ARTF research findings:
On the broad scale Southern African
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 REVISED
AUGUST 2013
BASED ON ARTF/S.A.B.S./CSIR/HDGASA ET AL
RESEARCH AND DEVELOPMENT STUDIES (1994 – 2012)
1
HOW TO USE AND SHORTEN SLIDE SHOW
THIS IS THE FULL 30 MINUTE RUNTIME MANAGER’S
WORKSHOP REFERENCE VERSION OF THE e-PIM 1A
(e-PIM = ELECTRONIC PUBLIC INFORMATION MANUAL)
HOW TO RUN FULL 30 MINUTE VERSION:
CLICK ON SLIDE SHOW/ FROM BEGINNING (OR CURRENT) SLIDE.
USE CURSOR KEYS TO CHANGE SLIDES
HOW TO RUN SHORTER 17 MINUTE PREVIEW VERSION:
CLICK ON SLIDE SHOW/ CUSTOM SLIDE SHOW/ e-PIM 1B SHORT
SHOW/SHOW. USE CURSOR KEYS TO CHANGE SLIDES
SEE ALSO VARIOUS MANUALS AND CHARTS IN THE LIBRARY SECTION OF WWW.ARTF-SCRACE.COM
2
The Stars Foretell:
A quote from the “The Star” newspaper,
front page, Property Section – 16 June
2008, states that …
3
“The extreme costs, inconveniences, safety
risks, and other liabilities associated with
long-term … neglect and a “false economy”
roof (and building) maintenance policy, are
no longer acceptable…
4
This situation has, from a company
profitability and sustainability point of view,
reached critical proportions”.
The Star
5
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 even realizing
that anything is seriously wrong”.
SHE = Safety, Health and Environmental Management
ARTF Public Information Bulletin 2009
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
Still found in many buildings - very common old
type of biohazardous roof insulation – badly failed
SABS fire test. It can release deadly cyanide gas.
8
177 miners once died from this product
burning!
YOU ARE AT RISK!
As the well researched facts given in this slide show
will show - If you or your company owns, rents or
uses a building - you, your staff, family, occupants,
building, contents and business etc. are very likely at
very significant risk … even if you have been
“professionally assured” to the contrary!
This ARTF ePIM (Electronic Public Information
Manual/ Mini Workshop) will explain a number of
these critical risks and dangerous issues that exist
unseen in most buildings and roofs….
Sustainable and affordable solutions are given here
9
SUSPICIOUS SOURCES?!
If you have been acquiring risk, fire, loss, legal,
maintenance and safety&health information from
“the usual sources” – the chances are very high
that you have been dangerously misinformed and
expensively misled!
Although this manual was originally compiled for industrial
and commercial buildings - the information, problems,
hazards and solutions described herein apply to most
domestic buildings and roofs too!
(See index at end of slide show, for quick reference later)
10
In 1994, a very successful and valuable
research and development cooperative
was initiated between a senior national
S.A.B.S. / ISO standards and technical
authority, a prominent veteran CSIR
research scientist, and a leading remedial
roofing
research
and
applications
technologist.
11
Six years later, due to the great success and
value of this unique collaboration to industry
and the public, these authorities became the
founding associates of ARTF -
12
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.
13
“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 and 6th ARTF Chairman and Custodian - 2005-2012
14
A Renaissance of pride in workmanship,
upholding standards of excellence, at the
same time ensuring the longevity of the
clients’ assets and of the best professionals
in the Advanced Remedial and Corporate
Services disciplines.
15
1. To protect the interests of the
client above all else*
2. To make correct maintenance
affordable, and a prime investment
(*From the original ARTF founding and mission statement
compiled by Mr. Gordon H Munro circa 2001)
16
The roofing and construction
industries etc. are notorious for very
frequent malpractices, severe project
failures, continuous problems after
contracts…
17
Many
an
Engineer,
Architect,
Property or Maintenance Manager
has found himself in the middle of a…
… very embarrassing multi-million
Rand project failure…
18
Serious construction errors at this Piet Retief
wood processing factory caused extensive leaks
19
“…the client is usually confronted with
a situation wherein none of the
‘experts’ will accept blame and he is
left without recompense or recourse to
arbitration...
20
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
21
Worldwide, and over many decades, a great
many national institutions, research
authorities, corrosion specialists etc., have
issued numerous serious warnings,
regarding the massive financial losses, asset
damages, and risks caused by the corrosion
of metal components in roofs and buildings.
22
“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
23
Middleburg
area
Much of this roof had
failed prematurely
and was due for
replacement.
Incorrect sheeting
materials were
specified for this high
acid rain
environment.
24
Decades of senior level research,
and an extensive recent situation
analysis have shown that …
25
the long-term cost of not having
correctly designed, constructed,
repaired and maintained these
very valuable assets, could run
into the …
26
Hundreds of millions,
or even …
27
… in the case of large property
and plant portfolios …
28
29
Wadeville – failed, collapsed, corroded gutter and liner –
Extreme flood and safety risk!
30
“… the bill to replace a long neglected
and weather/ corrosion damaged
factory or warehouse roof, frequently
costs between five and thirty million
Rand”.
(ARTF Roof Users’ Manual).
31
“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)
32
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.
33
It has for some time been assumed that
modern “clip-system roofs”, as used on
most new buildings today, are always a
more stable and secure alternative to
older forms of roof sheeting …
34
Brand new roof sheets ripped loose by heavy winds - Johannesburg
35
Extensive continental research
shows this to be often untrue,
and that, in fact …
36
… thousands of these roofs
have been ripped up or
damaged extensively by high
winds!!!
37
… thus causing very extensive
losses, leaks, damages, and
risks to the tenants/ owners,
and their buildings, stock,
plant etc!
38
Many new buildings, structures and roofs today are
constructed using substandard, underspec., or very
borderline workmanship, designs, and materials,
and most omit vital corrosion, wind damage and
mechanical damage protection steps.
As a result, many such buildings are very unstable,
unable to withstand extreme weather and events,
and are often prone to rapid corrosion, degradation
and failure.
39
40
Such roofs and structures may easily become
damaged, destroyed, very problematic or
extremely unsafe over time.
Correct and stable repair and maintenance of
substandard roofs and structures often becomes
very difficult, risky and expensive.
These roofs and structures may fail less than a
quarter way through their ideal life, and may cost
the owner double or more on the long term!
41
Many years of careful study have
shown that a very large percentage
of buildings constructed in Southern
Africa over the past 120 years …
42
have been dangerously under-designed
etc. and are subject to …
…extensive and severe internal flooding
through gutters, stormwater drains,
downpipes etc.
43
This large warehouse flooded out half a meter deep,
causing extensive risks and damages!
44
45
Why should buildings
be maintained?
46
“Buildings are prime assets and investments,
a hedge against monetary inconsistencies –
and a fortress against the rigours and
dangers of the environment.
Damaged, leaking and dysfunctional
buildings are a risk, a production distraction
and a money pit. They are also unsafe and
illegal”.
RNA Consultants
47
It is far more effective, economical and workable, to
preserve a good roof, building and structure, than to
attempt to restore an old, damaged one.
In this way, future costs, asset and stock damages
can be reduced by up to 65%.
Safety, leakage and legality issues can be reduced by
85% or more.
48
The lost structural strength and integrity of corroded
structural steel and roof sheeting cannot be regained
through later applied coatings or waterproofing.
Many waterproofing and repair practices are very
harmful and may rapidly destroy roof sheeting!
The cost to replace weathered/corroded galvanizing
(protective zinc layer on steel sheeting) etc. can cost
double to triple the original material value (in real
monetary value terms).
49
• Neglect
• Patch repairs
• Using non-specialized, nonapproved applicators & products
have made matters far worse worldwide
and have caused untold damage, losses,
deaths
and
injuries,
upsets
and
inconvenience.
50
The two dread diseases of
roofs and vulnerable
building components.
# 1 - Corrosion – The cancer of steel
roofs and structures.
51
Severe roof damage, caused by non-ARTF approved waterproofing method.
52
Dread disease # 2
LADCAME
–
–
–
–
–
–
–
Longterm
Accumulation of
Design
Construction
And
Maintenance
Errors (This includes neglect)
53
Long-term neglect, incorrect material and corrosion control specifications
caused this Wadeville factory structure to fail and collapse dangerously –
HIGH RISK OF GOVERNMENTAL FORCED CLOSURE!!
54
CALCULATING YOUR COMPANY’S (VERY HIGH?)
LOSSES, RISKS AND DAMAGES
Graphs and Charts tell the Tale
55
The following graphs show an approximation of
the steadily worsening differential between many
companies’ available profits, and the relative cost
of neglected roof and structure etc. replacements
and emergency repairs.
Preliminary calculations indicate that this coefficient has worsened by 1300% or more in many
cases, since 1960!!!
56
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.
57
These set-aside costs have
increased from a “small sundry
expense item” in the 1950-60’s, to
become a very major expense/
loss category today.
58
In 2001-2004, the following roof maintenance planning
chart caused great interest and enthusiasm in ARTF
boardroom presentations to companies like Old Mutual,
Africon, Thlokomela, RMB Properties, Metropolitan Life,
Transnet Pension fund etc.
This chart, for the very first time, clarified the problems
and confusions related to the care and preservation of
roofs and buildings – and it finally offered workable and
sustainable solutions to these extreme problems, risks,
asset damages and huge financial losses.
59
Note the graph curve in chart 1, showing
the (usually too rapid, premature and
unnecessarily expensive) decay and death
of a metal roof.
(High resolution laminated A3 and A4 colour copies of
these charts, and other useful reference materials, packs
and professional tools, are available from ARTF – see
contact details in last slide).
60
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
61
In the following chart, the original 2002 ARTF Roof
Maintenance Planning Chart #1 has been extended to
show certain essential information and factors related to
the depreciation, care and corrosion of metal roofs of
different ages and conditions, in the same property
portfolio.
The decay curve of 3 neglected roofs of various ages are
compared to the ideal decay profile for a well planned,
designed, constructed and maintained roof.
The extreme financial losses, liabilities and asset
damages related to neglect can clearly be seen.
62
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
63



Here follows some ballpark estimates derived during a
depreciation costing exercise for a large corporate
property owner.
This exercise assumes that the owner etc. owns or cares for
8-120 warehouse/ factory/ industrial mini-unit properties
in mixed conditions, of various designs (but mostly having
older generation metal roofs), of mixed coastal/ inland
industrial locations.
It is also assumes that prior maintenance has usually been
minimal and non-specialist, and that the average roof age
is around 13 years old – i.e. past halfway through its typical
inland life cycle (if neglected).
64
AGRAPP - “ARTF Global Roof Asset Protection Plan” – now known as the “SCRACE system”.
65
66
“Profiled steel product increases (of over
100%!) between late 2006 and August
2008 are not helping matters at all!
Hence the … remark …, that steel is now
the latest semi-precious metal!”
Article, SA Roofing – August 2008
67
A number of intensive site surveys also
showed that Safety, Health, Legal and
other risks and violations, are…
68
This has been found to be true in more
than 70% of all types and ages of buildings
REGARDLESS OF ASSURANCES TO THE
CONTRARY BY MANY INSURERS, RISK AND
SAFETY
CONSULTANTS,
IN-HOUSE
AUDITS, CONTRACTORS ETC!!!
69
This survey also revealed that many
buildings still contain dangerously and
illegally biohazardous and/or very
combustible materials, including:
*Only certain types are very combustible etc.
70
A recent survey showed asbestos containing materials to exist in very
poorly controlled circumstances, in over 30% of +/- 40 South African
factories surveyed. This can equate to a very high “risk-to-life” and
illegal situation!
The inhalation of asbestos fibers can cause serious illnesses, including
malignant lung cancer, mesothelioma (a formerly rare cancer strongly
associated with exposure to amphibole asbestos), and asbestosis (a type
of pneumoconiosis).
A recent Discovery Channel documentary estimates the total
number of USA deaths from asbestos to be at least 300,000 –
the current USA death rate alone is conservatively estimated at
10,000 a year!
71
Left-sided mesothelioma cancer: Chest
scan – see white spots in main black area
72
“In recent years, a large number of well known buildings have been
gutted by fire – including 2 Makros, 2 Paarl Prints, Tableview Portnet
Warehouse etc. - and most of their valuable stock and equipment
destroyed – this was due largely to the combustibility of the roof
insulation”.
73
Ongoing investigation has shown that the national statistic of
serious fires has risen to critical levels – fires at well known
buildings are now occuring very frequently – almost weekly at
times - including also, recently:
Trentyre
Princess Crossing Shopping Centre, Roodepoort
Mugg and Bean, Kempton Park
Distell Cape Cellars
Struisbult Care Centre (12 pensioners dead and 28 injured)
Pretoria Municipal Offices
Etc, etc, etc!
74
The June 2011 Carte Blanche TV exposeʹ cited an Emergency
Services statistic of 2,800 fire call-outs a month for
Johannesburg alone! Something is clearly very wrong here!
Much of this this traces back to a wide range of design,
construction, fire control, fire-ventilation, assessment and
due-diligence errors , violations and negligences.
MOST OF WHICH ARE ROUTINELY OVERLOOKED BY THE
USUAL RANGE OF FIRE, RISK, SAFETY & HEALTH ETC.
ASSESSMENTS EMPLOYED BY MOST COMPANIES!
75
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
76
In earlier years, it was in many cases not widely known that many building and roofing
products were dangerously combustible and/or biohazardous. Case histories and testing have
since shown that too many are. As this information has become better known, suppliers and
manufacturers have responded in various ways. Some have made commendable
improvements. Some have improved the combustibility of their materials, while their materials
still remain dangerously combustible or biohazardous. As significantly combustible
materials (esp. at roof level) still remain a major source of disaster level fires, ARTF
highly recommends that all such be steadily removed from manufacture and use.
See www.tiasa.org.za for some very valuable references and ratings schedules on insulation
products. Certain organizations like TIASA (Thermal Insulation Association of SA) and Firelab
(Fire testing facility at the CSIR, Pretoria) have made some very commendable advances in this
area.
ARTF strongly advises that only A1 rated material be used in buildings, and that all
manufacturers, installers and suppliers strive to develop, source, supply and install only
products that will not in any way spread or empower fires. Use only TIASA approved products.
SANS 10177 part 10 testing of all existing insulation is very advisable.
Check the ARTF website Homepage and Library from time to time for essential
updates and recommendations re fire safety – www.artf-scrace.com
77
Structural risks and failures
Illegal and dangerous structural
non-compliances and weaknesses
are often a major issue in
buildings.
78
AND CAN LEAD TO COLLAPSING OF ROOFS AND BUILDINGS
79
LEGAL COMPLIANCE
NATIONAL BUILDING REGULATIONS ACT & OHS ACT
Please be advised that your Company is responsible for
maintaining and inspecting all equipment, facilities,
installations and structures at least annually in terms of
Clause 43 (B1) of the OHS Act 85 of 1983 as amended and
clauses A15 and A19 of the National Building Regulations and
Building Standards Act, 1997 (Act 103 of 1997) as amended.
Circular from a well known consulting engineer
80
The term “Structure” generally means “anything
constructed”, and includes Buildings, Roofs,
Concrete slabs, Driveways, Roads, Retaining Walls,
Crane support structures, etc. The purpose of these
laws, related by-laws and national standards (SANS
10400 etc.), is to ensure that buildings, equipment,
structures, utilities etc. are ALWAYS SAFE FOR
CONTINUED USE.
81
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
82
Failure to comply with these laws and
regulations can lead to severe fines,
prosecution and even jail sentences –
especially if serious injuries or deaths
occur as a result!
83
Corroded, failed,
very unsafe steel
support column
at an East
London
warehouse – this
could cause the
roof and
structure to
collapse!!
84
What are the real dangers related to
errors, neglect, substandard work, poor
planning and poor decision making etc.?
Significant risks of:
• Health issues
• Fires, persistent leakage and
floods in buildings
• Loss of life, crippling injuries
85
• Governmental plant/ building condemnation
and closure for up to three years
• Collapsed/ failed and unusable buildings,
operations and facilities.
• Extreme asset damage and financial losses
• Interference/ losses to stock, plant and
operations
86
• Loss of staff & managers’ performance
bonuses, reputation and promotion
prospects!
87
“Further investigations showed that most of the owners and
tenants concerned, were faced with a massive unsolvable
problem, in that many commonly available assessment and
remedial resources, specifications and human resources,
were either proving to be grossly inadequate and
unsuccessful, or else were proving to be too expensive to be
economically feasible as sustainable solutions across large
property portfolios, on an ongoing basis”.
ARTF Continental Risk & Loss Alert Bulletin
26 December 2009 – Revised September
2012
88
“The roofing industry has
become a minefield”
Comment by a senior CSIR Scientific Research authority –
circa 2000
89
Is there an affordable solution
to all this?
90
The ARTF-SCRACE building
and roof remedial and
maintenance system!
91
SCRACE is thoroughly tried and
proven, advanced scientific-holistic
multi-disciplinary building and roof
assessment, diagnostic, optimization
and remedial methodology.
92
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
93
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.
94
“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
95
SCRACE utilizes 5 to 15-year Strategic DueDiligence and Maintenance Plans (SMP's), and
cleverly paces, rationalizes and optimizes cost and
works allocations, for maximal investment value
and ongoing economy, and owner benefits.
96
SHOESTRING BUDGET SOLUTIONS
Many companies cannot afford
regular major capex spending on
buildings – these are the times when
the risks, losses and damages …
TEND TO RUN OUT OF CONTROL!
97
ARTF have over the past decade
developed a set of unique of
“shoestring budget” remedial
formulas and mini-services that …
Enable viable damage control and
expert project supervision at very
affordable “small-spend” prices!
98
“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”.
99
SCRACE CRITICAL ISSUES
ASSESSMENTS
The first step to making any building, roof or structure
safe, healthy, legal and loss/damage/cost controlled, is
through expert multipoint assessments.
To do this correctly, legally and well has tended to be
very expensive, complex and counter-productive.
Traditional assessment methods tend to continually
overlook a number of very dangerous undetected risks
and other critical concerns.
100
SCRACE solves this with a range of very precise, concise,
powerful, deep penetration broad-spectrum assessments
called “Critical Issues Assessments” (CIA’s)
These CIA’s are unique in that they target the key areas
of (often overlooked) critical danger, loss and
concern, in a much more efficient, comprehensive, fast,
affordable and reliable way than most other industry
norms!
101
CIA Assessments are executed with reference to a unique 50
point Critical Issues Checklist!
It is usually best to execute the full checklist – this covers a
wide range of critical concerns, and usually takes between 4
and 8 days to execute in a factory, warehouse or commercial
building.
CIA’s can usually be adjusted to match budget and
needs!
102
The CIA is a specialized preliminary broad-spectrum diagnostic
assessment – it helps to identify, diagnose and prioritize an
extensive number of key building and roof issues, including:
•Roof and structure condition
•Leak and flood concerns
•Fire and other risks
•Combustible materials
•Fire and Natural ventilation problems and risks
•Biohazards
103
•Insurability
risks
•Corrosion damage
•Safety and Health risks (S & H)
•Green and energy efficiency concerns and needs
•Legal threats
•Cost, damage and loss saving options
•Wind damage risks
•Etc.
104
CIA’s are usually delivered by specially trained ARTF Accredited
Senior Specialist Engineers, Architects, Assessors or
Consultants. CIA’s can usually be adjusted to match budget
and needs. Prices are time and cost based.
Typical local price ranges:
House
R5,890.00
Factory/Warehouse/Commercial Building – Small, simple
Executive overview (One day all inclusive)
R6,990.00
Roof and peripherals (One day all inclusive) R6,960.00
CIA (three days all inclusive)
R20,890.00
105
Factory/Warehouse/Commercial Building – Medium
Executive overview (1 ½ days all inclusive) R9,990.00
Roof and peripherals (1 ½ days all inclusive) R9,990.00
CIA (five days all inclusive)
R34,980.00
Factory/Warehouse/Commercial Building – Large, complex
Executive overview (2 days all inclusive)
R13,980.00
Roof and peripherals (2 days all inclusive)
R13,980.00
CIA (6 days all inclusive)
R42,880.00
Extra large
S.Q.
106
ALL PRICES SHOWN EXCLUDE VAT, AND INCLUDE A 33.33% DISCOUNT
FOR 50% DEPOSIT UPFRONT AND COD PAYMENT ON PRESENTATION OF
INVOICES
Prices subject to confirmation and quotation, adjustable to available budget
Time allowance is “typical” on an “up to” basis
Various T&C’s apply to CIA’s and all ARTF services – See
https://sendnow.acrobat.com/?i=2zDSDmZXpijscvi04J0mag
and terms of formal quotation
107
To arrange for a CIA Assessment at all of your
properties!
108
Or contact ARTF on
Tel: 079 896 4781
Email: founder@artf-scrace.com
Facsimile: 011 447 7674
109
SCRACE case histories
Before and after photographs
110
Coastal salt spray damage to roof sheets – SAB Ottery - The wrong type of
material was used here, and the roof has failed extensively – major
111
replacements were required (new Aluminum sheeting now used).
Portable mill rolling continuous 36m aluminum roof sheets
112
113
Aluminum coil before being rolled into roof sheeting
114
New aluminium sheeting ready for installation - Ottery.
115
New Colortech G3 sheeting installed – SAB Ottery. Original
(incorrectly specified) pre-coated steel sheeting began to fail 7
years after installation.
116
ROOF REMEDIAL WORKS - WITBANK
Witbank – end lap corrosion
117
Witbank – end lap replacement
118
Building join works in progress - note newly inserted
pre-coated sheet sections in background.
119
Roof completed, damaged joints rebuilt.
All roof sheeting prepared and protected with polymer coating.
120
Successfully completed works
at Witbank building join.
121
Severely corroded structural steel, due to illogical design –
now epoxy and polyurethane coated - Witbank.
122
SAB Tzaneen – new box gutter, insulation and purlin
123
Tzaneen – Heavy duty rainwater box, gutter coating and hail guards
124
SAB Wadeville – corroded gutter and liner
125
Wadeville – gutter
plate repair
126
Wadeville – highperformance
elastomer
membrane
installed
127
SAB Wadeville – underground
drainage remedials, to deal
with collapsed link channels.
128
SAB Wadeville – free flow
gutter system – greatly
reduces flooding risks
129
Isando – refurbished roof lights from inside. Double laying of old
fibreglass sheets to the North facing side solved leaks, UV
degradation of product, and reduced replacement costs enormously.
130
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.
131
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.
132
Epoxy pre-treatment at new roof
sheeting at apex, to prevent
internal destruction from salt
spray corrosion.
Roof sheet replacements., after
epoxy highbuild coating of
structural steel
133
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.
134
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
written and signed discretion.
Apart from the above, feel free to circulate and use
as many free copies and extracts as you like for general
information, staff training, protection of self and others
etc! PLEASE ALWAYS CREDIT US AS THE SOURCE.
135
Copyright © September 2012, August 2013 – RNA Consultants, all rights reserved
Intro – The Stars Foretell – you are at risk!
ARTF background
Why ARTF?
ARTF Mission and Motto
Continental corrosion crisis!
Gone with the wind!
The age of disposable buildings?
The great floods cometh!
Why should buildings be maintained?
Bottom line maintenance basics
How many millions is your company losing?
Charts and graphs tell the tale
Depreciation and loss calculations
New semi-precious metal discovered
The risks and dangers are far worse than are usually assumed
Asbestos – a common, deadly and often neglected hazard!
Fiery issues!!!
Polyurethane – can be a deadly fire and biohazard risk!
Structural failure risks
Is your building illegal?
What are the worst and most common danger and risk outcomes?
Has all this become an unsolvable problem?
SCRACE Methodology solves all of this
A senior scientific authority comments on SCRACE
The massive cost saving power of the 15 year SMP
Putting things right with the CIA Assessment
CIA costs
Your company’s next step
Contact ARTF-SCRACE
1
10
16
13,14
23
35
41
44
47
49
53
54
55
64
66
69
71
74
79
81
86
89
91
95
96
98
103
106
107
Contact ARTF on
Tel: 079 896 4781
Email: founder@artf-scrace.com
Facsimile: 011 447 7674
137
138