damages and the causes is critical to making these claims. We partnered with a contractor to perform exploratory openings in the finish system to reveal and document the extent of damage. This investigation confirmed the need for removal of all of the existing siding, waterproof decks, windows, sliding glass doors, and rails; substantial structural repair; and an all new building envelope. We also reviewed the condition of the buildings’ low slope roofs, which were generally in good condition. We provided a limited recommended scope of repairs and remediations to preserve the existing roof and substantially extend its life expectancy.
OAC established a proposed scope of repair and developed a product matrix of both the finish materials and the weather resistive systems. A fiber cement panel system with accents of a horizontal stained tongue and groove cedar was selected, along with all over furring, which creates a rainscreen system that has much greater drying potential than traditional direct applied systems. We worked with a design architect, who provided aesthetic façade design, and assisted in the design of signage and the selection of colors and finishes. The design process included the development of 3D building models showing the arrangements of colors and materials on the façade. The previous siding system had used additional layers of foam to create some depth to the frontage. We used over-framing, deeper furring behind the siding to highlight vertical elements like the chimney chases and the entry stair towers. We also developed a cornice at the top of the building that serves both an aesthetic and practical purpose, i.e. it reduces the amount of water contacting the wall.
The redesign was also an opportunity for owners whose decks had been previously enclosed to consider reopening them. We developed two approaches to the deck spaces, one enclosed and the other open, to accommodate both styles and give a consistent appearance.
We engaged a contractor early in this process to provide preconstruction services, including early project estimates, construction schedules, and means and methods. With the contractor, we developed a phased approach to first address the water intrusion and ongoing decay of the wood structures and postpone less pressing work on the garage and plaza. Collaboration with the contractor provided cost and scheduling information to inform the selection of materials and allowed us to develop details for the repair that accounted for their sequencing.
Next, OAC Services prepared plans for building department review, which includes reviews for structural modifications, energy usage,
code compliance, and land-use/planning. Additionally, due to the proximity to sensitive habitat and a water edge, strict development restrictions applied to this project. However, we were able to show that there was no harm to repairing the building or returning the decks to their originally permitted condition.
Since the insurance claim was continuing, our documentation of damage continued throughout the demolition process. A team preconstruction meeting provided us with the information needed to support the pursuit of a settlement. As the existing siding was removed, OAC documented the damage to the sheathing and as the damaged sheathing was removed, we documented damage to the framing. OAC provided a declaration stating the extent and the cause of the damage to support the HOA’s case.
When construction begins, so do the inspections required by RCW 64.55. We performed weekly site visits to observe the installation of the weather barrier, the penetration flashings, windows, doors, and deck coatings. Field reports summarized findings to keep all parties abreast of progress. When window and door installations were complete, a representative sample was tested to confirm their performance
During construction, the HOA’s attorneys reached a settlement with the insurance company to provide funding and offset the costs to the individual home owners.
As the project neared completion, we worked with home owners to ensure that their interiors were restored and that all the work was delivered in a ‘like new’ condition. The ongoing field reports and punch list allowed OAC to certify compliance with the building enclosure design. The remainder of the closeout for this project included the contractor’s submittal of an operations and maintenance manual that includes product warranty information and descriptions of the maintenance required for the warranty. The manuals are a resource for the HOA and their maintenance staff to preserve their newly installed façade, and to know when it should be repainted or recoated. Proper maintenance is key to preserving a building and protecting the investment.
If you find yourself in a situation similar to the Sunrise Condominiums, consult a building enclosure architect to guide you through the steps of defining a scope of repair, developing a building enclosure design, and carrying out the repairs. And don’t forget to check to see if your insurance can be a resource to help fund repairs.
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