Snow on the roof, by the number
In the federal table New Hampshire towns use, Conway and Lincoln are listed at 95 pounds per square foot of design ground snow, Bartlett at 100 and Jackson at 115. The load rises with elevation, about 2.1 pounds for every 100 feet, and above 2,500 feet the report calls for a site-specific study.
Heavy snow is hard on more than framing. Ice dams, metal roof snow guards, gutters, decks and stair towers all take a beating, and a good mountain study gives each one its own line and life.
Busy weekends, empty weeks
Resort condominiums can be full for a February vacation week and empty a week later. Short bursts of heavy use wear entry doors, hot tubs and laundry rooms quickly, while empty weeks bring the same freeze risks as a lake camp.
Roads and remoteness
Steep private roads, culverts and plowing contracts are often association costs. Contractors may have to travel from Concord or Maine, which shows up in replacement prices; ask the firm whether its costs reflect the North Country or a statewide average.
The law is the same statewide
Wherever the community sits, the Condominium Act applies the same way: a budget owners can reject, reserves shown in the budget summary, and reserve statements for buyers on resale. The Condominium Act and reserves covers it.
Questions from the White Mountains
Can a firm inspect our roofs in winter?
Under deep snow, not well. Most firms prefer a visit between May and October in the mountains, or will return for the roofs once they are clear.
Our condo is above 2,500 feet. Does that matter?
For snow load, yes: the federal report says sites above 2,500 feet need their own case study. Tell the firm your elevation when you ask for a quote.
Elsewhere in the state: Manchester & Nashua, Seacoast, Lakes Region.