More on Roofing Project Review

This is a continuation of a multi-part post on the roofing project which formally commenced at this association in 2009.

There is another component of roofing. That is ventilation. The goal is to minimize attic temperatures as well as reduce moisture accumulation in the attic space, and minimize ice dams.

Here is an "before" picture of the ventilation system. This is typical of most of the roofs (Hint: clicking on the photo will enlarge it):

Here's another view of an "existing" roof and the ventilation system:

Here is a view of the "after" ventilation system on a new roof. This is one of the roofs upgraded in 2009:

Here is another "after" photo:

Something seems to be missing. That's because our new roofs include a "roof ridge vent". It isn't simply an appearance improvement. The new style roofs improve ventilation, reducing attic temperatures and moisture and extending the life of the roofs. This is accomplished by adding a  ridge line roof vent and by increasing the soffit vent area.

To make this work, the air inlets must also be increased. Proper ventilation requires that air inlet area = air discharge area. This is another example of your fees working for you. This was proposed, championed and accomplished by our former AD and voted and passed by the previous board of managers. The current board of managers is currently evaluating the roofing projects, its components and details and will again decide how to proceed. "The only constant is change" and projects are always under review. New boards must come up to speed.

Our new board seems to be continuing the process. We'll see what the new board decides.

Here is a photo of an unmodified air inlet, under a soffit. These inlets allow fresh air into the attic, which then allows hot air to be discharged through the roof vents. The quantity of soffit vents must be increased, and they must be inspected from inside and outside the roof to ensure that there is not blockage or restriction by interior insulation or paint. In the past, some of this work has been accomplished by our maintenance company, as instructed by the AD and the board.  The soffits can be modified during the exterior painting cycle. The roofing project is a large, multi-vendor project requiring coordination of several contractors and project management. This is a "before" photo of a single soffit air inlet vent:

My point here? This is where your fees go. This is where your money goes. This is one example of how maintenance was performed and your fees were stretched by using techniques to extend and reduce overall expenditures on maintenance and to anticipate and eliminate the potential causes of problems in the buildings.  These are complex projects which include many choices.

Some aspects of these improvements enhance appearance, which increases "desireability and saleablilty" and others enhance or improve hidden things such as potential life of the roofs, reduced energy consumption, improved ventilation and reduced attic moisture, etc.  Ultimately, this reduces monthly fees, owner energy expenditures and if problems are successfully avoided, may also avoid special assessments. There are compromises. The ridge vents reduce roof openings and maintenance issues such as painting of metal vents projecting through the roof, they also  reduce staining of the roofs. However, the ridge vents have shingles attached and can sometimes be the source of maintenance issues. Good material selection, proper installation techniques, strong warranties and so on are a necessity but do no occur automatically.

Here's a quick 1 minute video summary of the system and how it works. I had provided a 10 minute video to the previous AD, but this gets the point across, without diagrams, charts or any difficult to understand jargon or technical lingo:



Here's another brief video, which uses "smoke" to show how the vent works and to indicate how air flows into the soffits, through the attic and then out the roof vents. Cooler air is drawn into the soffit vents and then is discharged as heated and moist air through the roof vent:



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References, Errors, Omissions, Comments:


1. Here's part I of a multi-part review of the techniques and rationale of the roofing project which began in 2009. Roofing Project in Review - Post Part I

2. Did you know some of the bathroom vent fans exhaust into the attic space? Yes, indeed, they do. I don't know if this occurs in one building or in 42. I'm speaking from personal inspection. Of course, to do such an inspection, one has to crawl into the attic space. I have done so.


3. All photos are copyright 2010 as noted elsewhere on this blog and are to be copied only with permission.