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Roofing
If you live in a condominium association, you may agree that one of the most significant financial liabilities may be roof replacement. Most roofs have a limited life expectancy; but depending on the type of roofing system on your building, you can expect a life span of anywhere from 20 years to 50 years. There are many types of roofs, including: slate, copper, tile, wood shake, fiber cement and asphalt/composition shingles, but regardless of the type chosen for replacement, this is not an inexpensive investment and requires substantial research and planning between the board, management and contractor chosen. Planning for a roof replacement well in advance, with the help of your construction team, in a methodical, focused fashion, will help ease the financial burden on the community when it comes time to do the work.
In New Jersey, due to cold winters and hot, humid summers, roofs are exposed to harsh weather conditions that can significantly reduce a roof’s effective lifespan. This may mean that a roof replacement is required before the typical 20+ years of useful life, and unfortunately, before reserves have been funded. There are some things to look for early on so that you and your community can adequately budget the appropriate funds before the workers arrive. If your community is aging well, you may be able to avoid a complete roofing overhaul. If there is a warranty on the current roof, you will want all the professionals to review that in detail to determine if it may still apply.
It is always a good idea for all the professionals to walk the property and inspect the roofs, looking for certain red flags that may exist. Some of those may include:
Cracked vertical wall flashing; water, or air bubbles, in the roofing membrane, warping or cracking, puddling rainwater, gutter clogging or stoppage or holes or tears in shingles.
If the roof seems to have many more years of its useful life, and is in decent condition, then you may be able to get around a roof replacement by simply replacing damaged flashing or replacing small affected areas.
We would be happy to come visit your property to conduct a proper, professional roofing evaluation before the hot summer months set in.
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Façade
Much like roofing, facade on condominium buildings can also take a significant beating due to the extreme weather patterns on the east coast. In many cases, it is discovered that the siding was not properly installed, or maintained, leaving it vulnerable to rain, wind, sunlight and salt water (especially along the Jersey shore), which can cause bowing, warping or peeling. There are many things a condominium board, along with its management representative, and contractor, can do to avoid large financial hardships, with some proper planning.
Types of Facade and Aesthetics
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First, we recommend you review the many different types of siding available to determine which works best within your community. While there are many composite materials available, your geographic location may dictate which type works best. For instance, if you live near the shore and salt air is a factor, you may want to avoid wood siding, as it has proven to deteriorate over several years in that type of climate. You may want to opt for a maintenance free vinyl siding that can withstand the ocean mist and salty air and afford the community a longer life. Vinyl siding also happens to be the least labor intensive, so it may also be easier on the association’s budget to go this route. Knowing the different types of siding, and advantages and disadvantages to each, helps you make an informed and cost-effective decision for your community. Your contractor should be your largest resource in helping you determine materials, costs and warranties offered.
Although pricier, composites such as fiber cement (Hardie Plank) are durable and with proper installation and maintenance can last upwards of 30 years. However, this type of product requires much more maintenance over its lifespan, such as caulking and frequent cleaning.
Another alternative, if you want a more natural look, is wood (Cedar Shake), but it comes with a higher maintenance cost and a lesser warranty. However, with proper repair & maintenance, using Cedar Shake can last your community 50+ years.
Regardless of which product you choose, the type of material, age and climate will dictate when replacement is necessary. As far as aesthetics, even though a product may sustain the harsh temperatures, it may not always look its best. For instance, Cedar Shake may look better and less artificial than vinyl siding, but it will cost you more in the long run. Many factors should be considered when opting for more expensive products.
In the end, what isn’t up for debate is finding the right contractor with the experience and attention to detail to install your siding and insulation. Although contractor licensing isn’t required to install siding in New Jersey, the state does require contractors to be licensed in their field, so when researching companies, ask for their licensing information, as well as insurance coverage and referrals, before the project begins.
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