Feb. 2, 2007
Since the snow began falling on December 20th, 2006, A Vantage Properties, the HOA Management company for The Townhomes at Red Hawk has received a limited number of owner concerns involving water leaks into their homes. While it is difficult to inspect roofs while it is as cold and snowy as it has been, the Association is proceeding with inspecting the roofs of these owners to establish whether there is indeed an issue with the “shell” of the home, or if there is something else to blame.
This morning I was speaking to Academy Roofing who will be inspecting the roofs of these homes with "concerns". Almost without fail the leading cause of roof concerns as observed by Academy Roofing is the result of 1 issue: ice damming!
I asked for a description of ice damming from Academy Roofing and how it occurs. The first thing I was told was that many people have a difficult time understanding what ice damming is and what causes it. The simplest explanation they provided me began with a water bottle. Imagine taking a full bottle of water and leaving it in the freezer over night. What happens? The water freezes, balloons the bottle, and often times will either rupture the bottle or force the cap off. This is similar to what happens with ice damming.
Since the snows began in December, our community has been “in the freezer.” We’ve had a few days where it’s warmed up, but, ultimately, we’ve had several weeks of the deep freeze, which is very unusual for Colorado. People that have lived in Colorado all their life has stated they've never seen this before in their 30+ years. During the day the roofs warm up and snow begins to melt. This runoff hits the edge of the roof, cools, and freezes. Each day this process continues, and each day the ice dams grow. What’s interesting is that much of the fresh run off each day works its way “under” the ice at the edge of the roof, and as it freezes it has no place to go. Consequently, the fresh ice “forces” the existing ice dam up and, additionally, forces water underneath the shingles and roofing materials.
Academy Roofing has seen the damage caused by the sheer force of the ice driving water up and under the shingles. From what they’ve seen, these roofs have failed to keep the water out, not because of a lack of design or failure to construct the roof correctly, but from the force that nature is creating. Academy Roofing further advised they have seen ice dams as thick as 18-24 inches in depth, and the ice dams are continuing to grow as the cold snap Colorado has experienced for the last 5 weeks continues.
So, how cold and snowy has it been? Based off of the National Weather Service website, here’s what we’re looking at:
December – 2006 January - 2007
Actual Average Departure Actual Average Departure
Snowfall: 59.4” 8.7” +50.7” 15.9” 7.7” +8.2”
Average Temperature: 51.7 F 50.2 F +1.5 F 20.8 F 29.2 F -8.4 F
What we see from this information is that for the 2-month period for December 2006 and January 2007, the Denver area accumulated 75.3” of snow, 58.9” more than average for these months. At the same time, we see the average temperature during January 2007 is 8.4 degrees colder than average, and staying below freezing. Consequently, Nature has been unusually cold and snowy, leading to conditions not seen in Colorado for a very long time, indeed.
What can be done to prevent ice damming? Better yet, what should the Association do to help the community? If money were unlimited, each building could be fitted with heating cables at the edges of the roofs, in the gutters, and in the downspouts. However, the community does not have the financial ability to pay for these huge capital improvements. And why should the Association pay for these improvements? After all, building and outfitting of homes for a winter such as we’ve experienced so far this year that only comes once in 25, 50, or even 100 years isn’t reasonable, practical, or a prudent use of HOA funds.
If you haven’t already done so, please read, “City ready for a thaw as icy public lays it on thick,” page 5B of the Denver Post on Thursday, February 1, 2007. This story describes Denver’s issue with clearing the streets, the financial burden they’re under, and how unrealistic it is for the city to buy enough snow plows and employ enough workers to clear the snow to satisfy the public. Their cost for a snow season that comes once in 25, 50, or 100 years is too much to justify the cost to their constituents. Similarly, the cost to fit each home in the Townhomes at Red Hawk HOA is too much. Sometimes we just have to take what nature throws at us and just find a way to cope with the consequences of nature.
- Stay Warm - Jeff Frenzel
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