We just bought a home built in 2000 located in a summertime humid
climate. We used to live in a dry climate where water damage was
pretty much unheard of.
It looks to be about ready for paint, and the front covered porch
floor is rotting in several spots, so that needs work. Also, some of
the siding where the planks butt together look like they should be
caulked, and maybe some caulking around the exterior of the window.
And there are some leaks in the gutters and some of the facia board
(the finished edge of the roof?) looks to be black/rotting.
Overall it's in great shape, but in need of some 8+ year
What else do I need to look for? What are the solutions to these?
When/where and how do I do the caulking?
Looking for basic problem identification and resolution.
Start with these:
Once you've got a general idea of what items need to be considered,
head off to your local bookstore and browse through their offerings to
which books cover the items you are interested in.
As a first time homeowner 20+ years ago, I learned a lot from this
book - still have it -
Renovation: A Complete Guide
by Michael W. Litchfield
John Wiley & Sons; Inc - Publisher
TH4816.l57 643'.7 82-7100
ISBN 0-471-04903-4 AACR2
Don't let the word "renovation" scare you away. I have found
renovation guides to be very good at explaining what is going on in
older homes, as well as providing some examples on how to repair
problems. Sometimes figuring out what is supposed to be happening
goes a long way towards figuring out why it isn't!
Rot is certain on the covered porch - wrap around - floor. It's
tongue and groove, which IMO was not the best choice. It makes a nice
porch, but water pools in some spots and does not drain well enough.
The outside edges of the floor are exposed to the elements also.
We are in NE KS and it's humid here much of the year. I may try to
replace some boards, sand, and apply a good coat of paint.
What hold up the porch on the outside edge? Posts sitting on concrete
blocks, like a deck? Stare at it awhile, and see if there is any way to
shorten the posts about a half inch or so, even if you have to add that
quarter inch back above the deck, under the posts that hold up the roof.
A little slope to the porch deck will slow down the rot a bunch. Slope
it the same direction as the t&G grooves, of course. Most porches are
amazingly flexible, and fine-tuning reality is often possible. A botttle
jack and a few blocks to 'unload' one column at a time makes things go
easier. Hillbilly solution, if there is drainage under the porch- just
drill a few weep holes at the ponding points. They don't need to be big.
Posts sitting on concrete blocks indeed -- 8" x 8" posts
In fact one of the concrete blocks has settled a bit and the post is
not touching it -- the framing is "hanging" the post.
I shudder to think about cutting the post - a) because I hate messing
with structural components and b) because I'm not sure how I'd get a
straight, clean cut across the 8x8.
But the posts run from the concrete pad to the supported "roof/
ceiling" -- which then joins into the roof of the house (it's one
But.. somehow the floor of the porch has to be "tied into" those
posts. Maybe I can drop that a bit. I'll have to see if I have
intermediate support -- but doubt it -- the porch is only about 6 foot
wide, so probably joists from house to the stringers on the posts (my
terms could well be wrong here).
And yes, to the other post, it is the outer boards that are decaying.
A few spot inner boards should be replaced also. And the porch is
open , aka not enclosed - but the roof does extend over it.
So it sounds like I should replace the decayed boards, and then apply
some good paint -- currently white and worn.
On Tue, 6 Jan 2009 13:59:54 -0800 (PST), coloradotrout
My experience with T&G is that it is a great product for properly
sloped porch floors that are exposed to the elements. It lasts much
longer than other flooring products under roof cover. In closed
situations, so far my experience has been fine based on closing up a
back porch and retaining the original floor (had to replace the
outermost boards first, which had rotted from years of exposure).
What would be your best choice of flooring?
but I like your optimism for the T&G - -it's leaning me towards trying
a repair/replace with a fresh coat of paint
I'd prefer to have used a colored stain, but not sure if I can get all
the old paint off w/o major effort
On Tue, 6 Jan 2009 10:59:40 -0800 (PST), coloradotrout
There is a one word reminder of what can reduce the value of your
investment more than anything else. It is WATER.
Water can damage from roof leaks that will destroy interiors or
cause mold problems, and water can be even more damaging from
basement/foundation leaks. Always be on the lookout for ways
to stop water damage.
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