HI, we have 60 units, 8 buildings, Condo's that are experiencing Ice melt damage, as we live in New England. Ice melt damage does not happen every year, but last year and this year is has showed up to damage different roofs etc. Now my question is:

As we will be needing to replace roofs in the near to immediate future I need to know what is on the market to help protect future damage from occurring. Now I have heard of a rubberized type blanket place beneath the siding, and chances are that the new roofs will be composite material as I suspect it is the cheapest way to go, but need to do more investigating. I do know of the wiring type that covers two to three feet of the roof edges which may be the way to go but I need to know what to do when we replace old roofs.

Thanks

ArtN

The rubber part is good but doesn't solve the reason for the damming of ice.

Three things are required for an ice dam to form: snow, heat to melt the snow and cold to refreeze the melted snow into solid ice. Ice dams can form when as little as 1 or 2 inches of snow accumulates on a roof - if the snowfall is followed by several days of sub-freezing temperatures. Ice dams develop as snow on the upper part of the roof melts. Water runs down the roof slope under the blanket of snow and refreezes into a band of ice at the roof's edge creating a "dam". Additional snow-melt pools against the dam and eventually leaks into the building through the roof or roof trim.

The reason ice-dams form along the roof's lower edge, usually above the overhang, is straight-forward. The upper roof surface (toward the ridge line) is at a temperature that is above freezing. And the lower part of the roof surface (along the eaves) is below freezing. The upper roof surface is located directly above the living space. Heat lost from the house warms this section of the roof, melting snow in this area. During periods of sub-freezing temperature the lower regions of the roof deck remain at sub-freezing ambient temperatures. Roof overhangs are not warmed by indoor heat-loss.

Deeper snow and colder temperatures increase the likelihood and size of ice dams. Every inch of snow that accumulates on the roof's surface insulates the roof deck a little more, trapping more indoor heat beneath the roof deck. Frigid outdoor temperatures assure a fast and deep freeze at the eaves. So the worst ice dams usually occur when a deep snow is followed by very cold weather. The best way to prevent Ive damage is insulate properly. If the insulation there has gotten 5% of moisture in it then its Loss 95% of its properties. That insulation needs taken out and new put in those area. The 'R" value at the roof edge needs to be increased and properly vented

When you redo these roofs the rubber would be done by the roofer. You need an insulating Contractor to address the "R" value at the end of all roof edges to stop the problem from starting and get away from the heated wire unless you feel the need to put if in the gutters and down spouts so they stay thawed out and not freeze up.

Signed 21 Boat

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