Omni Mount Washington Resort, Bretton Woods, N.H.
Retrofit Team
Roofing contractor: Rodd Roofing, St. Johnsbury, Vt.
Owner’s representative: NV5, formerly Consilium Partners LLC, Denver
Materials
The renovation’s goal was to update and insulate the existing signature red metal roofs. A primary concern was choosing a product that would be durable and resistant to weather, including some of the highest wind speeds and coldest winter temperatures recorded in the continental U.S.
The project began when steps were taken to winterize the property. Extra layers of insulation were installed, attic flooring laid and various roof penetrations that opened to the sky were eliminated. Continuously vented spaces over the extra insulation in the roof and walls cool the roof surfaces, reducing the possibility of ice formation. An elaborate network of internal roof drains and catch basins was installed, multiple roof-piercing vent pipes were consolidated, and curbs were added at roof perimeters to keep water from running over the edge. Freezing water was redirected to the internal drains.
Meanwhile, a red, 1 1/2-inch mechanically seamed standing-seam roof was installed. The Kynar 500 PVDF-coated metal roof is Florida building code-compliant and Dade County-tested for wind uplift. It was rollformed onsite with a Metalman rollforming machine.
1300 Series Profile standing-seam roof and Metalman rollformer manufacturer: Englert Inc.
The Retrofit
Although the hotel had been added to the National Register of Historic Places in 1978 and designated a National Historic Landmark in 1986, the last time a completely new roof was put on the entire building was in 1955. The hotel’s 5-story towers and major portions of the roof had been copper, which was originally green but had been painted red to imitate Spanish tile. Portions were reroofed in 1999.
The roof and the hotel were run as a summer vacation attraction until skiing and other winter sports became more popular in the region and guests began staying year round. Consequently, heat escaped from the main hotel into the attic spaces that were not insulated, making the snow melt and slide, which created massive, heavy icicles. Some were 6-feet-plus long and when they fell, they sometimes pierced the flat roof below.
Rodd Roofing has worked with hotel management during many decades, providing emergency service and maintenance. The contracting company’s knowledge and attention to detail led the hotel to contract with Rodd Roofing once a full roof replacement became necessary. Working closely with the owners and architects, Rodd Roofing worked tirelessly to overcome shortfalls in the original 1900s construction and incorporate 21st century design elements.