Roofs and Attics
Ice Dams and Mold Prevention CHECA Policy
If a unit roof fails after CHECA has repaired and/or replaced a unit roof (all units have new roofs as of 2009) and it is determined that the failure is due to the unit owner's negligence (a default) in correcting exhaust fan venting and/or perfecting deficiencies in his attic insulation package by bringing the insulation package up to current industry standards, all appropriate cost and expense of all subsequent repairs and/or replacement of the unit's roof and any adjacent damage to the interior and/or exterior of the unit, shall be borne solely by the unit owner, as set forth in Article XII of the Bylaws.
It is important for all Owners to read the roof and attic information below. As a unit owner, you will be responsible for correcting any of the following situations that exist in your unit. The Association will not be responsible for any roof repairs and/or maintenance where these situations exist. All roof and attic complaints will be examined as to cause and responsibility. So please correct any situation that would limit the longevity of your new roof. If you choose not to, it could be very inconvenient and cost you a lot of money.
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The proper insulation of unit attics is of particular concern. Insulation of unit attics is a major factor in determining the longevity of unit roofs and to the prevention of ice dams and mold; not to mention the costs of heating and cooling the units. Ice Dams — If unit attics are not insulated correctly, it may result in the formation of ice dams from melting snow. This condition is caused by moist heat loss from lower floors and is is due to a deficient insulation package and/or incorrectly vented exhaust fans and bypass leaks. What’s a bypass leak? A common bypass leak is recessed lighting. Recessed lighting should be IC rated, which means that it’s safe to have insulation directly in contact with the light, but it’s not synonymous with airtight. Even the best recessed lighting creates a ridiculous amount of heat in attics, which can lead to ice dams. A standard recessed light will stick up into the attic about seven inches. If an attic has fourteen inches of loose fill fiberglass insulation, how much insulation does that leave on top of the recessed light? If you have recessed lights that protrude into your attic, make sure they’re airtight IC-rated lights and be sure to double down on the amount of insulation above the lights; you’re gonna need it. Ice dams will ultimately affect the structural integrity of the roofs and will probably cause them to leak. Mold — When mold grows in an attic, it’s caused by a moisture problem. Period. Some moisture sources are obvious and have a huge impact — exhaust fans of any type; bathroom exhaust fans, clothes dryers exhaust, kitchen exhaust fans and even sewer system vent pipes that don’t vent directly through the roof (they also pose an additional problem of explosive methane gas in your attic) … they all pump moisture out of your house, and they should never be vented into the attic. The less obvious moisture sources are attic bypass leaks; air leaks around wires, plumbing pipes, and attic access hatches that allow relatively warm moist air from the house to get into the attic. To reduce the amount of moisture getting in to an attic, the attic air leaks need to be sealed off. Covering these air leaks with traditional insulation doesn’t stop the air movement; there needs to be some type of air barrier installed, such as foam insulation or caulk. Any time small cables or wires pass through the top plates of walls into the attic, the holes for the wires should be sealed up. When they’re not sealed, they leak warm moist air. WARNING — It’s important for all unit owners to note that the ceiling exhaust fans in most of the bathrooms in our units were vented directly into the attics by the original builder. They should be vented directly to the outside of the unit. This and other sources of warm moist air infiltration into the cold attic space of your unit is extremely detrimental to the life of your roof and to the prevention of ice dams and mold. Please consult an insulation professional; an ice dam free roof and a mold free attic depends on it.
As a unit owner, it is your responsibility to inspect your attic insulation package and to make sure that your exhaust fans are vented correctly as well as any other improvements necessary to protect your unit from ice dams and mold. The costs of upgrades and/or improvements to units shall be borne solely by the unit owner. No Association Funding — Pursuant to our Amended and Restated Declaration, Paragraph 3.(d)(iii) Unit Boundaries, the boundaries of each Unit with respect to the Upper Boundary: The unfinished exterior surface of the roof.
Responsible Party
COUNTRY HILL ESTATES is a distinctive condominium community development that offers  a variety of detached single family homes, uniquely located and designed to create an intimacy of country village life, yet provide the services and conveniences of city dwelling.