We are in escrow for a 16 year old home with a composit shingle (w/20 yr. guarentee) roof and Cathedral ceiling (no attic) in Mammoth Lakes, CA (a ski resort with about 365″ of snow a year). According to the current owners the roof has condensation problems and drips in one place for about 20 min. a day for about a month (spring) each year. The roof was not installed correctly and needs to be vented. We are worried about wood rot and mold on the underside of the sheathing but we’re told by some contractors and roofers that wood rot and mold are not problems in Mammoth because the climate is do dry. The current owner’s want to put in vents. We are saying because of the age of the roof, 16 years of extreme weather conditions, the possibility of wood rot and mold on the underside of the sheathing that the roof should be replaced. The shingles on the northside need to be replaced every year because of the ice dams. The inspection report said the roof is “approaching the end of its useful life. Do we need a new roof now or not? Can wood rot and mold occur in a dry climate? Anything else we need to know? HELP!!!
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You need more than a new roof. You need a new roof design. I suspect that a cold roof detail added to this could solve it. There may be other solutions too.
The idea that mold and rot don't happen because it is a 'dry' climate is hogwash. This particular home, as you have described the situation has a very wet micro-climate. You are not buying the climate outdoors, you are buying the climate contained by this building envelope.
You will also be paying taxes and maintanence on that space contained within that envelope. Make sure that you can enjoy it.
Thank you so much for taking the time to reply to our concerns.
Piffin is on the money, as usual.
Also keep in mind that the "one month out of the year" thing might have been a bit of an understatement on their part...... With just enough of the truth thrown in to keep them out of trouble if you buy the house.
I called the family doctor this morning and said: "My Wife dislocated her jaw - do you think we could get an appointment in a week or two?"