For many condominiums, roofing systems, siding and pavement represent their largest overall replacement burdens. Because these types of projects often require an association to either exhaust a large chunk  of its existing reserves, or require an assessment for funding, there is sometimes an attemptto “value engineer” such projects to keep the cost as low as possible. Unfortunately, compromising  the scope of a project in order to accomplish one’s budget rarely proves successful.  

 Replace More Than Roof Shingles

 For example, your condominium’s shingled roofs are 20-plus years old, and it’s about time to replace them.  

 However, replacing the roofing shingles alone is almost never the correct course of action. A very basic shingle replacement project, assuming minimal above-roof items like dormers, skylights and chimneys, typically costs approximately $5 to $6/squarefoot. More complex roof replacements can often exceed $10/square foot.  

 Larger Building Envelope

 One of the most common misconceptions is getting condominiums to accept the fact  that properly replacing its roof must include much more than removing and replacing the shingles. Condos need tounderstand the message that the roofing shingles are part of the larger “building envelope.”  

 Rarely can the roofing shingles be replaced properly without also addressing  adjacent, intimately connected items.  

 For instance, well-informed engineers believe that the above-roof siding must be  removed as part of the roofing shingle replacement. In some cases, entire  above-roof walls are replaced. In other cases, targeted siding materials are  removed. How much is replaced depends on the type of siding in place and how  receptive it is to sectional replacement. However, replacing the roofing  shingles without replacing the associated step flashings is a major compromise  that we see far too often.  

 Furthermore, modern roof flashing techniques dictate the use of self-adhering membranes at critical locations, such as below step flashings. Without removal  of the above-roof siding, it is not possible to install these critical  flashings and underlayments. Keep in mind that shingled roofs rarely leak  through the shingles themselves – rather, they typically leak at flashings. Many less scrupulous roofers will “save you some money” by re-using step flashings. Don’t do it; there’s just too much risk to justify it, whatever the savings.

 Skylights Need New Flashing

 Another item to consider when replacing shingled roofs is any skylights. As a minimum, new skylight flashing kits  should be installed. The old skylight flashing kit is bound to have many holes  due to nails from the previous roofing system. Also, as was the case with the  above-roof walls, self-adhering waterproofing membranes should be installed  around a skylight. It is possible to remove and re-install the original flashing kits, but they are  usually damaged during removal. The cost of a new skylight flashing kit is  typically under $100, and cutting corners here is ill advised. In fact, condominiums are encouraged to replace skylights that are more than  20 years old – the rationale being that the skylight will not last as long as the new  shingles, and we want to avoid future sectional work. The cost to replace an  average sized (3’ x 4’) skylight is approximately $800 - $1,000 when performed during roof replacement. As a stand-aloneproject, the price would easily double.

 Gutter Repair

 Condominiums are also encouraged to consider replacing gutters in conjunction  with roofing shingles. Your 20-year-old condominiums also likely have  20-year-old gutters. Oftentimes, older gutters are attached with a  spike-and-ferrule attachment system. This type of attachment system commonly loosens over time, as the gutters expand and contract with seasonal changes. This action causes the spikes to “wiggle” back and forth, opening up the holes, and causing the spikes to back out.  Modern gutter installations  utilize a bar hanger system that screws intothe fascia (and underlying framing) and is a much more solid method of  connection. The estimated cost to remove and replace gutters and downspouts is  approximately $12 - $15 per linear foot.  

 Chimney Caps Overlooked

 Chimney caps are an often-overlooked part of a roofing system. A typical,  developer-installed chimney cap is usually constructed from galvanized sheet material. High-end homes sometimes utilize much more resilient, long lasting caps, such  as copper, lead- or zinc-coated copper, or stainless steel.  

 If you have one of these high-quality caps, they will typically provide a  service life equal to two cycles of roofing shingles. However, if you have the typical galvanized caps on your home, they should be replacedwith the roofing system.

 Even if your caps don’t seem too bad, there are reasons to replace them anyway. The estimated cost to install a good quality (zinc- or lead-coated copper) average sized(2’ x 3’) chimney cap is approximately $800 to $1,000.  

 It goes without saying that all miscellaneous rooftop items, such as plumbing  pipe boot vents and exhaust vents, must be replaced as part of any proper roofing job, but you might be surprised how oftenthey aren’t.

 Some condo boards (although certainly not all) choose to solicit prices from severallocal contractors, based on a very loosely defined scope of work, and award the  job to the low bidder.  

 However, unless the contractors are all bidding on a crystal clear scope of  work, the low bid is often low due to some compromise in work quality, or an omission. A condo can award jobs to low bidders, but only when all bidders submitted  their proposal based on a very specific scope of work, guaranteeing that all  are “apples for apples” bids.  

 Replacement of failing, original wood siding and trim is usually a very large  financial expenditure that 20-year-old condominiums are facing. Soft white pine, commonly used in this area for rakes, fascias and door/window trim, does not perform well in the New England  environment. Often, the trim was not properly coated when originally installed,  and fails quickly. Many condominiums are now facing widespread pine trim  failure in as little as 5 to 7 years. The cost to remove wood siding and trim,  and install new wood siding and trim (depending on the grade and type of  replacement siding and trim, as well as complexity of the buildings) typically ranges between $10 and $20/ square foot.

 Vinyl Siding

 Many condominiums are opting to install maintenance-free vinyl siding when  original wood siding and trim fail. Vinyl (PVC) siding costs less to install than wood siding, and eliminates costly, regular painting cycles and carpentry costs. The average cost to remove wood siding and trim,  and replace it with new vinyl siding and cellularPVC trim, is approximately $8 to $15/sq. ft., depending on the type and style of  vinyl siding chosen, and the complexity of the buildings.  

 When considering a siding replacement project, similar issues must be  considered. One of the most contentious items when developing a scope of work  relating to siding replacement is dealing with older doors and windows. This  becomes particularly problematic in the condominium world, where the windows  and doors are usually owned by the individual unit owner. When a door or window has “failed” is very subjective. A drafty window or door may be a minor inconvenience to  some, but completely unacceptable to others.  

 Window Replacement

 What is clear is that, from both a financial and convenience standpoint, the best time to replace old, failing windows and doors is during siding replacement.  Financially, you would expect to get better pricing to replace doors and  windows when you already have a contractor on-site, performing a larger siding project. The cost to remove a 6’ sliding glass door during a re-siding project, and replace it with a solid  vinyl slider is approximately $800 to $1,200. Clad wood sliding glass doors,  which some prefer because the inside can be stained or painted, are most expensive, typically $1,500 to $2,000 per door. From a convenience standpoint, the work  will go much more quickly and smoothly if the windows and/or doors are replaced  concurrently with siding, than as a separateproject at some later date.

 From a functional standpoint, flashings around windows and doors are among the most critical of all siding-related details. It is impossible to properly flash a new window or door after the fact, without removing at least some of the surrounding siding. Window and door flashings must be integrated into the siding underlaymentsto work properly.

 Replacement windows can be installed without removing siding, but replacement  windows are installed into the original (probably poorly flashed) window frame.  Apart from poor original flashings, often the window frames themselves are  composed of soft white pine, and are rotting. Some condos have installed  replacement windows, only to have window leaks continue. Installed properly, replacement windows can provide many years of  leak-free service. Installed poorly, they can be a disaster.  

 Depending on the type of siding on a building, the cost to install a replacement  window can be much less than properly installing a “new construction” style window, which often makes them tempting. Any average sized (30” x 57”) replacement window will typically cost approximately $400 to $500 installed. An equivalent quality, new construction window, especiallyif it is surrounded with wood siding and trim, may cost twice that much.  

 Sliding glass and entry doors can be particularly troublesome. It is rare to  find a true pan flashing below a developer-installed 20-year-old slider or  entry door. Installing a proper pan flashing below a door requires removal of the door. Removing and re-installing a 20 plus year old door is not typically feasible. The doors tend to be “racked” (twisted out of shape) when they are removed, which will damage glazing sealing and possibly the door frame as well.

 Other Components

 The point stands for some site-related components, too. If your pavement needs  to be replaced, any drainage or grading issues should be corrected and damaged  curbing should be replaced. Issues with underground utilities, such as  electrical service and sewage conveyance should be addressed during pavement  replacement. If your pool or tennis court is being replaced, does the fencing  or patio need to be replaced also?  

 Whether your roofing, siding or pavement (or just about anything else around  your property) need to be replaced, it is critical to consider any and all  related components. Failure to do so often results in a completed project that  comes in “under budget” but hasn’t really solved whatever problems forced the work to begin with. And there is no  worse way to spend your important Reserve funds than on a “value engineered” capital improvement project that came in below budget, but in the end, didn’t stop those roof leaks.