Hello,  Happy New Year

As per your above comment,the drainage idea,after conferring with other condo associations and home owners, was mine, Bob Ripley, not Jay Pollard. The system has worked as thought and is preventing the further erosion to the foundation in the front of the garages and helping with basement leakage.For your information, there has been no popping of any down spouts from ice expansion because of the pop up drain system.

Also, the ice build up on the roof edge and gutter is caused from melting snow farther up on the roof running down because of gravity. This is mainly caused by the heat rising in the attic and heating the shingles above 32 degrees. As soon as the water reaches the cold un insulated roof section (below 32 degrees) near the bottom, the water again freezes at the roof edge, in the gutter,the down spout and the under ground pop up system. The only change we might make is to replace the pop up with a open grate cover. Additionally,water only freezes when the temperature of it and the surrounding area falls below 32 degrees. Based on this simple physics principle there is no way the ice freezes from the bottom up. If anything the drainage system would freeze last because of the insulating qualities of ground and any snow cover. John frankhouse and I have montored the system both during above freezing and below freezing conditions and see that it is very effective. The whole system is 90 percent effective, requiring some minor corrections this spring for the uneven land scape.

I would suggest that you educate yourself further on the is subject by going to the internet and inquire into ice damming, water freezing and ice crystal formation.

Bob Ripley

President

Hidden Brook Farms

Bob,

Weather I am educated in the way water freezes or not.

In the 17 years I have lived here this is the first year I have
experienced ice damming.

The only change is the new drainage system.

Thankfully my dues have increased so that we can fix this
awful tragedy.