One of the most common causes of leaks in the mountains are leaks due to snow and ice buildup on sloped roofs. Turner Morris responds to more leaks each winter 9000' above sea level on sloped shingle roofs than any other type of roof system (including flat roofs!). Fortunately, Turner Morris has the knowledge and experience to help you deal with pesky ice dams that often result in a huge nuisance, loss of income on your short-term rental , or extensive damage to the structure.
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Before ice melt system
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After installation of new ice melt system
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Ice Melt Systems are specifically designed to minimize or eliminate the formation of ice dams. When designing a custom ice-melt system for a roof a few issues must be addressed. The severity of the ice buildup must be taken into consideration. It is important to evaluate if the buildup results in dangerous icicles or damming that could result in leaks. In some cases, roof snow/ice removal is the most cost effective solution. If icicle buildup is a concern a combination of heat tape and gutters placed in appropriate locations can resolve most issues. In extreme cases where leaks or structural damages persist, Turner Morris can help evaluate the roof to offer the best possible solution through a combination of roof snow removal, heat tape, or the installation of a complete ice melt system.
The formation of ice dams is generally caused by two factors. The first and leading cause of ice dams is radiant heat loss throughout a building. Heat within a building rises and gathers in the attic or ceiling cavity, which warms the bottom side of the roof decking.
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Before ice melt system
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If the roof decking beneath the actual roofing material warms above freezing and there is snow gathered on that area of the roof, that snow will melt drain towards the roof edge. As the water migrates down the slope of the roof it will often freeze at the roof overhang (soffit) as it is no longer above heated living space. Resolving heat loss can be a challenge simply because the best way
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After ice melt system
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to deal with the issue is to
add additional insulation, or install a cold roof system. Unless the attic is easily accessible for the addition of more insulation, dealing with heat loss can only be done during a full reroof. The second contributing factor to ice buildup on a roof is solar heat gain. This issue remains more prevalent in Colorado where we have, on average, more sunny days throughout the year than most states. The sun occasionally heats up the roof even when the temperature is below freezing, resulting in snow melting and water buildup on the roof. Once this water travels onto a shady section of roof (or the sun goes down), it can quickly freeze as the temperature rapidly drops because lack of sun.
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Roof with serpentine patter heat tape
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Many buildings that have low to moderate ice buildup use heat tape cables installed in zigzag or serpentine patterns along problem areas on the roofs edge. Heat tape is intended to create channels through ice dams at even intervals to allow water draining from above to escape off the roof rather than building up behind the thick slab of ice along a roof edge. Heat tape cable can be susceptible to damage from ice migration, harmful UV rays and foot traffic on the roof when snow removal is required. The life expectancy of quality, commercial grade heat tape generally ranges from five to ten years depending on design of the roof and quality of the heat tape.
Turner Morris installs miles of heat tape in a serpentine patter each winter, but can also help design and install various types of ice melt systems along the roof edge that have proven more far more effective than simple heat tape in a serpentine pattern.
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Roof with ice melt system
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Ice melt systems allow an entire section of roof edge, or even an entire section of roof to be heated completely, which significantly reduces the likelihood of icicle buildup, as well as leaks due to ice dams. The heat tape is covered completely with these custom ice melt systems, which can greatly extend the life of the heat tape.
Please contact us for additional information on inspecting/troubleshooting existing heat tape, or to review designing and installing a new ice melt system.
Photos show actual systems installed by Turner Morris. Visit the following manufacturers' websites for some additional photos:
www.bylinusa.com
www.meltyourice.com
Scott Cunningham
