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ventilating an existing metal roof

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Cecilia Smith
11/13/2013
We had a metal roof installed on our two story house 2 years ago. There is attic space where we store things (unfinished attic). Now that we are selling house, the inspector says the little vents "we used to have" were covered up when the metal roof was put on and now we must have some type of ventilation.....either a ridge vent or gable fan vents (one being on each end of the house) in order to sell the house. I don't know why our metal roofer didn't tell us we needed this when we put it on. He was the the one that installed the roof for the man that "makes the metal roofs" here. Question: Is a ventilating system of some sort required to sell the house or is it just a suggestion from the inspector? Or, what type of venting system do I need since I'm reading dangers of gable vents catching fire due to electrical or ridge vents that manage to bring in snow and leaves. What is the cheapest, but best way to make everyone happy and safe? Thank you soooo much for your input.
Todd Miller
Isaiah Industries, Inc.
11/13/2013
The International Building Code does require minimal attic ventilation. I assume you have soffit vents for intake but no exhaust vents on the roof? Now, do you have to have them in order to sell the house? It all depends upon how big of a deal your home inspector wants to make of it. Adding vents could be done but won't be easy and could lead to issues. The gable vents may be your best option though they are not the best form of ventilation.
Cecilia Smith
11/13/2013
Thank you...You said gable vents may be our best option though they are not the best form of ventilation. Then, what IS the best form of ventilation and how costly (approx.)could it be? We want to be fair with the new homeowners and could share the expense perhaps. PS YEs, we have soffit vents for intake but no exhaust vents on the roof.
Todd Miller
Isaiah Industries, Inc.
11/13/2013
A ridge vent would probably be your best bet in terms of effectiveness. You will have to have an experienced metal roofing contractor come out and evaluate what will be involved in converting your current ridge to a ridge vent.It could be very involved and even impossible.
Cecilia Smith
11/13/2013
One last questions....you have been sooo helpful! The inspector said the vinyl siding on our house should had come off where second floor meets the front porch and then put back on atop the metal roof. You can see the front porch from the pic I sent in which I included an arrow regarding the question. Caulking was used where the metal roof is against the porch and second story. Seeing it, it makes sense I guess, but is it necessary, was this done wrong or was this a matter of one metal roofer doing it vs another metal roofer. I'm pretty sure this is my last question. lol Hope the pic helps.
Cecilia Smith
11/13/2013
You said minimal ventilation in attic. We have the 2 typical vents in roof peaks but both on the same said of the house where the gables are, but none on the other side because of a brick fireplace. The white slats are opened and air does come through. Is that enough to meet minimal ventilation? Please see pics.
Eric Novotny
An informed customer is the Best Customer!
11/13/2013
They should have removed the siding to be certain and done it properly. Unless you have soffits, two gable end vents are not ideal. You can move the air via fan and get all the ventilation you need.
Todd Miller
Isaiah Industries, Inc.
11/14/2013
Gable vents do not provide real good air flow. Think in terms of trying to continuously bathe the underside of the roof deck with fresh air. Gable vents won't do that. A great source of info on ventilation is www.airvent.com Yes, the siding should have been removed and flashed behind.

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