Whole House Renovation:
Some of the problems we noticed as we began to look around were water infiltration, structural damage and potential mold issues. The clients opted to stay in the home during the work, so we completed the repairs room by room. We were able to avoid disrupting the family's daily lives anymore than necessary by working around them and their schedules.
The project and the issues we discovered are described below in detail. The client's experience is summarized in a testimonial letter at the bottom of this page.
Merely installing replacement window units without addressing the damage behind the stucco would have bought the client some time, but the problem would have eventually returned. To avoid this, we removed the stucco from the entire house and installed windows flanged for new construction instead of the typical slide-in replacement units. This allowed us to properly wrap each window to prevent any of the previous leakage problems.
We advised removing the existing stucco entirely because it was in bad shape, and we were unsure of the extent of the damage underneath. Once the stucco was off we found evidence of the damage we had suspected – the exterior sheathing was deteriorating and several wall members were also in need of replacement. With the stucco gone we were able to remove any damaged framing members and replace them as needed.
Below are several pictures of the stages of the stucco work and the finished product.
The original roof was comprised of 15-year shingles, most of which were now failing. We removed the roof entirely, replaced any damaged pieces of sheathing and created a larger cricket (water diverter) behind the chimney to keep water from backing up in that area. The new roof was installed with 30-year dimensional shingles. The job was completed with new gutters and fascia capped in aluminum to create a maintenance free exterior for the clients.
The client asked us to create a more modern look for her home by removing the large banks of skylights and windows. We removed the existing skylights which were leaking, reframed the roof and installed new Velux units. Following this, all areas were properly insulated, drywalled and painted, creating a fresh, new look.
Midway through the project, the client asked if we could replace their existing screened-in porch with a new office. We demolished the floors and walls and installed a poured footer and block foundation walls. Once this was complete, we removed the roof, framed new walls and installed new windows.
The exterior of the office addition was finished with stucco, and solid teak flooring was used on the interior. The office is equipped with high speed internet lines, ample electrical service and HVAC ductwork, making the office feel like just another room in the home instead of the porch it was originally.
This room had some of the worst structural damage in the home. Problems we encountered included:
It would only have been a matter of time until that section of the home collapsed completely. In order to stave off any further damage, we removed all damaged members completely and reinforced the rim boards with new members to help carry the load.
Once the major repairs were complete, we began the process of putting the room back together with new windows and skylights. The same teak flooring that was used in the new office was carried through into this adjacent room.
The amazing thing about the basement was that there were no signs of damage on the interior side of the walls despite what we found behind them. The studs had sustained enough water damage that they would literally crumble in your hands.
These two pictures are of the walls prior to any work being performed. There is no sign of water damage visible, and no evidence of the structural damage behind them.
The pictures below show what was really going on behind those walls: water infiltration, structural damage and conditions perfect for mold formation.
First we created a temporary prop wall a few feet inside the basement to support the weight of the house while we removed the exterior wall and rotten structural members. The weight of the house combined with the water damage to the studs had caused the entire side of the house to sink approximately 1”, so we jacked the house back into position before rebuilding the wall. Once the exterior wall was rebuilt, we sheathed the outside, new windows were installed and the finish work was completed.
When we realized their busy schedules were keeping them from the regular maintenance that comes with owning a home, we offered the client an ongoing maintenance service. Now we return several times a year to perform routine tasks and check the entire house top to bottom. This allows us to head off any potential issues before they become big problems. This has worked out so well for the client that we're now offering the service to all our customers. If you'd like to learn more about our maintenance services, please contact us.
Below is a note from the homeowner
September 9, 2008
A personal testimonial for Green Gate Homes
We began our relationship with Mark Campbell and Green Gate Homes approximately four years ago when they were recommended to us to renovate our guest bedroom and bathroom. The entire area was completely reconfigured, and Mark and his crew did an amazingly wonderful job on a very detailed plan.
Then, two years ago we realized we were experiencing major water damage throughout our home. Mark and his crew reconstructed our home, replacing 60 windows, interior and exterior walls, electrical fixtures, clearing out, replacing, and fixing every nook and cranny that needed it. Mark and his crew arrived at our home every weekday morning at 7:30 am and worked until at least 3:00 pm each day for seven months.
Mark and his crew are accountable, responsible, detail oriented, and most of all trustworthy. In an industry that is fraught with unreliable people who usually do the minimal amount of work to get the job done, and then don’t stand behind their work, these guys at Green gate Homes are whole-heartedly different. Mark and his crew are incredibly reliable, go above and beyond what the job calls for and always, always stand behind their work…And why shouldn’t they, for their work is phenomenal.
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