Condo Media - January 2013 - 37

resistant ice and water-shedding materials, from special purpose ridge vents to skylight trim kits, all accompanied by long-lasting channel materials made from aluminum, copper or lead (each has a specific use), begins to define a process that has evolved over hundreds of years. Proper technique must also go hand-in-hand with aesthetic considerations. Roofing materials must match the overall aesthetics of a structure. Even in circumstances where a minor failure appears to have occurred, be wary of the quick fix. Fascia boards, gutters and flashing must be removed and inspected, then replaced where warranted, while roofing, dormers, sidewalls and flashing are dealt with at the same time. Skilled tradespeople with substantial expertise and pride of craft are an indispensable part of the weatherproofing process. Ventilation methods must be examined and confirmed and impermeable, subsurface “join” that integrity of the exterior envelope than baffling modified or added to ensure assures the water shielding properties roofing, windows and wall corners. proper airflow below the roofing surof a wall area will not be violated. Air Are the “ledger boards” outside unit face. deck doors flashed properly? This often Poor architectural design occasionally penetration often runs a close second to water penetration in older commuforgotten “join,” where decks are emerges as a factor in water penetranity association properties, allowing attached to sidewalls needs attention, tion, and can be neutralized only by the cold of winter and heat of summer too. Without proper flashing ledger installing virtually impervious roofing to compromise heating and cooling boards can invite penetration from ice, surfaces. Improper attic insulation also systems. Well-insulated attic floors are snow and water. First floor and basecan be a culprit, as can a lack of alua must. ment areas can suffer. minum flashing under ice and water High-quality windows and doors, Taken as a whole, the exterior enveshields at drip edges, where ice dams fabricated with thermopane, welded lope of a condominium property, commonly occur. steel or vinyl framing and installed to whether designed as single, clustered Membranes Count manufacturer’s specifications with layor multiple units, demands an exterior It is no accident that man-made memered flashing play a critical role in envelope (the sum of its roofing, wall brane materials like Tyvek are ubiquiassuring envelope integrity and longand window/door surfaces, plus fountous, subsurface components in siding term durability. dation), that is structurally sound and installation. Commonly used on wall “It’s always important to do envelope impervious to the elements. Proven surfaces, the use of membrane materijobs right,” says Elaine Alexis, a construction methods, quality materials at inside and outside corners as CMCA and director of property manals, and careful attention to detail are shielding beneath trim is vital for agement for Barrington Management your best guarantee that the quality of excluding wind-driven rain. Vinyl is an of Arlington, MA. “Leadership by condominium living the unit owners excellent, long-term solution for creat- example should define the character of you serve have chosen is assured, no ing attractive, colorfast sidewalls, but the senior managers in vendor organimatter what the season or weather. without systematic, subsurface layering zations, with pride of craft self-evident it will not exclude water. in foremen and craftspeople. Bryan Kelly is president of Kelly’s Perimeter flashing around windows Property Services. Find out more at “Remember the deck! and doors complements proper wall kellyspropertyservices.com or call and corner membranes, creating an But there’s more to ensuring the 508-958-2196.

http://www.kellyspropertyservices.com

Condo Media - January 2013

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