The longer building owners wait to approach building restoration, the more it costs. In this article, we look at the ROI of preventive versus reactive building restoration to explain why acting now is always the smarter investment.
Preventive vs. reactive building restoration
First, let’s look at the differences between preventive and reactive building restoration strategies:
Preventive
Preventive maintenance prevents failures, optimizes energy efficiency, and helps prolong the life of both the building envelope and its underlying systems. Prevention begins with regular inspections and assessments that facilitate repairs at the earliest stage of detection to prevent further damage. From a cost standpoint, owners also invest a predicted amount to avoid unknown, higher costs in the future.
Reactive
In this scenario restoration is addressed only after damage is detected. Unfortunately detection is not through inspections. Instead, issues such as leaks, mould or accidents drive the need for repairs. Although it seems reactive strategies save money, as there is no investment required, the premiums paid for emergency repairs on top of the severity of damage tend to negate those savings. Reactive strategies often include risky “quick fixes” that are nothing more than bandage solutions that can hide signs of building envelope failure.
What the numbers tell us
According to a study on overall building system maintenance, a five-year preventive maintenance investment for a 100,000 sq ft office required an average budget of $250k–$400k. However, the average savings realized from that investment ranged between $500k and $750k. How is this possible? The accrued savings from:
- Reduced emergency repairs
- Increased energy efficiency
- Prolonged life of material and systems
- Strategic deferment of costly replacements
Although the study included the entire building, the comparative savings realized are clear examples of how preventive strategies result in savings or even profits.
Real-world example of reactive restoration strategies
WellDone Inc. has seen the results of reactive restoration strategies. For example, we performed a complete building envelope rehabilitation on an Oakville apartment building, including:
- Windows and doors replacement
- Balcony concrete restoration
- Balcony railing replacement
- Exterior Insulation and Finish System (EIFS) installation
This complex restoration process required a major one-time investment due to the severity of the progressive damage. On top of the investment, the building would have also suffered increasing losses through energy inefficiencies, higher tenant turnover, the burden of managing tenant complaints, and ongoing emergency repairs.
Preventive approach
The inspections conducted as part of a preventive restoration strategy would help reduce building envelope damage, prolong the building’s lifespan, improve energy efficiency, and decrease tenant turnover and complaints. This includes:
- Replacing failing weatherstripping
- Localized masonry repairs
- Maintaining caulking around windows and doors
- Applying joint and seam fillers
- Installing air- and water-resistant barriers
- Upgrading to stainless steel fabric flashing
- Applying concrete coatings and membranes on balcony slabs to keep out moisture, slow down surface damage, and prevent steel railings from rusting
- Balcony slope adjustments to help prevent water pooling
Preventive restoration leverages the expertise of building envelope inspections and assessments to proactively address minor issues before they escalate. The life of both exterior and interior materials and building components is prolonged, energy efficiency is improved, and reduced tenant turnover and operational savings help improve property profitability and value.
At WellDone Inc., a building restoration company in the GTA specializing in building improvements for commercial and multi-unit residential buildings, we provide thorough exterior inspections to identify exterior vulnerabilities and devise effective exterior preventive maintenance and restoration plans. Reach out to us today.