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!
Instead of stucco you might look at some of the newer EIFS systems that
use a synthetic stucco for the surface. Flashing detailing is important
in these systems and installation by a qualified contractor is even more
important. This is a common method of condo and apartment construction in
Bob Morrison, PE, SE
R L Morrison Engineering Co
...and if the character of the building is a primary concern, hire an
architect with a sympathy for the building and the style to detail the
changes you need done. Your interventions should be sensitively done if it's
as interesting a building as you make it sound.
EIFS are going to give you more of the same -- synthetic or not -- EIFS are
still permeable which can and will mold up just like any other material in
an environment where excessive moisture can be or is present. EIFS bubble.
Think bad sunburn that blisters and that's what happens to EIFS in an
environment such as yours. One crack or pinhole is all it needs.
Furthermore, look around the region. Do you still see EIFS being used as
prominently as they once were? The answer is almost always no -- not
hardly -- because EIFS requires significant skill in application and they
continue to fail too frequently regardless. Warm dry climates yes. Moist wet
If you went with EIFS anyway the best course of action would the removal of
all exterior material down to the surface of the concrete exterior walls.
The EIFS gives all the insulation properties that could be needed and
resolves your other detailing concerns. After many years in actually
building rather than offering my opinion about stuff I've never actually
done the most important part of any project is always always always the
preparation. For EIFS you prepare by getting the cleanest and most evenly
surfaced wall which the EIFS will be attached to directly.
I think I know how you feel about the aesthetics of your place but I would
consider just buying an inexpensive power washer and use bleach in the water
to spray the siding to keep it clean and bright looking. Bleach helps to
kill bacteria which causes mold and a clean and bright siding can be okay
aesthetically. Who knows?
Unless there are significant historic preservation concerns in the
neighborhood and significant resell value which can pay off -- now -- at
this point in time when economic systems are being disrupted to the point of
failure I would suggest going with what you got, save the money which is
better spent on building and keeping a happy family. Go to Disneyland. Take
your family to Europe for a vacation and spend the rest of whatever you have
available to prepare for the coming economic failures, food shortages, and
other nightmares being planned and implemented with murder and mayhem being
perpetrated by the globalist new world order facsists.
<%= Clinton Gallagher
NET csgallagher AT metromilwaukee.com
URL http://clintongallagher.metromilwaukee.com /
MAP http://wikimapia.org/#yC038073&x=-88043838&z &l=0&m=h
Take a look at this product. If you happen to call them to talk about
different types of application, talk with Dan. Their product has been
around for 25+ years and going strong! www.stucoflex.com
Chuck B ~
On Fri, 26 Jan 2007 09:08:01 -0800, Larry Gagnon
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