Dear stakeholders,
It is no secret, over the past few years our roofs and the snow have given us quite the headaches. It has cost us money in shoveling, insurance claims filed for leaks due to ice dams and still 2022 was a catastrophic year for electricity costs. Furthermore shoveling details are an outright assault on the lifespan of our roofs. Over the years we thousands have been spent and we have not much to show for. Time to sort this out.
So last week we had a meeting of the minds. One of the problems is that the left hand doesn’t know what the right hand is doing. This has to stop.
I sent the drone out and did an inspection of all our roofs and the heat tape and found something rather interesting…
ONLY the 100 Building has heat tape over the entirety of the roof (facing East) Both the 200 and 300 building have large sections of heat tape missing.
See Below (click on images to enlarge)
Buildings 200 & 300 HAVE MISSING HEAT TAPE, and this is NORTH FACING… WHY? HOW LONG HAS THIS BEEN GOING ON? WHO INSTALLED THIS? WHY HAS THIS NEVER BEEN NOTICED BEFORE?
Respectively Building 100, 200 and 300 (Click to enlarge, fotos taken June 10th 2022)
There are all kinds of sections of heat tape are plugged into a variety of outlets (see below).
Examples of where heat tape is connected to outlets.(click on images to enlarge)
Before anything we need to get answers to the following questions:
- How much length of heat tape is where ?
- How many Watts/per foot? How old?
- Which outlet is this section of heat tape connected to?
- Does it physically work?
- How do you verify that it’s actually physically working ?
- How much potential capacity does each outlet have (in case we need to install additional capacity?)
- Downspouts, same questions.
Outlets are operated by controllers: (click on images to enlarge)
- Which controller operates which outlet?
- Does the controller work?
Another mystery that needs to be solved is the electricity usage of the 100 building:
ARCHIVE: Bids, proposal, notes, historic pertaining heat tape 2005/2006
NON binding poll to all the townhome owners:
Work sheet/ Matrix for the Electrician/ Property mangager/ contractors to map or heat tape configuration (9 pages).
Worksheet-heat-tape-Twinridge-
INSPECTION OF ROOFS (Drone photos 6-10-22)
Building 100
Complete roof view
Sketch of roofplan, Orientation, Aspects, Problem Zones, Controllers
close up shots 100 building
Buiding 200
Sketch of roofplan, Orientation, Aspects, Problem Zones, Controllers
Closeup shots North side 200 building
Building 300
Sketch of roofplan, Orientation, Aspects, Problem Zones, Controllers
Closeup shots North side building 300
random notes: thoughts
How many Watts, Amps, Square feet roof ? How many and where are the controllers? Fuses? How many hrs was each snowmelt on each winter?
Last checked by:
When:?
What:?
How much:? (Invoice PDF)
Maintenance costs
Operating costs in the Electricity column