Kenny's First Win

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It's Tuesday morning. Kenny is sitting in the conference room with Nancy from finance and Bill (the building owner).

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He's not sweating. He's not defensive. He's not apologizing for the roof.

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Because Kenny has a plan.

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He opens his laptop and pulls up a folder. Inside,

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🌡️ Thermal imaging scan from last month showing moisture intrusion around HVAC Unit 7

📷 Photos of seam separation on the west wing

🧾 Maintenance log showing $2,847 spent on patches in the last 18 months

🛢️ Quote from Pristine Industrial Roofing for a Conklin acrylic coating restoration: $47,500

🏗️ Comparison quote for full tearoff replacement: $118,000

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Kenny doesn't say, "We need a new roof."

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Kenny says, "We have two options. We can restore the existing roof with a 15-year coating system for $47,500, or we can wait 2-3 years and face a $120,000 emergency replacement that shuts down the west wing for 10 days. Here's the data."

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Nancy asks, "Can we finance this?"

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Kenny says, "Yes. Bill Winterhauler at CENTIER Bank specializes in SBA 504 loans for commercial property improvements. We can stretch this over 10 years at 4-6% interest. That's about $4,800 per year instead of $47,500 upfront. I can schedule a call this week if you want."

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Bill (the owner) leans back. "Kenny, when did you become a finance guy?"

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Kenny grins. "I'm not. But I'm done being the guy who just buys buckets."

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This is what the 80/20 strategy looks like in real life.

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The 80/20 Rule: What Kenny Keeps, What Kenny Delegates

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Most facility managers think their job is to do everything.

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Wrong.

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Your job is to manage everything. There's a difference.

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Kenny's 10% (Strategic Oversight)

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1. Know what material is on the roof

2. Know when it was installed and by who

3. Know the expected lifespan and current age

4. Schedule semi-annual inspections (spring and fall)

5. Review inspection reports and prioritize repairs

6. Maintain documentation (maintenance logs, photos, warranties)

7. Present roof status to finance/ownership quarterly

8. Make strategic decisions: repair, restore, or replace

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Kenny's 90% (Outsourced Execution)

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1. Climbing on the roof (leave that to insured professionals)

2. Diagnosing membrane chemistry and seam integrity

3. Thermal imaging and moisture scanning

4. Installing coatings, membranes, or flashings

5. Managing material suppliers and crew logistics

6. Dealing with OSHA compliance and fall protection

7. Warranty administration and manufacturer relationships

8. Emergency leak response outside business hours

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Here's the key insight, Kenny doesn't need to know HOW to install a liquid urethane coating. Kenny needs to know WHEN it's time to call the coating specialist.

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That's not failure. That's wisdom.

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Preventative Maintenance Systems That Actually Work

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Let's talk about what "preventative maintenance" actually means.

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It doesn't mean Kenny climbs on the roof every month with a bucket of sealant.

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It means Kenny has a system that catches problems early.

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The Semi Annual Inspection Schedule

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Spring Inspection (April-May)

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❄️ After winter freeze-thaw cycles

🛠️ Check for ice damage, membrane cracking, seam separation

🚰 Clear drains and scuppers (ponding water accelerates failure)

📸 Document any new issues from winter stress

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Fall Inspection (September-October)

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🍂 Before winter hits

🌞 Check for UV damage from summer heat (170°F surface temps)

🔍 Identify areas needing winterization

🛠️ Plan any necessary repairs before freeze

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Why twice a year? Because roofs age in seasons, not years. The freeze-thaw cycles of winter and the UV bombardment of summer cause different types of damage. Catching both early prevents catastrophic failure.

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Cost: $800 to $1,200 per inspection for a 100,000 sq ft building. That's $1,600 to $2,400 per year.

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ROI: One prevented emergency repair pays for 5+ years of inspections.

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Thermal Imaging & Moisture Scans

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Here's what most building owners don't know, You can see water trapped in your roof insulation before it leaks into the building.

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Thermal imaging detects temperature differences. Wet insulation shows up as cold spots (because water absorbs heat differently than dry insulation).

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What this means, You can identify failing areas 6 to 18 months before they leak into your warehouse and ruin inventory.

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Example: Kenny's thermal scan last fall showed 12% moisture intrusion around HVAC Unit 7. No visible leak. No ceiling stains. But the problem was there.

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Cost to fix proactively: $1,800 (localized repair and re-coating).

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Cost to fix after catastrophic failure: $8,500 (emergency tearoff, decking replacement, business interruption).

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Thermal scans cost $500 to $900 for most commercial buildings. Do it every 3 to 5 years, or annually if the roof is 15+ years old.

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Maintenance Logs That Insurance Companies Love

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Here's something Kenny learned the hard way, Insurance companies reward documented maintenance.

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When you file a claim for roof damage, the adjuster asks, "What maintenance have you performed?"

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If your answer is "Uh, we've patched stuff," your claim gets scrutinized. Maybe denied.

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If your answer is "Here's our semi-annual inspection reports for the last 5 years, thermal scans from 2022 and 2024, maintenance logs showing every repair with photos and invoices," your claim gets approved. Fast.

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Kenny's maintenance log template includes,

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📅 Date of service

🛠️ Type of service (inspection, repair, coating, cleaning)

👷 Contractor name and contact

💵 Cost

📸 Photos (before and after)

📝 Notes on findings and recommendations

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This isn't bureaucracy. This is insurance protection.

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One denied claim costs more than 20 years of documentation.

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Communication Frameworks That Get Budgets Approved

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Remember Part 1? The #1 roofing problem isn't materials or labor. It's communication breakdown.

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Kenny's biggest breakthrough wasn't learning about membrane chemistry. It was learning how to communicate roof status to Nancy and Bill in a way that gets action.

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The Quarterly Review Meeting

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Every 90 days, Kenny schedules a 20-minute meeting with Nancy (finance) and Bill (owner).

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Agenda

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1. Roof status update (2 minutes)

2. Recent maintenance performed (3 minutes)

3. Upcoming needs and timeline (5 minutes)

4. Budget implications and financing options (5 minutes)

5. Q&A (5 minutes)

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Why quarterly? Because it eliminates surprise emergencies. Nancy and Bill are never blindsided by a $50,000 roof crisis because they've been tracking the situation for months.

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Sample script for Kenny, "Our west wing roof is 18 years old. We installed a Conklin coating in 2019 that added about 12-15 years of life. We're now at year 6 of that coating. Fall inspection showed some UV degradation on the south-facing sections, which is normal. We're recommending a maintenance re-coat in spring 2027. Estimated cost: $12,000 to $18,000. This extends the coating another 10 years. If we skip it, we're looking at a full replacement by 2029 at $90,000 to $120,000."

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Notice what Kenny did

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🗓️ Specific timeline (spring 2027, not "someday")

💰 Cost range (not vague)

⚠️ Consequence of delay (replacement cost)

🛠️ Proactive plan (not reactive crisis)

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Nancy can budget for this. Bill can plan for this. Nobody panics.

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Visual Documentation Wins Every Time

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Kenny used to walk into budget meetings with verbal requests. "We need to fix the roof."

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Nancy's response, "How bad is it really?"

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Now Kenny walks in with,

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🚁 Drone footage showing ponding water and seam separation

🌡️ Thermal imaging highlighting moisture intrusion

📷 Photos of membrane cracking and UV damage

🔄 Side-by-side comparison, "This is what it looked like in 2022, this is what it looks like today"

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Visual documentation is non-negotiable.

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Because humans are visual. Nancy sees the thermal scan showing cold spots and immediately understands the problem is real. Bill sees the drone footage of ponding water and realizes this isn't Kenny being paranoid.

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Tools Kenny uses

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📱 Smartphone camera (free)

🚁 Drone footage from roofing contractor (included in inspection)

🌡️ Thermal imaging from contractor ($500 to $900)

📊 Simple PowerPoint or Google Slides presentation (free)

💰 Total cost: Less than $1,000 per year.

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ROI: Gets budgets approved without fighting.

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Moving From Reactive to Proactive: The 5-Year Roadmap

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Kenny doesn't think about the roof one quarter at a time anymore. He thinks in 5-year cycles.

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Kenny's 5-Year Roof Roadmap (Example)

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2025: Semi-annual inspections, minor repairs, thermal scan ($3,500 total)

2026: Maintenance re-coat on high traffic areas ($8,000)

2027: Conklin acrylic restoration coating on west wing ($47,500)

2028: Semi-annual inspections, drain cleaning, minor repairs ($2,800)

2029: Evaluate east wing for overlay or coating ($1,500 inspection, decision year)

Total 5-year investment: $63,300

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Alternative (reactive approach): Wait until catastrophic failure in 2027 to  2028, emergency replacement $120,000+, business interruption costs, stressed-out Kenny.

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The proactive roadmap costs HALF and eliminates surprises.

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This is what Nancy loves. This is what Bill respects. This is what keeps Kenny employed and sane.

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The Conklin Coating Alternative: When Restoration Beats Replacement

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Not every aging roof needs to be torn off and replaced. Sometimes you just need to reset the clock.

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Conklin acrylic and silicone roof coatings can extend the life of moderately worn TPO, EPDM, or existing coatings by 10 to 15 years.

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The Math

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🛢️ Restoration coating: $3.50 to $5.00 per sq ft

🏗️ Full tearoff replacement: $7.00 to to $10.00 per sq ft for a 50,000 sq ft roof

💵 Coating: $175,000 to $250,000

💸 Replacement: $350,000 to $500,000

✅ Savings: $175,000 to $250,000

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But here's the critical part, Timing matters.

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Coatings work best on roofs that are

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• 12 to 18 years old for TPO

• 10-15 years old for EPDM

• Showing surface weathering but no structural failure

• Free of widespread seam failure or ponding water damage

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Applied too early: You're wasting money (roof still has years left).

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Applied too late: The substrate is too damaged, coating won't adhere properly.

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Sweet spot: When the roof shows cosmetic aging (UV fading, minor cracking, reduced flexibility) but before structural compromise.

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Installation windows: Spring (April-May) and Fall (September-October) offer ideal curing conditions. Avoid summer heat (adhesion issues) and winter freeze (obvious problems).

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Conklin Silicone for Ponding Water

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If your roof has drainage issues and ponding water, silicone coatings outperform acrylics.

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Silicone resists biological growth, maintains elasticity under constant moisture, and performs well on flat roofs with minimal slope.

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Northwest Indiana reality: Many industrial buildings have ponding water because:

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🏠 Settling over decades

⚖️ Structural load from equipment

💧 Poor original drainage design

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You can't always fix the drainage economically. But you can install a coating that tolerates ponding water instead of degrading from it.

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Kenny's west wing has three areas with chronic ponding. Silicone coating solved it without re-sloping the entire roof (which would cost $40,000+).

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What Happens When You Don't Have $47,500 in This Year's Budget?

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This is where most facility managers give up.

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Nancy says, "Kenny, we don't have $47,500 allocated for roofing this year. We're already over budget on HVAC repairs."

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Old Kenny would have said, "Okay, I'll just keep patching it."

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New Kenny says, "What if we didn't need $47,500 upfront? What if we could finance this over 10 years with government-backed loans at 4 to 6% interest? That's about $4,800 per year. Can we find $400 per month?"

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Nancy pauses. "Wait, how does that work?"

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Kenny says, "SBA 504 loans. Bill Winterhauler at CENTIER Bank specializes in this. I can schedule a call."

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This is the bridge to Part 3.

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Because the strategy only works if you can fund it. And most building owners don't know government money exists for commercial property improvements.

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Preview: Part 3 Is Where The Magic Happens

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Part 3 will introduce you to,

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• Bill Winterhauler, CENTIER Bank's commercial lending expert (30+ years experience)

• Laura Holzapple, front office efficiency master

• SBA 504 financing: 10% down, 90% financed, 10-year terms, 4-6% interest

• How a $47,500 roof becomes $4,800/year

• How the parking lot, signage, and exterior renovation suddenly become affordable

• Total facility transformation: $135,000 spread over 10 years = $13,500/year

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But you needed Part 2 first. Because financing doesn't matter if you don't have a strategy.

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The Bottom Line

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Kenny's job isn't to install roofs. Kenny's job is to manage roof strategy.

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The 80/20 Rule

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• 10% strategic oversight (Kenny)

• 90% execution (professionals)

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The Preventative System

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🔍 Semi-annual inspections ($1,600-$2,400/year)

🌡️ Thermal scans every 3-5 years ($500-$900)

🗂️ Maintenance logs (free, priceless)

📊 Quarterly reviews with finance/ownership

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The Communication Framework

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📸 Visual documentation (photos, thermal scans, drone footage)

🗺️ 5-year roadmap (proactive planning)

💼 Budget presentations that get approved

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The Coating Alternative

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• $4/sf restoration vs. $9/sf replacement• 10-15 year lifespan extension• Spring/fall installation windows

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And when the budget objection comes (it always does), Part 3 has the answer.

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Download Your 5-Year Roof Roadmap Template

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Plan Proactively. Eliminate Surprises.

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We've built a customizable 5-Year Roof Roadmap Template that helps you plan inspections, maintenance, and major projects without surprises.

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Track everything Nancy and Bill need to see,

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✅ Scheduled inspection dates

✅ Projected maintenance costs

✅ Major project timelines

✅ Budget allocation planning

✅ ROI calculations for coating vs. replacement

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📧 Email: _________________________________________________

🏢 Property Address: _________________________________________________

📱 Text (optional): _________________________________________________

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Continue Your Journey

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For more information on proactive facility management:

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1. TPO vs EPDM vs PVC: Lab Results Expose Which Roofs Actually Last — Understand the science behind membrane longevity

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2. How to Choose the Right Commercial Roofing Contractor — Meet the teams before you commit

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3. Before You Fix the Roof, Fix the Conversation — Communication matters more than materials

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Deep Dive Into Specific Topics

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• YourWarrantySaysWhat.com (Loophole analysis)
• SiliconeIsSilly.com (Why we don't do silicone)
• WeWashFlatRoofs.com (Maintenance matters)
• BigBeautifulRoofBill.com (Transparent pricing guide)
• ModernRoofChemistry.com (What's going on up there?)
• SchoolEnergyRebates.com (Energy grants for schools)
• RelationshipRoofing.com (What matters more?)
• MeetYourInstallers.com (Fabulous families)
• RoofServiceMenu.com (What are my options?)
• TenantRoofRights.com (Tenant questions)

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