Status: U Return-Path: Received: from whmx-joyous.pas.sa.earthlink.net ([127.0.0.1]) by whmx-joyous.pas.sa.earthlink.net (EarthLink SMTP Server) with SMTP id 1nae4A3mN3NZFmD0; Mon, 16 Nov 2009 18:45:40 -0800 (PST) Received: from dukecmmtar04.coxmail.com ([68.99.120.47]) by whmx-joyous.pas.sa.earthlink.net (EarthLink SMTP Server) with ESMTP id 1nae4zPE3NZFmD0 for ; Mon, 16 Nov 2009 18:45:40 -0800 (PST) Received: from dukecmimpo03.coxmail.com ([68.99.120.137]) by dukecmmtar04.coxmail.com (InterMail vM.7.05.02.00 201-2174-114-20060621) with ESMTP id <20091117024539.PWWE9743.dukecmmtar04.coxmail.com@dukecmimpo03.coxmail.com> for ; Mon, 16 Nov 2009 21:45:39 -0500 Received: from merilee07cf8a9 ([68.15.13.44]) by dukecmimpo03.coxmail.com with bizsmtp id 62le1d0030x1YcL012lfnb; Mon, 16 Nov 2009 21:45:39 -0500 Message-ID: <98DD8CC4B6974E5F90CDC4C8E63002CC@merilee07cf8a9> Reply-To: "Merilee:::Kern Communications" From: "Merilee:::Kern Communications" To: Subject: hoaleader.com placement Date: Mon, 16 Nov 2009 18:45:41 -0800 Organization: Kern Communications MIME-Version: 1.0 Content-Type: multipart/related; type="multipart/alternative"; boundary="----=_NextPart_000_4C49_01CA66EC.FF217C20" X-Priority: 3 X-MSMail-Priority: Normal X-Mailer: Microsoft Outlook Express 6.00.2900.5843 X-MimeOLE: Produced By Microsoft MimeOLE V6.00.2900.5579 X-ELNK-AV: 0 X-ELNK-Info: sbv=0; sbrc=.0; sbf=00; sbw=000; This is a multi-part message in MIME format. ------=_NextPart_000_4C49_01CA66EC.FF217C20 Content-Type: multipart/alternative; boundary="----=_NextPart_001_4C4A_01CA66EC.FF217C20" ------=_NextPart_001_4C4A_01CA66EC.FF217C20 Content-Type: text/plain; charset="iso-8859-1" Content-Transfer-Encoding: quoted-printable HOA Facilities and Maintenance: Everything You Need to Know about = Building Exteriors November 2009 =20 If you're like most people, you don't give much thought to the exterior = of your buildings until something leaks where it's not supposed to leak. = You can prevent that from happening with visual inspections and regular = maintenance. Here's some basic information to help you understand how to = maintain your buildings' exteriors. What's Your Type? There are generally four common types of building exteriors: stucco, = stone or brick masonry, metal, and siding. With each type, the most = vulnerable spots are around window and door openings and balconies. But = you also have to keep an eye on the exterior material, too. Keep these = tips in mind: 1) Stucco. First, identify whether you have real or fake stucco, which = is called Dryvit. "Those are really two different animals," says Perry = Greene, president of Taylor Commercial Inc., which renovates apartment = complexes and is a siding subcontractor in Atlanta. "Dryvit has a = polystyrene backing, and building codes often require that it be = installed into the ground. That can allow moisture or termite damage. If = I knew my property had Dryvit, I'd have it checked occasionally by mold = and mildew specialists who have equipment that can identify moisture = behind walls." Real stucco isn't waterproof, either, explains Donald F. Sopranzi, AIA, = LEED-AP, a partner at BGO Architects LP in Dallas. "It does absorb = moisture, and the system has to be designed to shed that water back to = the outside of the building," he explains. "Typically there's a moisture = barrier between the stucco and some sort of sheathing material. In a = well-designed installation, you'll either have drainage weeps or = drainage casings at the bottom of the stucco so that water that gets = behind the stucco gets out. The waterproofing needs to be carefully = installed around window or door openings and, if that doesn't happen, it = can create opportunities for water to get in." Overall, says Sopranzi, make sure the stucco isn't breached in any = fashion. "There should be no damage to the stucco because of impact," he = says. "There also shouldn't be any noticeable holes or gaps at the = joints." Also keep an eye on the paint. "Both must be painted properly so they = don't degrade," says Greene. "You also need to be sure you use the = appropriate paint for a concrete-based product that allows the concrete = to breathe and so that you get the right bond." 2) Stone or brick masonry. "You need to maintain the integrity of the = brick and the grout joints," says Sopranzi. "If you see cracking in the = joints, that's a sign of building movement, and you need to do some = investigation. Every building moves, but if the building starts to = settle, you may notice cracks falling in a diagonal pattern, sort of = stair-stepping. That's indicative of building movement. Have someone = who's qualified, like an architect or structural engineer, come out and = investigate the movement. You also need to repoint or tuckpoint those = cracked joints." Make sure caulk around windows or doors or other transition points = hasn't degraded. "Caulk is going to fail," says Greene. "It's just a = matter of when." Also be sure weep holes aren't plugged. "Usually there's a nylon rope so = that the water wicks out of the brick, but sometimes it's just a = 3/8-inch hole," says Sopranzi. "They're usually at the bottom of the = wall or above a window or door opening. If they're plugged, you don't = necessarily need an expert to clean those out, but you might want to = have someone look at your building on a yearly basis." Finally, says Sopranzi, the surface of the brick should be resealed = about every five years. 3) Metal. "Metal skins vary quite a bit," says Sopranzi. "Typically = you'll find them in more contemporary projects, though I've seen some = vintage projects that incorporate metal. Sometimes the metal panels are = in frames or are part of the glazing system. Metal panels can also have = formed edges and sealed joints between them. Look at the seals at the = perimeter of the metal panels to make sure they haven't been breached = because sealants deteriorate over time due to cycles of hot and cold and = UV deterioration. Metal panels can also stain. The wrong sealant can = stain the metal it's next to. Addressing the staining could be a = continual maintenance problem, and two months later you see evidence of = staining again. You may have to have the stained panels removed and = replaced." 4) Siding. There are several types of siding: cementuous, which are = cement-based, and vinyl. "Basically, if you knock on your siding and = it's harder than wood, it's probably cementuous," says Greene. = "Cementuous siding also has a fake wood grain." With cementuous siding, = make sure all the joints are caulked, advises Greene, and also make sure = it's painted properly. "With vinyl, you need to make sure all transition pieces (like areas = around doors and windows) are flashed properly," says Greene. "Flashing = involves taking a piece of metal and tucking it under another piece to = allow water to come over it." Vinyl siding requires the least maintenance because you don't ever have = to paint it, says Greene. Just make sure it's pressure-washed every few = years. If any siding panels crack because of impact, have those panels = replaced. If you're ever unsure about whether there's a problem with the exterior = of your building, go with your gut. "It's pretty cut and dried," says = Greene. "If it doesn't look right, there's probably something wrong." ------=_NextPart_001_4C4A_01CA66EC.FF217C20 Content-Type: text/html; charset="iso-8859-1" Content-Transfer-Encoding: quoted-printable
 
3D"HOAleader.com
 
HOA Facilities and = Maintenance:=20 Everything You Need to Know about Building = Exteriors
November 2009
 =20

If you're like most people, you don't give = much thought=20 to the exterior of your buildings until something leaks where it's not = supposed=20 to leak. You can prevent that from happening with visual inspections and = regular=20 maintenance. Here's some basic information to help you understand how to = maintain your buildings' exteriors.

What's Your Type?

There are generally four common types of building exteriors: stucco, = stone or=20 brick masonry, metal, and siding. With each type, the most vulnerable = spots are=20 around window and door openings and balconies. But you also have to keep = an eye=20 on the exterior material, too. Keep these tips in mind:

1) Stucco. First, identify whether you have real or fake = stucco, which=20 is called Dryvit. "Those are really two different animals," says Perry = Greene,=20 president of Taylor Commercial Inc., which renovates apartment complexes = and is=20 a siding subcontractor in Atlanta. "Dryvit has a polystyrene backing, = and=20 building codes often require that it be installed into the ground. That = can=20 allow moisture or termite damage. If I knew my property had Dryvit, I'd = have it=20 checked occasionally by mold and mildew specialists who have equipment = that can=20 identify moisture behind walls."

Real stucco isn't waterproof, either, explains Donald F. Sopranzi, = AIA,=20 LEED-AP, a partner at BGO Architects LP in Dallas. "It does absorb = moisture, and=20 the system has to be designed to shed that water back to the outside of = the=20 building," he explains. "Typically there's a moisture barrier between = the stucco=20 and some sort of sheathing material. In a well-designed installation, = you'll=20 either have drainage weeps or drainage casings at the bottom of the = stucco so=20 that water that gets behind the stucco gets out. The waterproofing needs = to be=20 carefully installed around window or door openings and, if that doesn't = happen,=20 it can create opportunities for water to get in."

Overall, says Sopranzi, make sure the stucco isn't breached in any = fashion.=20 "There should be no damage to the stucco because of impact," he says. = "There=20 also shouldn't be any noticeable holes or gaps at the joints."

Also keep an eye on the paint. "Both must be painted properly so they = don't=20 degrade," says Greene. "You also need to be sure you use the appropriate = paint=20 for a concrete-based product that allows the concrete to breathe and so = that you=20 get the right bond."

2) Stone or brick masonry. "You need to maintain the integrity = of the=20 brick and the grout joints," says Sopranzi. "If you see cracking in the = joints,=20 that's a sign of building movement, and you need to do some = investigation. Every=20 building moves, but if the building starts to settle, you may notice = cracks=20 falling in a diagonal pattern, sort of stair-stepping. That's indicative = of=20 building movement. Have someone who's qualified, like an architect or = structural=20 engineer, come out and investigate the movement. You also need to = repoint or=20 tuckpoint those cracked joints."

Make sure caulk around windows or doors or other transition points = hasn't=20 degraded. "Caulk is going to fail," says Greene. "It's just a matter of=20 when."

Also be sure weep holes aren't plugged. "Usually there's a nylon rope = so that=20 the water wicks out of the brick, but sometimes it's just a 3/8-inch = hole," says=20 Sopranzi. "They're usually at the bottom of the wall or above a window = or door=20 opening. If they're plugged, you don't necessarily need an expert to = clean those=20 out, but you might want to have someone look at your building on a = yearly=20 basis."

Finally, says Sopranzi, the surface of the brick should be resealed = about=20 every five years.

3) Metal. "Metal skins vary quite a bit," says Sopranzi. = "Typically=20 you'll find them in more contemporary projects, though I've seen some = vintage=20 projects that incorporate metal. Sometimes the metal panels are in = frames or are=20 part of the glazing system. Metal panels can also have formed edges and = sealed=20 joints between them. Look at the seals at the perimeter of the metal = panels to=20 make sure they haven't been breached because sealants deteriorate over = time due=20 to cycles of hot and cold and UV deterioration. Metal panels can also = stain. The=20 wrong sealant can stain the metal it's next to. Addressing the staining = could be=20 a continual maintenance problem, and two months later you see evidence = of=20 staining again. You may have to have the stained panels removed and=20 replaced."

4) Siding. There are several types of siding: cementuous, = which are=20 cement-based, and vinyl. "Basically, if you knock on your siding and = it's harder=20 than wood, it's probably cementuous," says Greene. "Cementuous siding = also has a=20 fake wood grain." With cementuous siding, make sure all the joints are = caulked,=20 advises Greene, and also make sure it's painted properly.

"With vinyl, you need to make sure all transition pieces (like areas = around=20 doors and windows) are flashed properly," says Greene. "Flashing = involves taking=20 a piece of metal and tucking it under another piece to allow water to = come over=20 it."

Vinyl siding requires the least maintenance because you don't ever = have to=20 paint it, says Greene. Just make sure it's pressure-washed every few = years. If=20 any siding panels crack because of impact, have those panels = replaced.

If you're ever unsure about whether there's a problem with the = exterior of=20 your building, go with your gut. "It's pretty cut and dried," says = Greene. "If=20 it doesn't look right, there's probably something=20 wrong."

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