McLean Province Roof Committee Analysis Findings 3/5/02



OPTIONS:

1. Cedar Shake 2. Faux Cedar Composites (cement, plastic, urea) 3. Plain Asphalt Shingles 4. Dimensional Asphalt Shingles
FACTORS:
SUB-FACTORS:
A. Life Span 10-15 normal, longer if regularly and properly maintained. 50 years advertised Warranted to last minimum of 20 years based on weight per square 25, 30, 40, and "Lifetime of the Structure" warranties
A1. Track record of Product Known Unknown Known Known
A2. Weather Effects (wind, hail, lightening, sun, water, ice) Not tolerant resulting in swell-contraction effects. Can crack and splinter Sun causes seal-down effect (good). Generally wind resistant at speeds less than hurricane/tornado force Heavier & thicker, therefore more wind resistant. No seal-down effect., but more rigid to compensate.
A3. Roof Walkers Especially vulnerable. Shakes become more brittle with age, so when walked on, crack and break. Gutter cleaners and painters will walk on roof to efficiently perform their tasks. Manufacturers claim no effect. Plastic and urea materials appear to be slippery to walk on and appear to be breakable. Cement is heavy and breakable. Appears highly dangerous if it falls off roof. Slate-like (400 lb/sq) Granules can grind off, which affects the colors. Highly resistant to man-effects. Same as plain asphalt.
A4. Fire Hazard Underwriters Lab (UL) rating is Class C. Highly combustible. Factory-treated fire retardant on shakes lost within two years. NFPA (formerly known as National Fire Protection Association) attributed 19.3% of fires between 1994-1998 stemmed from exposure UL rating Class A. Not highly combustible. Best available for any roofing material. UL rating Class A. Not highly combustible. Best available for any roofing material. UL rating Class A. Not highly combustible. Best available for any roofing material.
to hostile fire (flying sparks or embers), another 15.7% results of lightening. NFPA says that wood roofs provide additional fuel.
A5. Pests "Bug farms" due to persistent moisture. Silverfish infestation common. Mites and earwigs common. Birds peck at roofs for insects. Squirrels infiltrate attics due to lack of drip edge which leaves gap between roof sheathing and fascia. Likely no problem, but unknown track record. Material non-porous. Squirrels have no where to go. Bug free due to no moisture. Drip edge snugly installed against sheathing and fascia eliminates squirrels' ingress to attic. Same as plain asphalt.
A6. Quality/Durability Initial high quality, but lower durability compared to other products. Quality is unknown due to short time on market. Appears durable, but actually unknown. Quality and durability is a function of weight per square. Higher quality and extended durability compared to plain asphalt.
A7. Future product availability Uncertain, due to potential ban on account of environmental impart or fire concerns Uncertain, due to untested marketplace. Certain. Common roofing material. Many commercial sources. Certain. Less common roofing material, but many commercial sources.
B. Life Cycle Costs
B1. Material Cost 162 per sq (1 bid) No information No information 153 per sq (1 bid)
B2. Installation Cost (Includes materials, but does not include added costs to replace damaged roof sheathing under existing roof shingles.) $4,225-5,750 (5 bids) $8,200 (Plastic - 1 bid)

$2,025-5,400 (5 bids)

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B3. Maintenance Cost Additional costs for maintaining roof against damage, mold, moisture, and bugs. Additional costs for damage should cement or plastic tiles break. Low maintenance. Low maintenance.
B4. Effect on Appraised Value Older cedar roofs will have less appraised value Unknown May affect appraised value if low quality is apparent. Likely increases appraised value due to higher quality and durability.
B5. Effect on Insurance Cost No impact if roof meets building code. However, note that building code does not support traditional cedar shake installation that would allow roof to breathe and reduce moisture build-up. No impact if roof meets building code. No impact if roof meets building code. No impact if roof meets building code.
B6. Removal Cost Rotted sheathing adds cost. Some roofers decline removal jobs due to slipperiness and insect infestations. Sufficient bids received to counter this issue. Unknown. No additional cost. No additional cost.
C. Environmental Impact Cedar shakes from Pacific Coast rainforest. Highest quality from heartwood of 100 year-old cedar trees. Many states and communities now ban cedar roofs in protest to impact on rainforest and old growth forests. All recyclable materials. All recyclable materials. All recyclable materials.
D. Aesthetics
D1. Subjective Qualities New roofs fine, but visual inspection of existing roofs disclose wide range of discoloration, warping, and damage which diminishes long-term aesthetic value of cedar shake roofs. Urea has distinct odor. Plastic looks déclassé. Sheen is questionable. Asphalt shingles available in wide range of colors, styles, and prices. Least expensive have regularly spaced tabs and uniform coloration, such as roofs now required in MP III. Some asphalt shingles purport to suggest cedar shake or slate appearance by using color to suggest shadows and depth. Others use colors and actual depth of layered, irregular tabs to imitate thicker roofing products
D2. Neighborhood Transition New roofs stand out, take 2-3 years weather and blend with neighbors. Selection of cedar slate look-alike products (dimensions and color) make transition smooth. Expect 5-10 years for existing cedar shakes to be replaced throughout MP I & II. Selection of cedar slate look alike products (dimensions and color) make transition smooth. Expect 5-10 years for existing cedar shakes to be replaced throughout MP I & II. Selection of cedar slate look alike products (dimensions and color) make transition smooth. Expect 5-10 years for existing cedar shakes to be replaced throughout MP I & II.
D3. Architectural Standard "MP I & II: At this time only cedar shakes are permitted and cedar shake replacements will be approved." "MP I & II: If a durable artificial shake of similar color and texture as those found with cedar shakes now installed in the community is found and proposed by any homeowner, the Board would be happy to review and advise." "MP III (Van Tuyl Place): Asphalt shingles of same color." Question for Board: If a new standard is selected for MP I & II that is superior to MP III, will it eventually be applied to MP III? "MP I & II: If a durable artificial shake of similar color and texture as those found with cedar shakes now installed in the community is found and proposed by any homeowner, the Board would be happy to review and advise."
E. Installation & Maintenance Issues Moisture problems caused by roofing paper can be avoided by installing shakes on grids that allow airflow between paper and shakes. Increasing installation cost not reflected in quotes above. Must periodically apply chemical preservative and fire retard Each faux material has different cutting methods resulting in higher installation expense. Different first tier materials provide tiling edge. Maintenance is unknown. No unique installation or maintenance. No unique installation or maintenance.
ant treatments. Preservative helps retard rot.

 

 

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