Insulating a sloped wall & attic
We're renovating a 2.5-story 1924 brick house in Brooklyn (right at the line of zones 4A and 5A). For historic and budgetary reasons, we're not gutting the place. Instead, we're trying to insulate/air-seal/tighten where we can maximize environmental impact and minimize sledgehammer impact. Something along the lines of the "Pretty Good [Retrofitted] House."
Our first and major focus, then, is the top floor. It is mostly under the eaves, with knee-walls, sloped walls, a few dormers, and an attic above. Oh, yeah, and it has a leaky Spanish tile roof that we can't replace right now. So we need a system that can be resilient to leaks itself and not rot our plank sheathing.
I've hammered out two plans (see attached image), and I'd really love to hear which seems wiser to you...and which is setting us up for mold/rot/condensation/apocalypse. See attached drawings to clarify these descriptions.
Both plans have Accuvent baffles to increase air circulation under the roof sheathing, directing any eventual leaking water out the eaves instead of into the cellulose, and providing circulating air to dry the roof planks and prevent rot. The downside of this is that because the water won't be soaking cellulose/drywall, we won't know about leaks as soon. But the pluses seem to have the upper hand.
We baffle, dense-pack, and air-seal up the rafters (~9" deep) all the way up to the ridge line. So after the sheathing, the next layer is baffles, then dense-pack cellulose, intello membrane, and then either air (in the attic) or drywall (in the 3rd floor).
- Keeps the AC in conditioned space
- More of the roof is obscured, so leaks are harder to find.
- The attic is conditioned space, so heat will be trapped there in the winter, instead of in the living space.
We take down the plaster ceiling in the 3rd floor and bring the air barrier down to that level. We'll do baffles and dense-pack in the knee-walls and sloped ceiling, and then a heck of a lot of loose cellulose in the flat joist bays of the attic.
- Less conditioned space!
- More of the roof sheathing is accessible for inspection & repair
- More air circulation to the covered sheathing, so it'll dry faster.
- Cost more?
- Will we have to worry about condensation on either side?
- AC is in the unconditioned space--though we use AC rarely, so it's not nearly as much of a concern as heat.
Another consideration is that given dormers & inaccessible walls, this won't be a perfectly sealed top floor. Does that change the calculus?
Anything else that we seem to have overlooked?
[And, in case it's relevant and/or you're interested, we're doing hot water radiator heat with a mod/con boiler, and the next lines of attack are insulating the basement & installing interior storm windows]
We've hit a bunch of dead-ends with our insulation plan: respected and credentialed contractors have given us plans that seemed solid, and in many cases, this forum has been the only thing between us and condensation/mold/death/destruction. Unfortunately, lurking as a reader has been more effective for shooting holes in plans that for coming up with one. So I'm here to ask for your input. So thanks in advance for any and all thoughts!
Posted May 19, 2014 4:25 PM ET
Edited May 20, 2014 5:28 AM ET
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