I am on a committee of a small south facing harbor side condo complex in New England. There are 6 attached units all in a row. The units are 30 years old and we need a new roof and trim. Existing roof has 2 layers of standard 3 tab asphalt shingle and wood trim. The existing roof vents have failed miserably. The roof is a truss system with a mansard facing in the front and back with approx 30 degree slope on the main roof up top. We are looking to do a complete tear off and replace the shingles with a high grade 40-50 year architectural asphalt shingle and PVC trim on the softs and rake.
Would appreciate advice on specific materials /brands to consider as well as recommendations on roof ventilation.
We have thought about having Home Depot do the Job but am a little leary about it.
Professional advice greatly appreciated.
Glenn
Replies
glenn... i live in Jamestown... where are you located?
I would strongly advise against using Home Depot for your roofing project. You will NOT be talking to the guy doing your roof, nor will you be talking to anyone knowledgeable about ventilation issues.
Also.... roofing is almost never the only issue. There are almost always other issues linked to the job which should be considered.
Mike
I am up on Cape Cod. I was leary about HD for the reasons everyone has mentioned. I am leaning towards a reputable roofer in the area. Trouble is finding one. Also concerned about the time of year the job would be done. September-October . I don't know if it will be warm enough for the asphalt to settle down before the cold comes.
In regards to venting the roof, I have gone up in the attic space and found that there is double layer sheet rock extending up to the roof sheathing sectioning off each of the 6 units. There are no sofit or gable vents currently. What do you think about placing those "turbine or whirly-gig" type vents. We get a pretty good breeze being on the harbor.
Glenn
Edited 8/19/2005 12:23 pm ET by Glenn
where on the Cape ?..
i like Shingle Vent II ridge vents and you can incorporate soffit vents with your new trim.. i like Alcoa ProBead vinyl (perf ) for the soffits, and on a condo ( especially if the trim is WHITE ) i like an Azek trim board ( fascia & rake )
get a Lifetime shingle like the Certainteeed Landmark TL....write a good spec.. find a good roofer..
go for the least maintenance / longest service life product you can get... most of the cost is labor .. so better products make good sense especially with condo associations
with the modern adhesives, fall and winter shingling is not a problem,
Mike Smith Rhode Island : Design / Build / Repair / Restore
I am in Hyannis, on Lewis Bay.
The roof does not have sofits. It has a mansard front and back with a conecting flat top with a 30 degree slope towards the back. The front fascade faces (south) the harbor. I don't think that a ridge vent would work well because there is no sofit intake.
How would you vent this roof. I could send you a photo if it would help.
HD and one roofer wanted to use GAF Timberline 40 year shingle with water shield on the mansard portions and 6 feet up on the back portion of the flat slope on top. What are your thoughts?
Glenn
glenn... post a pic and you'll get lot's of adviceMike Smith Rhode Island : Design / Build / Repair / Restore
Consider powerfans with soffit vents. One problem I've run into with archi shingles on mansards is that the extra layer of shingle is adhered and when applied to a near veritcal surface this adhesive (tar based I'm sure) melts and a significant portion of the shingle begins to slide down and away. Consider using a fish scale or scalloped shingle-they're usually higher end with good warranties and won't delaminate in vertical situations.
The powerfans will entail some other tradework but if passive venting isn't working (poor ratio of ridge vent to soffit vent) it may be a good solution. Pvc trim, while great , may not be in a good roofer's pervue, the roof is. Sounds as though you might want to look at a qualified and experienced GC, unless that's you. Then you might need a good roofer, then a good trimmer/sider, possibly a good electrician and perhaps a good insulator.
Since you're dealing with multiple units, try your best to justify a higher upfront cost for better materials and skilled labor versus paying again in a few years, especially in a NE coastal situation.
>>We have thought about having Home Depot do the Job but am a little leary about it.
On the positive side, you might get the same guy(s) installing your water heaters next week, trimming the hedges a week after, honey dipping next year, and asking if you want to biggie size that order at any time.
Who says there are no more "Renaissance men?"
bob... that may be the funniest thing you've ever posted.. at least the ones i've read..
good to meet you in personMike Smith Rhode Island : Design / Build / Repair / Restore
I agree with Mike, HD is not the place you go when you have real building issues that need to be corrected. There certainly will be good people installing for HD but there are also plenty of hacks and you'll be rolling the dice. Also, since your looking at trim, roofing and ventilation issues at a minimum, you need people beyond what HD could provide, at least without making it a PITA.