Waterproof deck coatings plus Condominiums appear to come together in Ca. It seems that almost every HOA complex has them, either over a life space or connected off a room. Residents love them considering their decks are often utilized because another room of the house, owners plus managers of money home usually detest them due to the problems that appear to always come along with them.
Some owners plus managers seek to reduce their exposure to these issues by looking to change the CC&Rs, generating owners trustworthy for these exclusive use regions. Other Boards only set their heads in the soil, fixing decks because a issue comes in, usually with all the bare minimum of function to stop the deck from leaking. Smart managers plus Boards will tackle the problem head on, planning to get their deck issues under control correct away. As a former HOA manager, I saw first hand how ignoring maintenance on waterproof decking might be rather expensive.
The expense of the new waterproof finish isnt cheap, but the price of fixing dry-rotted framing helping the deck is a lot worse. An Association I managed signed a contract for resurfacing 8 decks in Pismo Beach. That contract switched from an $8,000.00 + resurfacing into over $100,000.00 in dry-rot treatments when it was all over. The Association had deferred the maintenance necessary by the maker for many years beyond the recommended maintenance schedule, allowing the area to degrade to the stage where h2o was able to penetrate into the framing plus rot it internally.
The key to preventing decks from becoming a issue is within inspecting the decks. Usually times the manager plus or the Board will walk the Associations common region home for inspection of the compounds the Association is trustworthy for. Typical items that are checked are downspouts plus gutters; the healthiness of the painting on the houses, the roof plus whatever more may be easily viewed from the street plus sidewalks. As water proofed decks are typically on the 2nd or 3rd floor, they are never inspected. Access through the home is difficult to arrange with owners plus what manager or Board associate wants to rise a ladder?
Therefore, the decks only linger by themselves, never absolutely thought of till an owner calls to state that h2o is dripping into their house from the deck above them throughout the greatest rainstorm of the growing season. Then the deck problem raises its ugly head, causing the manager to enter crisis management mode, phoning a handyman away to temporarily cover the deck, delaying for a deck business to come away look at at it, getting the Board to accept the repair, all of that can take a month or even more. The owner is discouraged considering their deck leaks, the manager is discouraged considering he or she hears from the owner 2-3 times with complaints, the deck business is usually busy with many leak calls plus it takes forever to receive anything performed that treatments the problem.
Frequent at least one time per year inspections can help eliminate issues. Catching small issues before they become big issues may save considerable sums of money from being required to be spent on framing treatments due to leaks. Summer is an ideal time to check decks, it is not raining plus there is certain time prior to winter storms begin anew to receive bids making needed treatments. The inspection neednt be a difficult item to do; there are numerous factors to look for that a layman may spot very easily. If the Association or management firm has a deck business that they trust, maybe hiring them because an external source to execute the inspections might function well. Digital cameras may be used to offer photo documentation of the circumstances found, allowing the manager plus Board to receive a detailed concept of the problems that they might be facing.
When doing all your own inspections, it will likely be helpful to understand what type of deck finish is a blog on the decks. A brand name helps, but more importantly, knowing what type of information has been used is better. Elastomeric, ester, lightweight cement plus flying techniques are typical finish contents utilized on several decks. In knowing what type deck finish you may have, you can understand how often the deck should be maintained.
Warning signs to look for on your deck inspection include cracks in the deck finish, nails popping from the finish from the subsurface, delaminating painting plus bubbles in the finish surface. Any of these products found is a signal that the waterproof surface has been compromised. Owners must be lookin for these symptoms too, and also lookin for marks within their ceiling or walls at home under their deck. Metal flashing is checked for signs of rust, pulling loose from the deck finish or whether it is twisted or broken.
If you find these issues on a deck, a simple check of the healthiness of the substrate underneath may be accomplished by using a foot to check for smooth. Be careful, it can be so soft that a foot might have the deck in a worst-case set-up! Soft substrate is indicative of what is actually a bigger issue below, dry-rotted framing and/or termites. The other hot switch in todays HOA globe is mold plus mildew. This can exist underneath also.
Another item to look for when performing inspections is checking to see whats on the deck-plants, tables, umbrellas, grills, carpet, etc. Table legs, grills, sharp objects plus high heel pumps may damage soft deck coatings. Plants in direct contact with all the surface must be raised about let air to flow plus dry the water used to moisten the vegetation. Softer deck coatings arent always able to have these products in direct contact with all the finish, often caster cups should be utilized to protect the finish.
Indoor/outdoor carpet is often lay on a deck by an uninformed owner, usually to pay for over an ugly, degrading deck surface. It is the worst item an owner may do to their deck because it locks in any wetness caught underneath, that will let dry-rot to blow.
Charcoal grills may drop hot coals inside the surface, burning from the waterproof layers of soft deck coatings. Grease from gas plus grilling grills will stain the deck, otherwise cleaned off after spilling.
Maintenance is the key to a extended lasting deck. I have watched decks that are created to last 25-30 years with proper care, that are wrecked beyond repair within 5-10 years after being installed due to ignoring or delaying the maintenance it requirements.
Just like a auto, deck coatings must be washed occasionally. A good cleaning will wash dirt away that may tire the finish. Similarly to the houses, the deck should be painted/resealed on the schedule recommended by the maker. All waterproof coatings sealant should be renewed, occasionally because often because every two-three years. The topcoat is a specialized paint/sealer, formulated to protect plus secure the under layer that is where the coating information is. The topcoat is usually used at the pace of regarding 8-10 mils thick, by clean, roller or product. UV sun rainfall plus foot traffic will wear this protective layer away at a rate of 3 mils every year. And even though the deck will look very good as well as the paints color continues to be there, by yr 3 there is little security afforded to the under layer. Continued deferred maintenance is the start of the conclusion of the decks usable lifestyle, often causing expensive treatments.
As a general tip, soft deck coatings urethanes, elastomerics plus flying systems will need more frequent maintenance than difficult cement based deck coatings. They have a better opportunity of failing prematurely when they are not maintained because recommended. Concrete based techniques are usually more forgiving otherwise maintained according to the manufacturers schedule. Consult with all the maker or deck finish installer should you are not certain what you may have.
Selecting a New Deck Coating System.
To aid Boards plus their managers in getting the hottest deal for their, here are certain ideas to place into use when bidding for new coatings to renew the aged coatings at a Associations.
As always, you should receive at the least 2-3 providers to bid a job. Arrange a site visit where all bidders may come at the same time plus review the job, they may ask questions that all of them may receive the same solution to. Having their respective manufacturers sales representative review the job are good too. The sales representative must write the specifications for the contractor to use to bid on.
Ask each contractor bidding a function what deck system they are proposing to install. Tufflex, Mer-Kote, Pacific Polymers, Dex-O-Tex, Desert Brand plus Life Deck are common manufacturers. Watch away for deck coatings that arent proprietary techniques, produced by way of a bona fide chemical business. Some deck companies “cook up” their obtain deck coatings, looking to reduce their costs on contents. While certain companies which do this may have a finish system that works very effectively, there arent any manufacturers support if any issues happen before, throughout or after the installation.
Ask your installer to offer you the manufacturers information, including their name, address plus telephone amount. Dont be afraid to call the maker plus talk with that firms sales representative. Ask them to create a site visit, write the specifications for the work mandatory, then review the work throughout plus after the installation and offer you with a created warranty.
When selecting a deck system, there are a ton of choices available. Since it really is usually difficult to receive an “apples to apples” bid with 2 or 3 companies all bidding the same system, the issue is compounded if you find yourself comparing different finish techniques. Each system may offer advantages plus disadvantages over the other. What functions ideal on cement decks may well not function thus effectively over a plywood/OSB* substrate deck.
* Some producers wont warranty their product over OSB, that is not recognized because appropriate substrate by the International Conference of Building Officials ICBO. Be sure to ask a bidders whether this really is the case with their product. Others will give a specialized exemption if circumstances warrant.
Urethanes, elastomerics, flying techniques plus lightweight acrylic techniques are commonly heard terms in describing deck-coating techniques. Understanding what you will be getting is critical to a projects victory. Numerous finish goods may have prolonged treating times, necessitating keeping the decks sealed for a long time of time, occasionally for 24 hours. Does your Association have residents which will be adversely affected because they are secured in or away of their house, occasionally for days whilst a new experience being installed? Some may have odors associated with all the treating plus application process, odors that may be very offensive or toxic. Do you may have residents that would endure these smells? Ask a contractor regarding access to the house, particularly if the decks will have them working on are entryways into the house. Urethane deck coatings particularly are notorious for strong odors associated with all the curing process. Its far better to find away before time that a product can be smelly which means you may offer see to residents.
A question you wish answered from each bidder is whether a maintenance staff may offer future maintenance to the deck or if the deck installer should offer those services. Some manufacturers warranties would require that merely an authorized installer renew the topcoat. Others may well not have that requirement. Is a Association put in place with onsite maintenance personnel or an external source that might reapply sealer for the Association?
You must also ask the contractor what would/could affect their deck finish if the Association didnt keep it according to schedule. The painted topcoat is usually 8-10 mils thick with two coats used. All deck coatings topcoat will tire from foot traffic, sunshine, rainfall etc. On certain techniques, when this appears, it reveals the tender under layer where the coating contents are usually to rapid degradation.
Other Things to Consider
While deck coatings are something to consider, there are other items to consider that may expense quite a bit of cash too. Flashings for instance. There are two kinds of flashing to be found on the deck-L metal flashings that look only like an L plus spill edge flashings. Each plays a key role in coating a decks.
L metal flashing is found at the wall to deck junction. It is occasionally difficult to spot because it will have been painted over. It keeps h2o away at this rather critical region. Drip edge flashing is the 2nd type of flashing usually found on decks. It is found at the exterior edge of the deck. A small fold on the bottom lip will kick h2o away from the deck because it runs off.
You must understand if a flashing is compatible with any new coatings you will be considering. It will not be due to its being rusted, poorly installed or that it just does not meet up with the manufacturers specifications to make use of waterproof coatings too. Removal of L metal flashing might be expensive, involving removal of stucco or wood exterior to access it. Repairs by other investments can be necessary to a exterior. Drip edge flashing is usually less expensive to get rid of plus substitute as it would be usually very accessible, though, working around railings, articles etc. can push the price upwards if access is difficult. Are costs of replacement included in a bid? Beware of bids that dont include these products or guarantee you that the flashings meet specifications for the finish you will be applying. Beware the contractor which, after getting into an agreement along with you, will then tell you that they “require a change order because a flashings dont meet stipulation.” It is a typical “gotcha” where they may add high earnings inside the bid when youre stuck being required to create emergency decisions. Again, ask the manufacturers representative to address this in their reach of function.
Door thresholds, entry door plus screen door clearances are another item to consider about. You can need to budget for shaving gates down or raising threshold heights when applying a new finish over an old finish.
Replacement or repair of substrate inside the given deck coatings is another item that may swiftly add up, often exceeding the price of the finish function itself. A thorough inspection may usually find any soft spots inside the given finish that indicate weak rotted plywood/OSB board. A good estimate will include allowances for replacement of plywood, eliminating many surprises. What not a soul may call without destructive testing is to what degree does the spoil go? Soft plywood is one item, rotted framing helping the deck is entirely another. Remember the Pismo Beach condominiums described above? An $8,000.00 contract switched into $100,000 + in treatments to framing plus virtually 8 months of time prior to owners might use their decks again. Damaged framing should be repaired before putting a new finish on-theres no sense in throwing cash away because the new finish will merely fail because the deck supports fail too.
Insurance must also be given consideration-some deck coatings, when used straight over plywood, will carry an ICBO International Conference of Building Officials Class A plus a One Hour fire rating. Your rates will drop should you apply a finish that meets the rating criteria. Inquire with a deck business regarding whether their finish is ICBO rated for Class A Fire resistance plus whether it is 1 hour rated. Existing coatings will must be removed first to achieve this rating. Your insurance agent/underwriter must also be consulted in regards to re-rating the home.
Reserve Fund Considerations
Before you decide on a deck finish, you need to discover all your costs of ownership absolutely are. There is todays cost of purchasing the product plus there is tomorrows expense of future maintenance to consider about because well. Selecting a high maintenance deck covering may impact a Associations dues plus reserve requirements for a long time to come. For instance, if your finish needed a neat and reseal every 2-3 years to keep a warranty, how much might that expense each time plus multiply that over the expected lifestyle span. A low cost on installation might easily change into a high expense maintenance nightmare for the upcoming 25 years.
Ask the companies bidding on your function to offer you a “at todays costs, how much might it cost to clean plus reseal a finish, based on the square footage you have at the complex?” Compare each different coatings costs to clean plus reseal it plus multiply that element away over its expected lifestyle. The deck system you select need a 25-30+ yr lifestyle expectancy, only like many roof techniques. Compare the real difference plus decide for yourself where you wish that cash to go-into a reserves for certain other components reserve requirements or to a contractor. Your reserve study preparer may be a beneficial source of info too plus must change a Associations reserve study when you set a new system down or reseal a existing system.
Important Considerations When Choosing a Contractor
When you are looking at choosing a contractor to install the deck system youve chosen, it really is critical that you are making the right choice. Often times a Board will select what appears to be the least expensive contractor. That could burn on your Association if that contractor is not correctly licensed, insured plus guaranteed as well as an collision happened whilst the contractors staff is a blog on the job site at a HOA.
Ask a contractor to offer you these details plus confirm it! Call their Insurance Company because listed on the form they have provided. Look upwards online site of the Ca Contractors State Licensing Board at http://www.cslb.ca.gov for their license status plus class, connecting plus employees compensation information. Ask them to name the Association plus a management firm because an more insured within their liability insurance. Note, when they cant name you because an more insured, their insurance carrier may well not insure them when working on condominiums. While you can not be called because an more insured on employees compensation, you will be called because a celebration in interest plus be informed if any changes happen to their employees comp policy. Consult your issues manager for even more information on preserving a Association against potential claims.
Whatever you do, dont allow any contractor inside the Associations home to function till you may have all their information in spot.
References. The contractor must be willing to offer references for function like yours that they have completed newly. You should also ask should you might visit the jobs that take the reference list. Talk to the manager, the residents or the general contractor which ran the job regarding the firm you will be considering utilizing.
You must also ask to examine jobs that are several or even more years of age. This will help you see how effectively the coatings they used have held upwards. Ask the manufacturers sales representative regarding the firm you will be considering plus what their encounter has been with all the contractor.
Once you because a manager or Board associate understand things to look for, you neednt concern the worst with regards to a decks. Proactive is the key word, performing the required maintenance prior to deck turns into a issue.
Just like the residual Associations maintenance requirements, incorporating the decks into a standard maintenance schedule will save heartache, time and funds.
Information deemed effective but not assured. Check with all the maker of the deck finish for about date warranty plus care information.