Occasionally I perform a reserve study for an HOA with condominiums or townhouses suffering from melting vinyl. With building lots getting smaller, some single family home communities are also affected by this issue. While vinyl is an excellent product that minimizes maintenance costs, it does have some drawbacks. One potential problem is the potential for melting.
Melting of vinyl siding is typically due to the sun’s reflection from Low-E windows of neighboring condominium or townhome buildings. According to the Vinyl Siding Institute temperatures as low as 160 degrees Fahrenheit can soften normal grades of vinyl siding. Darker colors which absorb more heat are more susceptible. Heat generated from reflected sunlight of double paned Low-E windows can reach 200 degrees Fahrenheit, more than sufficient to melt most grades or colors of vinyl siding.
There are some solutions that may alleviate this phenomenon. Simply installing window screens on the guilty windows may be sufficient. You can also try planting architectural bushes or trees, although this can create other problems including decreased security. Although more expensive you can also replace your condominium’s melted siding with siding with a higher melting point. Some siding contains an additive called Lubrizol, which raises the melting point to 220 degrees.
Other options include contacting the home builder, if the home is still under warranty. Hopefully, the builder will come up with a better solution than replacing your townhouse’s siding with same grade of siding. I have read that some guilty Low-E windows are slightly warped which concentrates the sun’s rays like a magnifying glass. Of course replacing your community’s window sashes is a more expensive route and it is possible that the replacement window suffers from the same condition.
If you do plan to replace your window sashes, investigate your options. Apparently, windows used above elevations of 5,000 feet above sea level use small tubes or capillaries to equalize the pressure so the windows do not warp. The cost is about the same, so this might be an excellent option for your Association.
