Vent Fans

I bought a townhome last year and finally decided to check out the attic yesterday. I had been putting it off because it involved more than a little effort to access the attic. To my amazement I found that the 4 vent fans (3 bathrooms & 1 laundry room) are not ducted. They are buryed under the blown insulation, so they are only noise makers. I should have been suspisious because there are no penitrations to the building shell other than a ridge vent.

The question now is what to do...if anything. Any comments?

 

All fans will need to be vented to the outside. I assume you have an association. They should have been aware of this as well as the inspector that said all was ok. This would be considered a code violation in most places which is certainly something they should have caught. Since this will require venting through a wall or the roof, you will need to get approval of the association.

Have you talked to them? Also, do you see any vent accommodations on other units in your complex? If others have vents installed it would give you some ideas as to where/how they accomplished it.

Bud

 

I spoke with a city building inspector who told me when this place was built
(1993) they didn't require venting to the outside. Although the code is not retroactive, he said it would be a good idea if I vent to the outside where moisture is present. It is now required of all new construction here.

I have not talked to my homeowners association, but my experience with the HOA is expect indecision, the run around, buck passing and foot dragging. I am currently dealing with HOA on electric roof deicing cable, and doubt if I will even bring up the vent issue. They already think I am a trouble maker.

 

So you don't have home owner's association dues, right? That would be the only accommodation that I can think of where my mind would let me think I am a trouble maker. Make trouble. If you aren't making waves, you aren't under way.

 

To expand on what Chandler said get with a lawyer and maybe set up an escrow account to pay your HOA fees to till you get some action. You couldn't legally probably just not pay the fees but with an escrow account perhaps sanctioned by a judge you would be protected.

Make them dread ever hearing from you and they may start saying yes to avoid the hassle.

Not a lawyer nor do I play one on TV.

 

Is yours an inside unit or an end unit? Is it staggered at all where some of the gable end is exposed to the outside?

Your issue with the deicing cable is most likely related to the lack of proper ventilation and having those fans vented into the attic. Throw in the dryer vented up there and you have heat and moisture. That would typically be the start of a mold farm.

Here is what needs to be done, besides getting everyone to agree. The ceiling on the attic side needs to be air sealed. This will increase energy efficiency and further reduce warm moist air from leaking into that space. Condensation on the bottom of the roof can cause water problems and mold.

Then get some estimates on adding ridge and soffit (or low) venting. At the same time, determine the best approach to directing all vents currently dumping into the attic to the outside.

Once all fans are vented out properly and the ceiling is sealed, combined with proper attic ventilation, your ice problem should be gone.

Bud