We own a 1948 constructed Art Moderne design, flat roofed, concrete walled
home on Vancouver Island (wet winters, warm dry summers). The
exterior of the home was clad in vinyl siding in 1989 because the previous
owner was tired of repainting the old stucco every three years and because
he wanted to add a 1" layer of polystyrene insulation to the exterior
concrete walls. There is an Art-Deco detailing just below the roofline so
the siding/insulation starts 1' below the roofline, creating a 2" capped
lip where the insulation-siding starts and continues to ground level. This
flashing "lip" is sealed against the concrete wall with caulking.
We are considering replacing the siding with stucco to return the home to
its original look (flat white stuccoed walls with rounded corners
into the window frames). However, we are very concerned about
doing so in this wet winter climate with a flat roof and no over-hanging
eaves as we foresee it as being a high maintenance option and see
potential for :
1) lots of cleaning or repainting green mold at the end of each winter
2) potential for water damage in behind the lip where the new stucco would
meet the concrete wall
3) staining at the splash level where the stucco would meet the sidewalks
We are not prepared to remove the insulation to have the stucco flush with
the exterior concrete. We are beginning to think that as nice as it would
be to return to a non-vinyl siding look that the maintenance nightmare
would offset the benefits of a "nicer look".
Any ideas or suggestions appreciated!