Tag Archives: bakersfield deck inspection

Deck Inspections

Destructive Testing Reveals The Reason Why The Stucco Soffit is Cracking

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A client of William Leys Waterproofing Consultants LLC has a problem with stucco under their balconies. The stucco is cracking on the outside edge of the soffit (the ceiling under the deck). Several residents were reporting that when it rained water would come out of the cracks.

The Board of Directors sought a waterproofing consultant to assist in finding out why their stucco was cracking and leaking water. They thought the source of the water intrusion was from the decks. After a search they found us and retained us to perform some destructive testing and investigate the source and reason for the cracking.

We started by making visual observations of the decks and surrounding building materials. We observed the cracked stucco under the soffits, we observed the decks and we observed the exterior walls of the balcony and the walls adjacent to the balcony.

Cracked stucco soffit and water stains.
Architectural styrofoam bullnose detail is cracking where it meets the wall. Note the efflorescence on the wall below.

Our observations found the soffits were indeed cracked and stained from water. We observed that the exterior walls surrounding the balconies also had cracks, and that a foam architectural bullnose detail was cracking where it joined the wall.

Firing up our grinder with a diamond blade to cut through the stucco, we found rusted stucco diamond lath. Stucco lath gives the stucco something to grip to.

Rusted lath under the stucco affirms water is leaking into the soffit, but from where?

We peeled back more stucco, exposing the structural beam at the outside edge. The beam had no damage to it at the two locations we opened.

Nice and dry and free of any signs of water intrusion.

Next we opened up the foam bullnose on the wall surrounding the deck. Here we found the apparent problem. The stucco behind the bullnose has large cracks in it. In the corner we found a large hole in the stucco with rotted wood behind it.

Behind the foam bullnose, a large crack exists.
Our 6″ long awl meets no resistance where wood framing should be.

Pending further destructive testing by a contractor, our initial conclusion is that the foam bullnose and cracked stucco behind it is the source of the water getting into the stucco soffits of the balconies. Now we just need to follow the waters path down the building and see if structural damage is occurring inside the walls.

If your stucco covered building has cracks in it, water coming out of soffits, if you suspect leaks, we encourage you to seek the help of the experts at William Leys Waterproofing Consultants LLC. We are uniquely qualified to investigate your building envelope problems and come up with solutions to fix them. As former contractors we understand waterproofing and building envelopes like few others do. As a former HOA manager you also get someone uniquely qualified and understanding of HOAs and their needs.

Call today for a discussion on how we might be able to help you. 805-801-2380 You won’t get just anyone answering the phone, you get me, Bill Leys, the owner of the firm.

Deck Inspections, SB 326 Balcony Inspections

How Does an SB-326 Balcony Inspection Report Benefit Your Association?

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THIS IS A VERY DANGEROUS DECK, SOMEONE HAS “SISTERED” NEW JOISTS ONTO THE CANTILEVERED JOISTS THAT WERE CUT BACK.

There are many benefits for your Association by performing a balcony inspection under SB-326, Civil Code 5551. In this post I’ll list a few of the most important benefits.

1.) Our SB-326 reports can help you in showing that your Association is Fannie Mae compliant which assure banks they aren’t making risky loans where deferred maintenance is a problem. Fannie Mae is looking at halting funding on high risk buildings with significant deferred maintenance.

2.) Our reports are preferred by Reserve Study companies as they contain detailed information on the decks and contiguous building materials condition. This allows your reserve study provider to be far more accurate in predicting remaining useable life and replacement costs. We are recommended regularly by Reserve Advisors Inc and other well known reserve study companies.

3.) Your insurance carrier is going to be happier knowing that your Associations decks, balconies, stairs and walkways are safe, waterproof and performing as expected. We’re seeing carriers doing their own inspections, and sometimes refusing to write a policy or the new premium is significantly higher because of increased risk. Our report can help you assure your carrier that the EEE’s are structurally sound.

4.) Your residents will be happier knowing that their balconies are safe and ready for enjoying.

When it comes to selecting a company that performs SB-326 balcony inspections under Civil Code 5551, there are a lot of choices. I hope that you’ll consider William Leys Waterproofing Consultants, as your SB-326 balcony inspection experts to perform your inspection. You can start by giving me a call at 805-801-2380 and asking me to do a free no obligation EEE evaluation of your HOA. (EEE stands for Exterior Elevated Elements. ) Or fill in the contact box to the left and fill in your info and hit send.

With William Leys Waterproofing Consultants LLC as your balcony inspection expert, you’ll be in good hands, I promise. I have 20 years experience as a contractor, inspector and technical rep in the waterproofing industry. My structural engineer has 20+ years experience performing inspections and designing structural elements on multi-family housing. Together we make the best team working for your Association.

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