Lions Gate Homeowners Association
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Lions Gate Homeowners Association
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INSTALLATION
OF DE-ICING CABLES Listed below is a memo prepared
by the Architectural Review Committee. Based on their efforts, the Board of Directors has passed a
motion to permit the use of roof de-icing cables, provided that the homeowner
complies with Items #2. and 3. a., b., and c.
(All of the other information is to assist the homeowner based on the ARC
research). Thus, any homeowner
desiring to have de-icing cables installed must: ·
obtain a permit for such work from Franconia Township, ·
complete and submit to the Management Company, a copy of
the above referenced permit from Franconia Township, plus a Lions Gate
“Alteration Request Form” (available from the Management Company or it can
be downloaded from the Lions Gate website) along with all necessary drawings,
specifications, etc. Note: Estimates received from two electricians, for full compliance with the ARC specifications for both the front and back of the home, place the cost of this work in the range of $4,000. Posted: September 30, 2001 MEMO To:
Board of Directors
Lions Gate Homeowners Association From:
Architectural Review Committee (ARC) Re:
De-Icing Cable Installation Date:
May 23, 2001 The Architectural Review Committee
recommends to Lions Gate Home Owners that wish to install de-icing cables to
include in contracting with cable installers the following: 1.
A
building permit is required from Franconia Township for any electrical work.
The following information is required by the Township when making and
application for a permit: a.
The nature of the electrical work to be
performed. b.
The
place where the electrical word will be done. c.
The name and address of the person who
will perform the electrical work. d.
Any
other information, including electrical drawings, plan and specifications, which
are deemed necessary and desirable. 2.
Submit
the building permit to the Management Company with an application
for project approval. 3.
Location
of Cables on Roof a.
At Garage/Bedroom Area
– The homes have an 18” roof overhang and per manufacture’s specification,
this requires the wires to be placed in a wave pattern on the roof.
The height of the wave for uniformity as well as efficiency shall be
limited to 24”. You may include
cables around your dormer and you will need to place cables in the long valley.
It is recommended to extend the valley cables 2/3 of its length.
Cable must be included in gutters and downspouts for the system to work
properly. b.
At
Front Door and Closed Porches – Use same
specifications as above. c.
At Front Door and Open Porches
– Depending on exposure to sun, the height of the wave pattern may need to be
increased to 30” to 36”. The
longer snow or ice remains on your roof compared to other roof areas the longer
the wave height should be. Include
gutter and downspout cables. 4.
Per
Township Electrical Code, all electrical work must be in accordance with the
provisions of the National Electrical Codes (NEC). 5.
The
installation shall include the following: De-icer cables and controls must carry
Underwriters Laboratory approval and include label or imprint of UL approval.
The cable shall be designed for the intended purpose and shall be
installed to the manufacturer’s specifications. 6.
De-icing
cables must be protected by GFPD devices (ground fault protection
device not a GFCI) conforming to NEC Article 426-28.
It is recommended to protect the circuit with a circuit breaker with an
integral GFPD (30 ma trip) such as: Cuttler Hammer – QBGFED1015 (1 pole 15 amp) 120 V bolt-on -
QBGFED2020 (2 pole 20 amp) 240V bolt-on Or
- QPGFED1015 (1 pole 15 amp) 120V plug-in -
QPGFED2020 (2 pole 20 amp) 240V plug-in Square D - #20 B-1-15-EPD (1 pole 15 amp) 120V bolt-on -
#20 B-2-20-EPD (2 pole 20 amp) 240V bolt-on Or
- #20-1-15-EPD (1 pole 15 amp) 120V plug-in -
#20-2-20-EPD (2 pole 20 amp) 240V plug-in 7.
A
temperature controller is highly recommended.
This controller switches the de-icing cable on when the outside
temperature falls below 40 degrees F., conserving power and preventing any
possible overheating. A moisture
sensor, in addition to the temperature controller will make the system
more automatic and efficient by starting the melting process as soon as the
precipitation begins. 8.
A
pilot lighted on/off “over-ride” switch in a convenient and obvious location
in the dwelling is highly recommended to begin the melting process
as soon as the precipitation begins and to conserve power. 9.
Cable manufacturing and types that we establish to be of high quality
are” a.
Winter Guard Wet System by Raychem b.
Roof
Sentry by Easy heat 10. Within fifteen days of completion of the installation, and approved inspecting agency or a registered professional engineer shall inspect the installation to determine whether the provisions of the NEC have been met. The inspecting agency shall issue a certificate of inspection and approval. 11.
Inspection
Service. A list of acceptable
agencies by the Franconia Township is available.
12.
The
certificate shall be presented to the Township to close the permit and a copy
shall be submitted to the HOA and/or the Management Company as a record of
proper completion of the installation. 13.
Annual
inspection of the de-icer cables is recommended to correct loose connection
points and to look for any deterioration of the cable.
Damaged cables shall be replaced before being reconnected to the energy
source. 14.
Architectural
Committee Opinion to Homeowners. We
have spent numerous hours consulting with professionals and held many meeting to
come up with the above listed recommendations. Please do not allow installers or electricians to tell you
that you do not need all of what is recommended.
Where we say “Highly Recommend”, you may delete that item and rely on
your capability to remember to turn the system on and off manually.
Where we say “Must”, you must include these items.
Think of your house and your neighbor’s houses that are attached to you
and the possibility of FIRE from a poor or inferior installation or materials.
Our concern has been SAFETY FIRST and a system that will do the job. 15.
Cost
estimates were received from the following electrical contractors and they are
available from the ARC: Bergey’s Electric, Hatfield (215-723-5518) and Rudolph
Electric, Souderton (215-723-9360). We
have interviewed each electrical contractor and found them to be qualified to
perform the work. If you wish to
contact them to perform the work for you, mention that you have a copy of the
estimate submitted to Al Roman and/or Harry Latham from Lions Gate.
A copy of this specification should be given to prospective installers
for them to follow and know what we expect in performing this work. |