Condo Media - September 2012 - 14

MAINE N e w s

by Jack Carr, P.E., RS, LEED-AP

R e g i o n a l

Countdown to Winter
Checklist of Maintenance Dos and Don’ts

C A I

ime is always too short in New England’s fall. Of course, I am not talking about finding tickets to the next Patriots game, but rather, preparing the condominium complex for the cold winter. Whether you are the property manager or the board member in charge of the maintenance committee, winter can come at you in a rush. So here are my countdown suggestions of things to consider before the white stuff flies:

10. Roof et al: At a minimum, each roof in the complex needs to be scanned. High-slope, asphalt shingle roofs are best viewed from the ground. It is not only safer, but you can see more in a shorter time. Use binoculars if you have them. Rather than studying the roof straight on, view it at a very flat angle from the ground. This will allow you to more readily see irregularities such as missing shingles, curling or “fish mouth” shingles and roof framing problems telegraphing through the surface of the roof. This is also an opportune time to inspect the other roof components, including the condition of the chimney flashing; cracking of the seals and rubber boots around roof penetrations, such as the vent stacks; and the condition of fascia and gable rake trim. Those of you with flat roofs of rubber or PVC membrane should inspect the roof by walking on it. Similar issues should be viewed, but most important are the condition of the seams and ensuring the roof has no low ponding spots due to poor drainage, as this can reduce the life of the roof. The drains or scuppers should be clear of all debris.

9. Ice Dams: Speaking of shingle roofs, now is the time to minimize those winter ice dams. They typically occur on the north side, where the sun shines less. They are caused more by heat than ice. Ice dams form when undesired hot air or moisture reaches the underside of the roof sheathing due to poor attic insulation. For this reason, attics must be well ventilated with sufficient insulation installed properly. To ensure this has been done, the attic must be inspected. This is more pleasant to do on a cool fall day than in the summer. Make sure the insulation has not been pushed or blown over the soffit vents, preventing their effectiveness. If there is danger of this, soffit baffles should be installed. As we are speaking of roof related issues, this is an important time to ensure the gutters and downspouts are clean and operating properly, as a frozen gutter can easily be the start of an ice dam. 8. Heating Units: Each fall, the heating system should be serviced to ensure no surprises in the winter. This includes cleaning filters, ductwork, and humidifiers to avoid poor indoor air quality, as well as to improve efficiency. 7. Freeze Ups: Outdoor water faucets and irrigation systems should be drained. Piping in unheated spaces should be insulated. 6. Fire Safety: Fall is a good time to change the batteries in the smoke and carbon monoxide alarms. Also, before lighting off the first burn in the fireplace, have a licensed chimney sweep clean the chimney.

5. Air Infiltration: If you can slip a thin dime into gaps in your caulking or other cracks in the siding, windows, doors, cable/TV entrances and wall vents, you can kiss that dime’s worth of heat goodbye during the winter. Caulk wherever needed and do not forget to put an astragal at the bottom of the garage door, not only to keep out the winter cold but also all the critters who would like to share your home during the cold months. 4. Driveway Drama: Those cracks will break your back. Driveway cracks left unsealed through the winter will allow freezing water to reach the paving base and cause frost heaves or worse. 3. Mulch: Remind your grounds crew that mulching leaves into dimesize pieces will feed and protect the lawn through the winter. 2. Tree Trimming: Now is the time to trim branches so they do not damage roofs or power lines. Do not view the branches as they are now but what they will bend to covered in ice. 1. Ceiling Fans: If the ceiling fan has a reverse switch, reverse the motion in the winter to produce an updraft to push heat down from the ceiling. This is especially important in units with cathedral ceilings. With list in hand, it is time to blast off toward a carefree winter. CM Jack Carr, P.E., RS, LEED-AP, is senior vice president with CriteriumEngineers in Portland, Maine. He is a member of the Condo Media board and a frequent author and speaker.

CONDO MEDIA • SEPTEMBER 2012

Condo Media - September 2012

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