Condo Media - January 2013 - (Page 18)

MAINE N e w s by Jack Carr, P.E., RS, LEED-AP R e g i o n a l Better Roof Installation Making Decisions and Overseeing Work oof evaluation, maintenance and replacement are some of the most troublesome aspects of managing a condominium association. In New England, it is especially challenging due to the demanding climate to which our roofs are subjected. Wind driven rain will often cause leaks in even the best roof systems. Roofs are typically a large portion of the building surface. Unless you live in or manage a high-rise complex where the roof represents a small portion of the total surface of the building, the cost of replacing a roof can be quite significant. A roof is one of the most expensive components in a building to replace. This makes the decision to replace a roof a difficult one for building owners and managers. The temptation is to postpone the inevitable for one more year. A roof can be nursed along year after year, but this is likely to prove to be a false economy. In the long-term it makes economic sense to replace a roof earlier rather than later. If the life of a roof is extended much beyond its useful life, maintenance costs are likely to increase beyond prorated replacement costs. There is also the danger that water penetration (some of which may not even be noticed) will cause damage to the underlying structure or other building components. The reduction in insulation value of wet insulation and the resulting increases in heating and cooling costs are other factors that contribute to making roof replacement a good economic decision. Finally, the liability of a major failure must be considered. C A I R Roof problems are among the most frequent areas of concern for condo associations. Here are a few thoughts about roofs that may be helpful to your association: Metal roofs — metal roofs are becoming more common in northern New England. There are a variety of reasonably good products on the market. Metal roofs are used on sloped surfaces. A successful metal roof is very dependent on good workmanship. Unskilled hands installing a metal roof will almost always lead to problems. Surface materials have been improved: Shingles — these consist of a composite base (asphalt, fiberglass, etc.) and sand-wearing surface. They are relatively easy to install and moderately priced. The thickness (weight) generally defines the likely service life. In other words, a thicker shingle will last longer. The weight is given as pounds per square (100 square-feet equals one square). Flashing — Flashing is at least as important as the surface. The roof is a system that includes the sheathing, underlayment, flashing and the roof surfacing. If you are having problems with your roof it is important to understand that there are several different components involved. The roof flashing is often the cause of leaks as the roof surfacing. Repairing it requires skill. Caulking flashing leaks is not adequate. If there is a flashing problem, the only effective repair usually requires installing new flashing. That work should be done by some one specifically trained and experienced with flashing work. Membrane roofs — these have become the primary way to cover flat roofs within the last 20 years. Membrane roofs are typically somewhat more expensive than the other alternatives for flat roofs. However, they generally last longer and have fewer maintenance problems. 18 CONDO MEDIA • JANUARY 2013

Table of Contents for the Digital Edition of Condo Media - January 2013

Condo Media - January 2013
From the CED’s Desk
President’s Message
CAI News
CAI Regional News
Asked & Answered
Homeowner’s Corner
Vendor Spotlight
Industry Perspective
Self-Managed Association Boards
Classified Service Directory
Advertisers Index

Condo Media - January 2013