Raccoon insulation damage in my condo's attic.
I own a garden condo where I heard raccoons in the attic above my unit. Actually it's a 2x4 (24" apart) truss system and the fiberglass insulation is laying on the ceiling. So it's hard to move without putting your foot through the ceiling.
I called the Management Company several times to: 1)get rid of the pests, 2)close the soffit hole, and 3)replace the damaged insulation. They have since trapped the raccoons, and closed the soffit hole, but.. that's where they stopped.
They never did acknowledge that work was needed to replace insulation. Now, before I call them AGAIN, I would like to ask for some guidance on the subject.
The insulation is nasty. Looks like the raccoons have been up there for years and I only heard them twice. The insulation is brown because they carried in dirt and mud. There is insulation that is matted down, misplaced and thrown around where there is bare sheet rock. I don't know if there is raccoon feces/urine or chewed wires up there because I'm hesitant to walk around up there.
Where to I start? Do I just all-out demand that the management company send their guy to fix this now or else! I know from past experiences they gave me and others a difficult time about performing jobs in which they were liable. And if the management company is pressured to do this job, I know for a fact that their work is terrible, wrong and incomplete and it will have to be done over again. (I get outraged by his work. Nobody cares anymore)
As a result, I have called the code enforcement dept in my town (in NJ) to see if it would be possible to inspect their work performed but they were unwilling to help.
I also called the Health Commission to see if they can come out to inspect the attic for feces, etc but they did not help either.
What to do? I want the job done right and it shouldn't have to be on my expense.
If the management company is pressured to do the job, how much insulation should they replace? Should they replace the muddy/dirty insulation in addition to the matted and scattered insulation? What thickness or R rating required to use? Should they vacuum the area after taking out damaged and before placing new insulation? At this time, I am not sure if there is feces up there.
Any suggestions will be greatly appreciated,
I know we should change management companies :) but that is in the distant future.