All Post's

Roof Leaks In Freezing Temperatures

Even when the temperature is well below freezing we hear from customers about water intrusion around outside walls. This is a condition commonly known as an ice dam. During cycles of thaw and freezing, especially during certain types of precipitation, roof gutters and valleys will get clogged with ice and frozen snow.

Acting as a dam, these accumulations generally thaw from the top down. However the melting ice is impeded from its natural downward flow by the accumulated mass. The only place for the water to go is up under the roof shingles.

There are a number of solutions to the problem. In an emergency the quickest way to release the back pressure and restore a natural flow id to physically get up on the roof and clear the accumulated ice and snow. But that is a reactive solution.

New roofing materials called ice shields, now manditory for new construction and replacement, are installed on the lower portion of the roof. This waterproof membrane protects the integrity of the roof even if ice accumulates on the lower sections.

If your building is susceptible to ice dam conditions but a replacement is years off, here are several topical solutions. Heating coils can be installed in chronic areas. These thermostatically controlled devices will heat the area in freezing weather and keep ice from forming. Keeping the area clear of accumulations means regular, active attention after heavy snow and ice storms.

Doyle Brothers is well equipped to address any leaks, ice dam, or roof replacement projects with capable and skilled craftsmen. Our year round, veteran staff follows strict safety and job site protocols assuring a clean, quick and curious solution to any roof related problem.

What's Behind The Bathroom Tile?

One of the most interesting service calls years ago was for loose tile in a master bathroom. The Doyle Brothers service technician arrived on the job to find what is fairly common in condominiums built between 1960 and 1985. During those years it was acceptable practice to use “moisture resistant” drywall material and face the “greenboard” with tile.

A word about “moisture resistant sheetrock,” first Sheetrock is a trade name for gypsum board, the 4 X 8 foot (and larger) sheets of material most commonly used for walls and ceilings. The moisture resistant variety has a green or blue paper covering over the gypsum instead of the general light gray type.

Moisture resistant drywall provided a nice custom tiled bathroom at a lower cost, but it provided no margin for error if moisture got past the grout. Well, that’s exactly what happened. The grout and caulk was allowed to deteriorate, the gypsum behind the paper acted like a sponge and began to crumble.

Now, typically one Doyle Brothers technician can make a complete 3 wall repair in two full days, plus 2 short visits to allow drying of joint compound and grout, but not this time. Carpenter Ants had infested practically every wall stud in the front and side wall. Imagine 2 X 4s that were literally 80% eaten but still dimensionally intact, Swiss cheese is the best analogy. I wish we had pictures. We did take a specimen about 18 inches in length to be encapsulated for posterity but the sample was damaged in the process.

Today, real concrete board is used as a trouble-free backing for tile. And, many newer materials such as molded acrylic is also available for new construction or to face right over older, unsightly showers that still retain their structural integrity.

Condominium Maintenance Services

Being the best at something means gaining a wealth of experience in a specific field. We grew up in the building business having experience in home building, steel building installation and condominium services. Over the years in our home area of Somerset, Mercer and Hunterdon Counties we got to know lots of different properties.

What we learned from that experience was that many of the multi-family units built in this area had the same chronic, built-in problems. When these sites were under construction they were simply built without enough care and oversight. Poorly dried framing lumber can twist and shrink causing imperfections in interior walls and in some cases, reduce their intended structural integrity. Many of the windows, doors, plumbing and other hardware is of low quality and fail to perform as expected by the unknowing owner.

We have seen it all, and have, in all cases devised innovative and structurally sound repairs that solve these problems once and for all. By concentrating on co-owned residential and commercial properties we have a significant advantage over other, more general building firms. This kind of experience can translate into faster more economical repairs.

When we respond to your call we come prepared. It is not unusual for us to arrive with all the expected materials needed for your repair. For instance we probably know the roof color and can match the dimensional profile.

We also know how to behave in and around your home. Our jobsite protocols assure fast response, site protection and professional behaviors. An advanced computer based monitoring system assures customer communication and the most up to date information.

When It's Time To Upgrade

Every building reaches a point where–whether due to age or wear—major building components will need to be replaced and upgraded. It doesn’t help that in our experience, we’ve seen many condominiums and co-ops originally built with “value engineered” windows, doors, plumbing fixtures and heating/cooling systems. These lower-end products are made from materials that are less durable and have a shorter lifespan, costing associations thousands in the long run.

Replacing these components with higher quality materials can make a huge improvement on the property. New quality exterior items such as windows, doors, and siding are not only visually attractive but generally add bullet points to a sales pitch and increased value to a bottom line.

Upgraded interior items cost less in maintenance and upkeep, have energy conservation advantages and have a much longer life span than their lesser counterparts. This means large savings and higher resale value over time. Other interior upgrades such as adding a master bath suite, whirlpool tub, or replacing major kitchen appliances can also increase a condo’s value greatly.

All Post's

Roof Leaks In Freezing Temperatures