The 2 photos in the links below were taken with camera pointing up at bottom
of siding. Does with wood BEHIND the siding in these photos look rotted to
you? If so, the condo association is responsible for wood replacement on
the outside of building. If the wood is rotted, should I insist they
correct this issue or is this something "minor enough" that I shouldn't be
"pestering" them about it?
Reason I am asking is that I've had carpenter ants get into my kitchen (as
much as 10 in one day early in March). I've been able to keep the ant
situation under control (so far) by spraying into the gap between counter
and wall on the inside of kitchen, as well as spraying the outside of the
building where the wood meets the cinder block wall. However, since I took
a peek underneath the siding and, to me, the wood appears rotted, I am
wondering if I should be insisting that the association replace the wood
behind the siding?
This is why you pay Condo Association dues. I was on the Board
of a Condo Association many years ago. Someone made their own
exterior repairs and we read him the riot act. It didn't matter
that he had done excellent work as we had a contractor on contract
who had posted a bond to guarantee his work as long as nobody else
did the work - owner, tenant, or another contractor.
You will need more ammunition before going to your property management and
insist that the siding be replaced because you have ants. The pictures only
show a tiny portion of the underlayment. You should get an exterminator in
to determine exactly where the source of the problem is. If it is related
to the siding ask the exterminator to write a report that you can present to
your board of trustees. You should also ask your neighbors if they have an
Does with wood BEHIND the siding in these photos look rotted to
That looks like rotted water damaged OSB (oriented strand board) which
is used to sheath most construction these days. Having seen plenty of
damaged OSB during the hurricanes of '04 in FL, Im pretty sure you have
rot going on there.
It would appear based on the second photo that you have had some type
wicking in this area. With the swelling of wood in some
areas and not other and
the flaking. Question, what year was this
built? Is that the old OBS with tar
on one side to seal the house?
It also appears that your house wrap was not put
on correct or it too
has water damage. I would have someone look at this, it
may cause a
mold issue, if not already.
Sure is hard to tell from those photos, but it does not look
to me like it is in very bad condition. If that is the bottom
of the siding, then water is going to splash or drain down to
that point and saturate the sheathing. Since it is exposed it
is going to get wet. You would probably be better off having
them install some flashing to protect that bottom area from
whatever is causing it to get moisture. Even an elastomeric
paint would be better than nothing.
Unforetunately, you are dealing with a standard method of
construction which does nothing to protect your sheating. It
is going to get worse unless the situation is addressed. In
addition, you have siding laid directly over the sheathing
with no room to breathe. Unless the siding is primed on the
back side, this will cause paint to fail prematurely, and
accelerate any moisture problems with the siding.
You can insist all that you want, but until a good contractor
comes out and looks at your situation, you will only be
blowing smoke. A good contractor can assess the situation and
come up with solutions that you can present to the HOA. They
can't ignore that. You should try to get your neighbors
involved and increase your voice with numbers.
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