sheets

98

99Aluminum coil before being rolled into roof sheeting

100New aluminium sheeting ready for installation - Ottery.

101

New Colortech G3 sheeting installed – Ottery. Original (incorrect) steel sheeting began to fail 7 years after installation.

102

RTS ROOF REMEDIAL WORKS - WITBANK

Witbank – end lap corrosion

103 Witbank – end lap replacement

104Building join works in progress - note newly inserted

pre-coated sheet sections in background.

105

Roof completed, damaged joints rebuilt. All roof sheeting prepared and protected with polymer coating.

106

Successfully completed worksat Witbank building join.

107

Severely corroded structural steel, due to illogical design – now epoxy and polyurethane coated - Witbank.

108 Tzaneen – new box gutter, insulation and purlin

109 Tzaneen – Heavy duty rainwater box, gutter coating and hail guards

110 Wadeville – corroded gutter and liner

111

Wadeville – gutter plate repair

112

Wadeville – high-performance elastomer membraneinstalled

113

SAB Wadeville – underground drainage remedials, to deal with collapsed link channels.

114

SAB Wadeville – free flow gutter system

115

Isando – refurbished roof lights from inside. Double laying of old fibreglass sheets to the North facing side solved leaks, UV degradation of beer, and reduced replacement costs enormously.

116

These roofs were constructed from an inadequate material for coastal areas (pre-coated galvanized sheeting). Rapid and extensive corrosion damage occurred.

The presence of high levels of windblown sand, salt spray from the sea, and high heat and humidity levels, caused extensive corrosion damage and destruction to the roof.

CASE HISTORY Port Shepstone

The roof required very costly replacement as a standard remedy.

117

Epoxy pre-coating of roof sheets to prevent accelerated internal corrosion, and assure greatly extended roof sheet life.

Corroded roof end was redesigned and rebuilt with an Australian high performance product.

118

Epoxy pre-treatment at new roof sheeting at apex, to prevent internal destruction from salt spray corrosion.

Roof sheet replacements.

119

Corrosion treatment under gable trims – these areas tend to get packed with damp sand, organic matter and salt. Note the workers using SABS parachute style safety harnesses and safety lines.