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Dry Rot - A systems approach1 by Dave Finley
- 1. 3RD MUTUAL DRY ROT PROBLEM A SYSTEMS APPROACH PART ONE
- 2. SCOPE OF PROBLEM • 6102 MANORS • 1405 BUILDINGS – 1014 SINGLE STORY – 310 TWO STORY – 81 THREE STORY • 62 UNIQUE MODELS
- 3. BUILDING REPAIR COSTS($1000) 0 100 200 300 400 500 600 700 800 900 1000 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
- 4. THE DRY ROT CYCLE • A WOOD EATING FUNGUS (SERPULA LACRYMANS) • SURVIVES IN MOIST WOOD (MOISTURE > 20%) • ONCE ESTABLISHED CREATES OWN MOISTURE • WHEN WOOD DRIES LEAVES SPORES • SPORES FIND NEW MOIST WOOD
- 5. AN APPROACH • GATHER DATA • ANALYZE DATA • CONDUCT TRADE-OFFS • DEVELOP EFFECTIVENESS MODEL • USE TRIAL PROGRAM TO DEVELOP NEW PROCEDURES • FIND MOST EFFECTIVE PLAN AT LEAST COST
- 6. GATHER DATA BUILDING NUMBERS (AVAILABLE AT PCM) – MODEL – CUL DE SAC (CDS) – YEAR BUILT – PAINT USED – DATE PAINTED – COST TO PAINT – DATE DRY ROT DETECTED – REPAIRS NEEDED – COST OF REPAIRS – DATE OF REPAIRS – MANORS/BUILDING
- 7. MAP BUILDING NUMBERS INTO DATA BASE • MAP BUILDING NUMBER INTO MODEL TYPE – OBTAIN VISIBILITY INTO MODELS WITH PROBLEMS • MAP BUILDING NUMBERS INTO CDS – OBTAIN VISIBILITY OF DRY ROT SPREAD • MAP COST AND DATE DATA PER YEAR – TO DEVELOP METRICS
- 8. COLLECT METRICS • AVERAGE REPAIR COST OF EACH MODEL • AVERAGE REPAIR COST OF EACH MODEL TREND • AVERAGE REPAIR COST OF EACH CDS • AVERAGE REPAIR COST OF EACH CDS TREND • AVERAGE REPAIR COST OF EACH MODEL/MANOR
- 9. METRICS (EXAMPLE 1) • MODEL (n) COSTS= $480.00 • TIME SINCE LAST REPAIR 10 YRS • MODEL HAS 4 MANORS • METRIC = COST/MANOR/TIME/MONTH • METRIC = $480.00/4/10/12 • METRIC=$1.00
- 10. METRICS (EXAMPLE 2) • MANOR (m) COST=$480.00 • TIME SINCE LAST REPAIR 10 YRS • MODEL HAS 1 MANOR • METRIC=$480.00/1/10/12 • METRIC=$4.00
- 11. METRICS (EXAMPLE 3) • MODEL (o) COSTS $12,500.00 • TIME SINCE LAST REPAIR 10 YRS • MODEL HAS 21 MANORS • METRIC=$12,500.00/21/10/12 • METRIC ~ $5.00
- 12. METRICS (EXAMPLE 4) • MODEL (l) COSTS $100,000.00 • TIME SINCE LAST REPAIR 10 YRS • MODEL HAS 21 MANORS • MERTIC=$100,000.00/21/10/12 • METRIC ~ 40.00
- 13. METRICS (EXAMPLE 5) • MODEL (p) COST $4800.00 • TIME SINCE LAST REPAIR 10 YRS • MODEL HAS 1 MANOR • METRIC=$4800.00/1/10/12 • METRIC=$40.00
- 14. MAJOR TRADE-OFFS • PREVENTION COSTS vs REPAIR COSTS • PAINT vs UPGRADED PAINT • PAINT CYCLE vs SHORTER PAINT CYCLE • MODEL REDESIGNS vs REPAIRS • PRE-ASSEMBLED UNIT vs BUILD IN PLACE • CUT AND REPLACE vs EPOXY FILL • CUT AND REPLACE vs STRUCTURAL EPOXY
- 15. DRY ROT DAMAGE • COSMETIC/PAINTING ISSUES – FACIA – OUTLOOKERS – OVERHANG – TRELLISES • STRUCTURAL/WATER INTRUSION – SUPPORT BEAMS – INTER WALL STUDS
- 16. REPAIR OPTIONS • BEST PRACTICE – CUT AWAY INFECTED WOOD – REPLACE WITH UN-INFECTED WOOD • USE EPOXY FILL • USE PRE-ASSEMBLED UNITS
- 17. ENHANCED PREVENTION • USE DRY WOODS • USE PRE-TREATED/PRE-PAINTED WOOD • USE UPGRADED MATERIALS FOR REPAIRS • NO OVERNIGHT UNTREATED MATERIALS • USE FUNGICIDE WHEN APPROPRIATE • REDESIGN VULNERABLE AREAS • DISPOSE OF INFECTED MATERIAL
- 18. A SYSTEMS APPROACH PART TWO HOW WE CAN BREAK THE DRY ROT CYCLE HOW WE CAN CONTROL COSTS HOW WE CAN BEND THE COST CURVE DOWN HOW WE CAN MAKE GOOD LONG TERM DECISIONS