Mr. E   - Photo Gallery : Southern MD Project

Water Damage = Rot, termites and mold

When carport was converted a row of block should have been used. At least flashing.

The water rotted the sheathing and sill.

Sill upgraded to 1/2 inch 5 in anchors to slab. Additional Metal hurricane straps added.

every other stud and each column fastened by metal strapping to beam.

Outside view: 3 combo view. Cut the sheathing a foot up. Used ring shank and rubber washer triple galvanized nails and HD construction Adhesive.

Ceiling is peeling texture coat. Root cause.

The nails used to apply drywall were spaced too far apart. 24 inches (truss width) Should have been 7 inches furred out perpendicular and used screws.

Insulation upgrade to R13 from R11. Applied foam as needed.

Outside siding found to be installed with too small nail head. will pull siding, tyvek and install siding with correct nail. 1.25 long .8 dia 3/8 head galvanized roofing.

 

 

 

 

 

 

 

 

 

 

 

The siding was to be reinstalled on the first 2 feet. Upon review the nails were found not to be in spec (nail head size) and not enough nails per row. Some rows were not locked in.

 

 

 

 

 

Taping / joint compound in progress. Artist rendering of oak beam veneer.

Root Cause: Fix - layer of protecto wrap, silicone seal, Flashing w/ liberal application of silicone, Tyvek home wrap.

 

Before and after photo to compare.

Click on picture for enlargement....

  

 

The floor was so nice it was decided to do two bedrooms.

The Half Bath received a new tile floor.

With new room, new paint, new floor, new fans, lighting fixtures this place is rated A number one sweet. Nice job to the home owner who spent many hours deciding on colors, types of material, and technical aspects of this remodel.

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  • Energy bills high due to excessive open shell:

    • Imagine having an open window day and night, summer and winter.

  • Sound control: open wall means unwanted noise.

  • Health: Mold, animal droppings

  • Comfort: add a register for Heat/AC, no drafts

  • Aesthetics: Dated paneling , ceiling peeling

  • Termite damage

Sources:

Book from PATH: The Rehab Guide, Volume 2: Exterior Walls

Step by step from: HammerZone - Replacing Rotted Sill Or Bottom Plate

Protecto: BT25XLButylHybrid.pdf 

Energy Star . GOV Insulation and air gaps

USG Sheetrock: construction-handbook/chapter1.pdf

Vinyl Siding: Guide to Vinyl siding installation

Duct Ac : Ductwork Guide

 

Inside yuk, missing sill etc. Almost a full doorway of space to the outside. Not good for energy bills, or your health.

My solution . Jack up replace sill with treated wood, but add .25 mill Protecto Wrap between sill and slab concrete.

Day 2 shows sill going in and demoed walls.

Termite damage was limited to 3 (4x4) columns replaced with treated lumbar.

Few studs and headers were replaced. In all 14 2x4 by 8 was used.

Middle view. Shows sheathing installed, gap foamed, and the protecto .25 mil up the side. Another sheet of protecto will be added from slab up the wall.

Then the metal flashing over the protecto, then the tyvek home wrap.

The furring 1 x 3 were added perpendicular to the truss. 16 in OC. Additional screws were set into existing drywall for added support.

Good news , insulation is at 7 inches blown in. R22. Added 1/2  inch (R-MAX) R3.3 product between furring.

1x3 must use screws.

Rent a drywall lift for ceiling drywall. easy and efficient.

I stagger and apply horizontal

I used screws and HD construction adhesive

This is showing to date 85 hours of work.

Anytime adding a nail or screw to treated lumber make sure you have the right kind triple galvanized.

 

The Drywall is in and taping / compound is in progress. Oak veneer rendering of beam.

 

Root cause of

"no flashing"

 was solved with 3 layer system and treated lumber for sill.

 

 

 

The "J" channel was to small and did not hold the siding well. Water was getting into the sheathing at the at the connection highlighted in the picture.

Tyvek home wrap works as a air and water barrier.

Siding is at least 20 years old, but not in bad shape. Just installed wrong.

 

 

 

 

 

 

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