Aetna RealtyPiedmont Triad Industrial Center (PTIC)Prepared by GMGDecide what to spend, when to spend it, and why.
This version keeps the owner interface simple: review the roof legend, choose a roof, select the action path, and see the budget and risk implications without studying an overloaded dashboard.
User interface rule
Click roof. Pick action. See impact.
The page is organized like the supplied framework: main overview first, optionality controls second, financial summary third, and technical proof behind each roof report.
Prepared by GMG
Framework update
Simple owner navigation: overview, optionality, financial, technical proof.
This follows the crude organization chart: keep the main screen easy to scan, route decisions into the optionality lane, separate capital from expense, and keep technical support behind roof-level proof.
Main Dashboard
Contains overview metrics and the roof legend. No extra analysis is required before the owner can choose a roof or review the plan.
Roof Legend + Report Links
Click R1–R9 on the facility image to choose a roof, then open that roof report for SF, system, condition, capital plan, IR summary, and supporting notes.
Decision Command Center · Optionality
Scenario playground: select the roof, action, year, and capital/expense path. Keep all choices visible and simple.
Financial
Capital, expense, maintenance, and reactionary spend are grouped here. The chart stays as the summary view, not the whole interface.
Technical
Infrared summary, roof condition, and individual roof files stay behind the roof click-through so the main page does not become a data dump.
Roof assets
9
7 active decisions
Total SF managed
1,046,499
757,684 active SF
Financial exposure
$9.32M
Spend + workbook deferral carry
Asset efficiency
$3.67M / $12.0M
30% current stabilized value vs total potential
High-risk active SF
242,761
Risk area requiring timing clarity
Owner relationship context
Aetna Realty / Piedmont Triad Industrial Center (PTIC)
The model now treats the workbook annual roof requirement as the funding baseline. Deferral carries that requirement forward, adds a 5% deferred-balance friction charge, and escalates once a roof loses viable restoration or retrofit optionality.
Stabilized SF
288,815
Active decision SF
757,684
Capital deployed
$3.67M
Next owner conversation
Review active-decision roofs by capital efficiency: confirm Roof 4 scope first, preserve restoration windows on Roofs 5, 7, and 9, and keep Roof 8 on a maintenance/defer track until rentability or occupancy changes.
Once PTIC is accepted as the operating model, the same CRM-style capital ledger can be expanded across additional Aetna Realty commercial assets to show portfolio-wide exposure, spend timing, warranty assets, and deferred liabilities.
Main Dashboard
Executive Summary · Portfolio Overview
Live portfolio metrics derived from the workbook model. Use the two branch paths below to act on what you see here.
Total Replacement Value
$12.0M
10-Year Need
$11.4M
Funded (10-Year)
$3.67M
30%
Backlog
$0
0%
Average Roof Age
33.8 YRS
Financial Outlook (10-Year)
Capital, Expense & Backlog Forecast
- Forecast Need
- Funded Plan
- Backlog
- Cumulative Backlog
Technical Overview
Roof Condition by SF
Financial Considerations
Scenario Playground Builder
Build, compare and optimize funding scenarios to support decision making. Model capital vs. expense, phase replacements, and export the branded owner package.
Technical (Roof Legend)
Specific Roof Reports
Detailed technical intelligence about roof assets and conditions. Click any roof on the facility map to open its dedicated report with IR evidence, scope notes, and condition proof.
Main dashboard · Roof legend
Clickable facility image with R1–R9 roof report links
Start here. Select a roof from the facility image, review the simple roof context, then open the roof report only when detailed proof is needed.
Source plan legend
PTICAG model PDF now drives the map.
The uploaded PTICAG model page is rendered as the source image, with the blank PDF margin removed for a tighter owner view. Larger in-plot controls open the matching roof preview; when the cursor leaves the control and popup, the preview closes. Use the popup action to open that roof’s dedicated report page.
The newly attached PDF render is now the map background.
R1–R9 controls are enlarged and placed inside each plotted roof instead of covering the whole area.
Button color still reflects risk and warranty state from the workbook model.
Risk exposure
Condition and impact stack
Read this against the aerial roof legend: each bar corresponds to the R1–R9 button on the image.
Building floor plan reference
Aetna Realty / I-285 Logistics layout context
This uploaded Aetna Realty / I-285 Logistics floor plan is treated as a building-specific reference, not decoration. It helps connect roof-section decisions to tenant demising, circulation, and interior layout context before capital, expense, or deferral scenarios are finalized.
Selected roof context
Roof 4: BUR Existing "Old Ecolab"
Old Ecolab primary operations; prime rentable area
Condition lane
Unwarranted / unmanaged condition
Roof SF
174,400
Occupied / tenant signal
Prime operating space
Technical proof
Report ready
Report launcher
Roof 1
Fibertite "Green Resources"
Warranty-managed · report ready
Roof 2
Silicone Coated "Old Lower Walker"
Managed monitor condition · report ready
Roof 3
Durolast "Front Office Space"
Managed monitor condition · report ready
Roof 4
BUR Existing "Old Ecolab"
Unwarranted / unmanaged condition · report ready
Roof 5
BUR Existing "Old Ecolab"
Managed monitor condition · report ready
Roof 6
New Roof Assembly "Fibertite"
Warranty-managed · report ready
Roof 7
BUR Existing "Candy Factory"
Managed monitor condition · report ready
Roof 8
Ballast EPDM "Village Wake Forrest"
Unwarranted / unmanaged condition · report ready
Roof 9
BUR Existing "Shared Space / Wake Forrest"
Managed monitor condition · report ready
Financial
Capital, expense, and exposure summary
This is the financial branch of the framework: capital, recurring maintenance, and deferred exposure stay grouped in one summary view.
Why the $600K/year number exists
This is not a gut-feel budget. It is the annual roof-capital requirement created by the asset base.
This number is generated using historical averages of similar projects. The workbook converts the roof portfolio into an annual capital obligation: total roof square footage × planning replacement value per square foot ÷ expected roof life. That produces the baseline of $602K per year. GMG can then manage timing, repair scope, warranty protection, and phased work to reduce the cash deployed in a given year, but the underlying roof-capital obligation does not disappear.
Roof portfolio measured
1,046,499 SF
The model starts with the actual roof area in the workbook, not a round-number allowance.
Replacement value
$12/SF
This converts square footage into the total roof asset value being carried by ownership.
Lifecycle period
20 years
The model spreads the replacement obligation across a normal planning life instead of waiting for failure.
Baseline requirement
$602K
This is the annual capital line required to keep the roof portfolio from silently falling behind.
Owner translation: roof capital does not disappear when deferred — it compounds.
Calculation stack
Portfolio replacement value
$12.0M
1,046,499 SF × $12/SF
Baseline annual requirement
$602K
Replacement value ÷ 20-year expected lifecycle.
Managed target goal
$361K – $421K
This is the target lane: successful management can reduce baseline roof cost by 30–40% while keeping roof dollars predictable instead of letting replacements arrive in waves and cliffs.
Portfolio command · Recommended actions
Roof-by-roof action translator
This section converts the model into owner language: spend X by Y date to avoid a defined trigger. It avoids subjective scores and keeps the roof-by-roof action list behind one simple dropdown.