Subject: hoaleader.com placement
From: "Merilee:::Kern Communications" <[email-masked]>
To: <[email-masked]>
Date: Mon, 16 Nov 2009 18:45:41 -0800

HOA Facilities and Maintenance: Everything You Need to Know about Building Exteriors
November 2009
  
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."