Deferred Maintenance Nightmares

DEFERRED MAINTENANCE NIGHTMARES

byScott Austin Sidler

“Great architecture has only two natural

enemies: water and stupid men.”

- RICHARD NICKEL

MAINTENANCE FREE?

• Every material has a lifespan.

• Some can be extended by proper maintenance.

• Choose repairable materials when possible.

THE SNOWBALL EFFECT

1. Storm damages shingles and roof underlayment.

1. Storm damages shingles and roof underlayment.2. Water soaks sheathing every rain.

1. Storm damages shingles and roof underlayment.2. Water soaks sheathing every rain.3. Moisture level of attic reaches unsafe level. Mold growth begins.


4. Condensation begins on underside of sheathing causing more rot.

3. Moisture level of attic reaches unsafe level. Mold growth begins.




5. Water begins running onto ceiling plaster and lath.




5. Water begins running onto ceiling plaster and lath.6. The swollen lath breaks off plaster keys causing plaster to sag.




5. Water begins running onto ceiling plaster and lath.6. The swollen lath breaks off plaster keys causing plaster to sag.7. Owners notice water spot on ceiling and repaint.




5. Water begins running onto ceiling plaster and lath.6. The swollen lath breaks off plaster keys causing plaster to sag.7. Owners notice water spot on ceiling and repaint.8. A portion of the plaster ceiling comes crashing down.

WATER IS THE ENEMY

WATER IS THE ENEMY

WATER ENCOURAGES...

• Termites

• Mold/Mildew

• Rot

• Expansion/Contraction

STOPPING THE SNOWBALL

PREVENTATIVE MAINTENANCE

1. Regularly inspect for damage.

2. Know when repair/replacement is due.

3. Think like water.

INSPECTIONS

6 MONTH INSPECTIONS

• Clear roof of leaves and debris. Inspect for any damage. (valleys, flashing, shingles, etc.

• Clean gutters and downspouts.

• Add 1/2 cup white vinegar to HVAC condensate drain line.

• Change air filters (3-6 months).

• Clean refrigerator coils.

1 YEAR INSPECTIONS• Touch up any chipped/missing

exterior painted surfaces.

• Check for any areas of standing water.

• Inspect windows for any missing glazing putty or signs of rot.

• Check chimney cap for loose mortar, bricks or flashing.

• Check for any exterior gaps or caulk failure on siding.

• Trim back branches away from house and roof.

REPAIR/REPLACEMENT CYCLE

PAINT

• Chalky

• Chipping

• Peeling

• Bubbling

• Alligatoring

CHECK FOR SIGNS OF WEAR

WINDOWS

• Cracked/Crumbling putty

• Horizontal surfaces

• Paint wear

• Large gaps around sashes


PLASTER

• Converging cracks

• Sagging plaster

• Water spots

• Bubbling/soft plaster

• Pay particular attention to ceilings


MASONRY

• Cracked or crumbling mortar/stucco

• Spalling bricks

• Missing mortar


THINK LIKE WATER

PLAN FOR WATER

Keep Water Out

OR

Give Water a Way Out

Keep Water Out

OR

Give Water a Way Out

PLAN FOR WATER

IS A HOUSE BEYOND REPAIR?

1.Budget

IT DEPENDS ON...

1.Budget

2.Time

IT DEPENDS ON...

1.Budget

2.Time

3.Skill

IT DEPENDS ON...

1.Budget

2.Time

3.Skill

4.Willingness

IT DEPENDS ON...

“NOTHING IS BEYOND REPAIR”

WHERE DO I START?

“START OUTSIDE”

1.Foundation

“The House Sandwich”

1.Foundation

2.Roof


1.Foundation

2.Roof

3.Siding


1.Foundation

2.Roof

3.Siding

4.Windows & Doors


1.Foundation

2.Roof

3.Siding

4.Windows & Doors

5.Paint


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Deferred Maintenance Nightmares