Transcript 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.

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 dangerous
SHE, 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)
2
By 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.
3
Copyright © January 2010 – RNA Consultants, all rights reserved
Second 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.
4
“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
5
“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
6
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.
7
“… 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).
8
“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)
9
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.
10
the long-term cost of not having
correctly designed, constructed,
repaired and maintained these
very valuable assets, could run
into the …
11
Hundreds of millions,
or even …
12
13
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
14
“…roofing, as an industry, is neither
regulated nor governed formally…”.
Billy Perrin
Owner/ publisher, SA Roofing Magazine
15
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 …
16
… many hundreds of these
roofs have been ripped up or
damaged extensively by high
winds!!!
17
New roof sheets ripped loose by heavy winds - Johannesburg
18
Many years of careful study have
shown that a very large percentage
of buildings constructed in Southern
Africa over the past 120 years …
19
have been dangerously under-designed
etc. and are subject to …
…extensive and severe internal flooding
through gutters, stormwater drains,
downpipes etc.
20
21
Disposable Income
Costs set-aside for roof etc.
replacements & repairs
(neglect/ unplanned scenario)
1963
1978
2009
DISPOSABLE INCOME vs. DEPRECIATION
These and other graphs, charts and calculations used in this slide-show
are empirical approximations, not based on virtual models or formal accounting.
22
This 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
“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
23
This 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
Feb 2009
D.
Typical Faults,
deterioration
E.
Overall roof
performance,
leak expectancy
after maintenance
coating and repairs
F.
Potential
success of
maintenance,
roof coating
and repairs
G.
Potential
serviceable life
of a well-constructed
roof if correctly
rehabilitated, regularly
maintained and
correctly repaired
H.
Success
of
coating
and
repair
methods
I.
Investment
value of
ISO/
SABS/
CSIR etc
style
maintenance
J.
Costs to
rehabilitate
and
maintain
roof
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
RATES OUT OF DATE
R5 800 000
Phase 1
Phase 1
0-5 years
Excellent
condition
Phase 2
5-10 years
Good
condition.
Some
damage
E
Preserve & Upgrade
R5 080 000
Phase 2
Very expensive! Roof to be replaced
B
R4 350 000
Phase 3
Phase 3
11-14 years
Mid-age roof – seriously damaged.
C
R3 650 000
Fair
condition.
Significant
damage
D
Phase 4
Phase 4
15-18 years
Poor
condition.
Seriously
damaged
Phase 5
Phase 5
19-25 years Very poor
condition,
very
severely
damaged
May need
need
full
R2 900 000
Sweat the Asset
R2 200 000
R1 450 000
A
R 500 000
R0
NoOF
Value
AGE
ROOF :
5 YEARS 10 YEARS
10
15 YEARS
20 YEARS
25 YEARS
20
New roof - valuable protective galvanizing being
stripped
due to prolonged exposure and neglect.
F The Rubicon Line – this is the line below which a roof is
not reliably and securely salvageable using standard
repair and maintenance practices.
Current date line
placement
re-
BEYOND 25 YEARS
30
(NB: Graph line became condensed and distorted when chart was re-sized - we will correct in next edition.)
40
50
TIME IN YEARS
60
Full SCRACE Care Programme
A.
B.
C.
Phase ApproximateCondition
Age
of Roof
of Roof
Replace incrementally
Value of
a
10000 m sq
roof
(after
depreciation)
PC File Ref: Chart - Roof maintenance.May 2005
70
80
24
AGRAPP - “ARTF Global Roof Asset Protection Plan” – now known as the “SCRACE system”.
25
A number of intensive site surveys
also showed that SHE, fire, legal and
other risks and violations, are…
26
“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”.
27
In cases like this, insurance claims may be declined.
Highly flammable, extremely bio-hazardous insulation
media in use at a Butterworth warehouse– this product
releases deadly hydrogen-cyanide gas during combustion
28
Structural risks and failures
Illegal and very dangerous
structural non-compliances
and weaknesses are often a
major issue in buildings.
29
Very unsafe, failed roof and structure – East London
30
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.
31
This includes ensuring that the building,
structure etc. is able to withstand any
foreseeable weather or event…
... and that the building is able to resist the
penetration of rainwater or moisture.
National Building Regulations, Pg. 54-55
32
THE LONG AND THE SHORT OF IT …
“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
33
This situation has, from a company
profitability and sustainability point of view,
reached critical proportions”.
The Star
34
“The roofing industry has
become a minefield”
Comment by a senior CSIR Scientific Research authority –
circa 2000
35
36
The ARTF-SCRACE building
and roof remedial and
maintenance system!
37
OWNER
Special Corporate
Services
/ TENANT
SCRACE
Advanced Level
Corrosion Control
Services
CUSTODIAN
Specialised
Roofing Services
WORKS
PROJECT
(Optimal & most
economical
outcome and best
investment return
ensured)
SCRACE
CO-ORDINATOR
Architectural
Services
Construction
Services
SCRACE CUSTODIAN &
CO-ORDINATOR FUNCTIONS
Engineering
Services
38
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…
39
…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.
40
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.
41
“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
42
“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”.
43
The SCRACE PSAR
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.
44
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
45
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)
46
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.
47
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).
48
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.
(All prices VAT Excl)
49
Contact ARTF on
+27 (0)11 605 2837; (0)71 343 9194
or
Log on to www.artf-scrace.com
or
Contact your nearest ARTF-SCRACE listed
Consultant, Architect or Engineer
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.
51
Testimonials
Testimonials from two senior SAB
Managers
52
Deena Moodliar
Operations Services Consultant
On RTS performance:
“Excellent results
Excellent project economy
Excellent after sales service
and cost control”
53
Attention:
Rick Norwood
RNA Consultants
2 September 2009
Dear Rick
Having 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 Herman
SHE, Fire and Project Management Consultant.
Dane Herman
SAB 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.
54
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?
55
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 equals
bankruptcy - a better solution is
definitely needed!!!
56
CRITICAL LOSS ZONES
The Loss-Gain Rule of 1 to 3
57
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”.
58


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%.
59

In such cases, the increased
costs related to a delay of a
few short years could be
staggering!
60
The 5 Basic Types of Roof and
VBSC Maintenance
The MFM – OMI Principle
61
Type 1
Total 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 2535% THROUGH THEIR IDEAL LIFE CYCLE.
VERY HIGH SAFETY AND LEGALITY RISKS WILL
TEND TO OCCUR.
62
Type 2
Too Little (Maintenance) Too Late

SIMILAR RESULTS TO THE ABOVE,
THOUGH LESS SEVERE
63
Type 3
Minimum 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.
64
Type 4
OPTIMUM MAINTENANCE INPUT (OMI)
Theoretically ideal, but
profitability, better investment
options and cash flow should be
considered.
65
Type 5
EXCESSIVE MAINTENANCE
This becomes unnecessarily
expensive, often with relatively
poor investment gain.
66
Roof Failed
& Replaced
Extreme Safety Risks,
Stock Losses,
Downtime, Damaged
Equipment
Emergency repairs only – too little too late
Minimum feasible maintenance input (MFM)
Optimum maintenance input (OMP)
Original Roof
still in Fair
Condition
Safety
Risks Low
Safety
Risks
Nominal
Original Roof
still in Good
Condition
Serious Safety
Risks & Cost
Issues Begin
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%.
CUMULATIVE REPAIR, REPLACEMENT &
MAINTENANCE COST: INLAND C4 ENVIRONMENT
GALVANISED ROOFING
(10 000sqm Roof)
These are empirical approximations, not based on
virtual models or formal accounting.
67
Key questions
What are the cost implications of
MFM vs OMI?
What will the benefits be?
68
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
69
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!
70
The two dread diseases of roofs and
vulnerable building components.
# 1 - Corrosion –
The cancer of steel roofs and
structures.
71
Dread disease # 2
LADCAME
•
•
•
•
•
•
Longterm
Accumulation of
Design
Construction
And
Maintenance errors
• (This includes neglect)
72
The SCRACE methodology
A universal holistic scientific solution
to roofs and buildings and the
owner/ tenant’s optimal benefits
from these.
73
OWNER
S
Special Corporate
Services
C
Advanced Level Corrosion
R
Specialised Roofing
Services
A
Architectural
/ TENANT
Control Services
SCRACE
CUSTODIAN
WORKS
PROJECT
(Optimal & most
economical
outcome and best
investment return)
SCRACE
CO-ORDINATOR
C
Construction
E
Engineering
Services
SCRACE CUSTODIAN &
CO-ORDINATION FUNCTIONS
Services
Services
74
SCRACE CUSTODIAN
& CO-ORDINATION FUNCTIONS
SCRACE CUSTODIAN
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.
WORKS
PROJECT
(Optimal & most
economical outcome
and best investment
return)
SCRACE CO-ORDINATOR
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.
75
Special Corporate Services
S
C
R
A
C
E
Statutory requirements liaison, optimizing and liaison unit (OHS, National Building regulations etc.).
Project economy, rationality and investment assurance and development unit
Energy 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 unit
BEE development and assurance unit; Biohazardous materials detection, programming and containment unit
Building 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
Advanced Level Corrosion
Client and listed professionals training unit
Listed professionals rating and database unit
Control Services
Site and services audits unit; Advanced specifying and consulting services.
Roof security and damage control
Specialised Roofing
After sales service and optimal economy assurance
Services
Balance sheet optimization – asset assessments and reports.
After sales service
Asset accounting support unit.
assurance unit
Architectural Services
Client’s needs and goals envisagement & development services.
Staff wellness liaison services
Corporate and aesthetic image and standards establishment and
compliance
Construction
SCRACE OUTLINED
Services
Advanced remedial Engineering Services
Diagnostics and modeling services; Engineering Audit services
Ventilation assessments, modeling, specification, rationalizing & installations.
Small and custom item engineering services
76
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.
77
THE CORROSION & DAMAGE SENSITIVE ZONES OF A COASTAL ROOF
Severely damaged/ vulnerable
Significantly damaged/ vulnerable.
Becoming vulnerable.
Weathered, but sound and stable.
Good condition, stable
78


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.
79
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 …
80
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.
81
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.!!!)
82
83
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
84
These figures are broad, general empirical projections, based on a 22 year project review.
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.
87
ESSENTIAL LOSS/ DAMAGE CONTROL POLICY
REQUIRED URGENTLY.
Setting effective policy to
protect your company’s assets
and interests.
88
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.
89


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.
90
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.
91
Implement strict priority identification
for all remedials and maintenance, so
that all priority one and two works are
addressed continentally first, primarily.
92


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.
93
The 4th ARTF Chairman
The legendary John E Erasmus, 4th chairman of ARTF,
signs off a large roofing project, Isando.
94
SCRACE case histories.
Before and after photographs
95
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).
96
Portable mill rolling continuous 36m aluminum roof sheets
97
98
Aluminum coil before being rolled into roof sheeting
99
New aluminium sheeting ready for installation - Ottery.
100
New Colortech G3 sheeting installed – Ottery. Original
(incorrect) steel sheeting began to fail 7 years after installation.
101
RTS ROOF REMEDIAL WORKS - WITBANK
Witbank – end lap corrosion
102
Witbank – end lap replacement
103
Building join works in progress - note newly inserted
pre-coated sheet sections in background.
104
Roof completed, damaged joints rebuilt.
All roof sheeting prepared and protected with polymer coating.
105
Successfully completed works
at Witbank building join.
106
Severely corroded structural steel, due to illogical design –
now epoxy and polyurethane coated - Witbank.
107
Tzaneen – new box gutter, insulation and purlin
108
Tzaneen – Heavy duty rainwater box, gutter coating and hail guards
109
Wadeville – corroded gutter and liner
110
Wadeville – gutter
plate repair
111
Wadeville – highperformance
elastomer
membrane
installed
112
SAB Wadeville – underground
drainage remedials, to deal
with collapsed link channels.
113
SAB Wadeville – free flow
gutter system
114
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.
115
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.
116
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.
117
Epoxy pre-treatment at new roof
sheeting at apex, to prevent
internal destruction from salt
spray corrosion.
Roof sheet replacements.
118
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.
119