Maintenance and Repairs

January 30, 2026 Published by North Alberta Chapter - By Allan C. King

Attic Inspections

Typical Problems and Unique Case Solutions

Typical Problems and Unique Case Solutions

Attic investigations are an essential component of residential and commercial property assessments. Although often overlooked, the attic can provide critical insight into a building’s energy efficiency, environmental health, and potential sources of moisture-related problems. This article outlines the components examined during attic investigations, describes recommended procedures, tools, and best practices, and presents case histories demonstrating issues that arise from attic deficiencies.

As the transitional space between the roof and occupied areas, the attic directly influences overall building performance and health. Periodic attic investigations can reveal the causes of moisture activity, thermal inefficiency, mould, and pest intrusion. Whether performed as part of a poor-performance investigation, a thermal-efficiency review, a pre-purchase inspection, or a post-weather-event assessment, attic evaluations are vital to competent property management.

Objectives of Attic Investigations

Attic investigations help identify:

• Signs of moisture activity, ice-damming potential, and possible organic growth
• The condition and adequacy of insulation and ventilation
• Evidence of pests such as rodents, birds, and insects
• Visible anomalies in electrical wiring or powered components
• Structural concerns such as sagging joists or compromised trusses
• Fire-safety issues (e.g., flue pipe clearances, fire separations)
• Problems associated with bathroom vent terminations
• Air-barrier and vapour-barrier deficiencies

Methodology and Tools

Comprehensive attic investigations rely on both methodical inspection and the use of specialized tools.

Systematic Inspection

Before conducting an attic investigation:

• Interview condominium managers or owners to document concerns and understand the reason for the inspection.
• Review the roof using mapping tools such as Google Earth or City of Edmonton SLIM Maps to evaluate roof type, slope, vent locations, proximity to adjacent structures, soffit overhangs, and other relevant features.
• Prepare a service proposal summarizing the reported concerns, any preliminary anomalies identified, and other pertinent attic-related components to be reviewed.

Personal Protective Equipment (PPE)

• Gloves
• Masks/respirators
• Goggles
• Coveralls

Inspection Tools

• Flashlights/Headlamps: For low-light conditions.
• Photographic Documentation: To record conditions and support recommendations.
• Thermal Imaging Cameras: To detect hidden moisture, missing insulation, and air/vapour-retarder failures.
• Smoke Pencil: To identify air-movement pathways and confirm air-barrier continuity.
• Moisture Meters: To detect dampness in wood or insulation.
• Tape Measures: For assessing insulation depth and measuring structural components when needed.
• Drones: Useful for pattern recognition of anomalous snow/ice loads and thermal imaging from above the roof.
• Borescope: For viewing hard-to-reach areas without dismantling components.

Key Areas of Investigation

1. Insulation

Proper attic insulation is essential for energy efficiency, occupant comfort, preventing ice-damming, and reducing condensation risk. Investigators assess:

• Type: Batt, blown-in cellulose, wood chips, spray foam, and others
• Depth and Placement: Consistent coverage to avoid thermal bridging—especially near eaves
• Condition: Compaction, moisture intrusion, rodent disturbance, or other anomalies that may reduce performance or damage adjacent materials
• R-Value Compliance: Minimum performance standards as required by provincial building codes

2. Ventilation

Effective attic ventilation—through roof vents, soffit vents, gable vents, or mechanical systems—is critical for proper air movement. Inadequate ventilation can result in:

• Ice-damming
• Excess frost accumulation
• “Attic rain”
• Reduced roof lifespan
• Fire code infractions
• Occupant discomfort
• Energy inefficiency

Inspectors evaluate vent types, placement, airflow pathways, and whether net-free-area requirements and building-code standards are met (typically Part 9 metrics are used). Adequate air infiltration at the eaves and exfiltration at upper vent points is essential for proper attic performance.

3. Moisture and Signs of Organic Growth

Moisture issues may result from air/vapour-barrier leakage, poor ventilation, ice-damming, or inadequate insulation. Investigators look for:

• Wet or matted insulation
• Rust on nails, gusset plates, or other metal components
• Staining or discoloration from leaks or ice-damming
• Musty odors or visible organic growth

4. Pest Infestations

Because attics are warm, dark, and seldom accessed, they can attract pests. Indicators include:

• Droppings or urine stains (often with noticeable odors)
• Nesting materials
• Chewed insulation or wiring
• Entry points around soffits, vents, or gaps
• Pests can introduce disease, damage materials, and compromise insulation. Professional remediation is often required

5. Fire Safety and Code Compliance

Inspectors look for fire hazards and code violations such as:

• Insufficient clearance around chimney flues
• Combustible materials placed near heat sources
• Inadequate fire-barrier design or detailing in multi-family buildings

Recent construction practices may require non-vented soffits in specific locations or specialized ventilation design. Where wall jogs and nearby windows exist, non-combustible sheathing beneath the roof deck may be required.

6. Electrical Hazards

Attics often contain wiring or junction boxes. Inspectors may note:

• Exposed, frayed, or outdated wiring
• Improperly secured electrical boxes
• Use of extension cords

These conditions present reliability and fire-safety risks and must be addressed by a licensed electrician. Electrical commentary is generally limited unless concerns are obvious or expressly requested.

7. Structural Integrity

Structural issues in the attic may indicate larger concerns in the building’s framing system. Inspectors look for:

• Cracked, bowed, or overloaded rafters and joists
• Modified or cut trusses
• Insufficient bracing or shifting supports
• Sagging or delaminating roof decking

Such issues may result from aging materials, excessive loads, poor-quality renovations, or wind and moisture damage.

Case Studies: Ice Damming, Roof Leakage, Icicles in Attics, Attic Rain, Condensation, Mould, and Excessive Heat Loss

The author has inspected hundreds of attics during his career. The following case studies highlight unique attic-related problems and the site-specific solutions developed when attic performance was inadequate.

1. Four-Storey Condominium with Severe Ice Damming and Falling Icicles

Problem
This four-storey condominium has a V-shaped footprint, with the main entrance located at the junction of the two wings. Directly above the entrance is a heated decorative façade. The valleys formed along each side of the façade collect snow during winter storms. Heat loss through the façade walls melted the accumulated snow, forming large icicles that fall onto the entrance canopy. These icicles damage the canopy roof and present a safety hazard to residents and visitors.

Additional issues:

• Non-vented soffits throughout the building, prevented attic airflow.
• Ice damming at the eaves, which increased the size of the falling icicles.
• Water ingress into the walls and ice accumulated on the sidewalk at the main entrance.

Solution
An earlier repair attempt involved installing an SBS membrane 8 inches up the heated wall and 4 feet onto the roof along the valley, extending 30 feet upslope. This stopped water entry at the entrance but did not prevent icicle formation.

To eliminate icicles, a “cold wall” detail was con-structed on the façade walls:

• A vented cavity measuring 3½ inches deep and 3 feet high was built along the length of the valley.
• Venting was provided above the eaves and at the top of the build-out via a grille.
• The SBS membrane was extended 12 inches up the new vented wall.
• The wall was then wrapped with a weather-resistant barrier and finished with metal cladding.
• A sloped cap flashing was installed and integrated into the wall cladding.

This vented assembly eliminated heat transfer through the façade walls, preventing snowmelt and stopped icicle formation at the valley.

The remaining soffits were retrofitted with thermal-fusible ventilation grilles, allowing proper attic cooling. In the event of an exterior fire, the fusible links melt and the spring-loaded grilles close, restoring code-compliant fire protection.

2. Two-Storey Townhouse with Dangerous Ice Accumulation Inside the Attic

Problem
Interior ceiling damage was observed around bathroom fan grilles and at upper-floor exterior walls. Attic inspection revealed:

• Heavy frost on the underside of the roof sheathing, especially near the soffits and below the roof peak.
• Icicles up to 6 feet long hanging from bathroom fan pipe penetrations, with bases up to 8 inches in diameter—a significant safety hazard.

The bathroom fan duct was found to be connected to a metal pipe with a flange fastened from below the roof sheathing using screws and caulking. The sealant had failed, allowing condensation to drain into the attic. This increased attic humidity—causing frost and ice—and created large icicles at the bathroom fan pipe termination flange.

Solution
The condominium manager immediately removed the large icicles to address the safety risk.

The faulty flanged termination was removed. A purpose-made, integral-flange roof terminal was installed from the exterior (shingle side):

• The terminal includes a 2″ pipe extension above the roof sheathing to prevent backflow of condensation.
• The flange was sealed with peel-and-stick membrane woven into the existing shingles before reinstalling the roof jack.
• The interior fan duct was reconnected to the new terminal using a hose clamp.

This corrected detail prevents condensation from entering the attic and stops frost and icicle formation.

3. Second-Floor Coach Homes with Severe Furnace Room and Balcony Damage

Problem
Multiple coach home developments (4-plex and 6-plex buildings with continuous second-floor balconies and main entrances) experienced significant ice damming with resultant water damage to exterior furnace rooms and balcony structures.

Key contributing factors included:

• Large, continuous 6 foot soffits interrupted by furnace and hot water tank rooms, which acted as localized heat sources.
• Unvented roof cavities above the furnace rooms, where batt insulation was packed from ceiling drywall to roof sheathing, resulting in inadequate ventilation.
• A large chimney chase above the furnace rooms that promoted snow accumulation.
• Heat loss into the snow drift caused melting and the formation of large icicles extending from the eavestroughs to the balconies.
• In extreme cases, icicles interfered with the operation of exterior doors.
• Meltwater caused deterioration of furnace room framing, balcony sheathing, and the supporting balcony structure.

Solution
To correct the issue:

• Roof sheathing above the furnace rooms was removed to allow installation of high-performance rigid insulation on the furnace room ceiling. This created space for a ventilation channel between the new insulation and the roof sheathing.Soffit grilles were installed at the furnace rooms, and the chimney cladding was modified to create a connected air-exhaust pathway. This allowed heat from under the furnace room roof sheathing to vent harmlessly.
• During shingle replacement, an ice-dam protection membrane was installed, extending past the interior wall and lapping onto adjacent membranes.

These modifications reduced ice damming from severe to minimal and eliminated leakage into the furnace rooms and balconies.

Conclusion

Attic investigations are a crucial aspect of home maintenance and real estate due diligence. They provide valuable information about the condition of a property and help identify problems that may otherwise go unnoticed until they cause significant damage. With proper attention and timely interventions, attic-related problems can be prevented or mitigated, resulting in safer, healthier, and more energy-efficient homes.

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Omar Khan, Manager of Business Development at Normac, Canada’s leading insurance appraisal firm, brings over a decade of condominium industry experience. He has presented seminars and authored articles nationwide, sharing expertise on insurance appraisals, construction cost inflation, and industry best practices with CCI chapters across Ontario, BC, Alberta, and Manitoba.