Banbury
Challenge
This self-managed townhouse strata in North Vancouver came to us through a restoration company that had discovered heavy mold in a number of attics. We were asked to complete a ventilation assessment and recommendations for bringing the attic space up to building code standards for intake and exhaust ventilation.
We discovered that although there were ventilation issues, additionally, some of the moisture issues were a result of installation issues on the roof side.
When we walked the roof, which was only halfway through its expected lifespan, we realized that all roof areas were experiencing systemic failure throughout. When we brought this unfortunate news to the Strata, they were understandably shocked as the roof system was supposed to last for approximately another 10 years or more before it was due for replacement.
Strata advised us that that replacement would be impossible in the short-term due to budget constraints, and asked us if there was anything we could do to help.
Approach
We worked with Strata by providing budget figures for replacement so they could begin preparations. In the meantime, we inspected the attics and identified locations that were actively leaking. On the roof side, we identified those locations for
- immediate targeted repairs (identified as urgent)
- and then found similar locations that posed an imminent threat of ingress (critical).
For transparency, and because we always leave decisions in the hands of the owners, we also informed Strata of any maintenance items that could
- extend the life of an otherwise healthy roof, (known as preventative).
We always recommend preventative items to be completed on an otherwise healthy roof- but in this case, our recommendation to the Strata was to table the preventative items and put those funds toward the replacement budget.
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Outcome
Despite our best efforts, occasional roof leaks did occur during the Roof Management Period, as can be the case when systemic failure due to poor installation takes effect. However, because the Strata was a member of the Robinson Roof Assurance program, those emergency leak calls were attended immediately by a team led by their dedicated account manager and billed at preferred rates, mitigating the impact of these unfortunate surprises and allowing the occupants the peace of mind to know they were taken care of.
Once the inevitable day came when our Service Manager determined the roof could no longer be efficiently Managed through maintenance, the case was passed to our Special Projects Manager who completed a full review of the files on record and began to define the recommended scope.
We provided additional assurance with a Certainteed 5 Star warranty certifying not only the materials, but also our workmanship, that only a certified SELECT Shinglemaster company can provide. The council now has peace of mind in knowing that even if they were to have any problems getting ahold of us due to a workmanship related roof issue, the multi-national building supplier themself will step in to make any issues right again. This manufacturer wouldn’t back us if they thought there was any risk of that, but we understand the desire to have an extra level of assurance and are proud to be trusted to provide it.
The replacement scope was executed in the projected timeline and the Strata will be leak-free and protected for many years to come.
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Impact and results
Despite our best efforts, occasional roof leaks did occur during the Roof Management Period, as can be the case when systemic failure due to poor installation takes effect. However, because the Strata was a member of the Robinson Roof Assurance program, those emergency leak calls were attended immediately by a team led by their dedicated account manager and billed at preferred rates, mitigating the impact of these unfortunate surprises and allowing the occupants the peace of mind to know they were taken care of.
Once the inevitable day came when our Service Manager determined the roof could no longer be efficiently Managed through maintenance, the case was passed to our Special Projects Manager who completed a full review of the files on record and began to define the recommended scope.
We provided additional assurance with a Certainteed 5 Star warranty certifying not only the materials, but also our workmanship, that only a certified SELECT Shinglemaster company can provide. The council now has peace of mind in knowing that even if they were to have any problems getting ahold of us due to a workmanship related roof issue, the multi-national building supplier themself will step in to make any issues right again. This manufacturer wouldn’t back us if they thought there was any risk of that, but we understand the desire to have an extra level of assurance and are proud to be trusted to provide it.
The replacement scope was executed in the projected timeline and the Strata will be leak-free and protected for many years to come.