Rainy Season Leak Prevention
Southern California has been blessed with weather that makes us famous, but also creates some false sense of security for those who are in charge of the maintenance of the structures. The hot weather can take a toll on the sealants that bind various building components. Most sealants are designed to expand and contract but their elasticity only lasts for so long.
Before the rainy weather sets in, we suggest that a building inspection take place and some weatherizing repairs be performed as soon as possible. It’s not too late to start.
Big or small this applies to all types of structures. Let’s work from the top down.
Check all pipe penetrations, loose tiles or shingles, roof mounted equipment, and see if someone snuck in a new TV dish or two. Get an itemization of work required. A photo log may be helpful as most Board members will not be on the roof anytime soon. These minor repairs are worth their weight in gold when the rains start.
Gutters and Downspouts
While on the roofs, check out the gutters and downspouts. Joints are sealed with caulking and such joints can pull loose. Insure gutters are clean and remove any debris. To be proactive, run a hose at the various locations and repair leaks that are evident. Check where the downspout terminates. If the downspout connects to site drains, insure that such drains are working. If downspouts terminate to planters or flatwork make sure that the water will flow to the desired location, away from the building!
If you have a waterproofing material on your common area or private decks, now is the time to clean them off, check for damage and get them repaired or replaced. Potted plants and indoor outdoor carpet are the two biggest items that prematurely deteriorate elastomeric decks. Make a rule that such items are not allowed at these locations.
Stucco and Siding
A common misconception is that stucco and/or siding are the waterproofing material that keeps the water out of your walls. Actually, stucco and siding are the materials that protect the building paper under these systems. The building paper is the primary waterproofing material, therefore; you want to reduce large gaps in stucco and/or siding and make appropriate repairs.
Any unpainted surface is a surface that will deteriorate faster if not repainted. Get that paint can ready and repaint exposed surfaces.
The items listed above are the major components of the Community common areas but there are a number of other items that should be inspected to reduce potential water intrusion. JWC can assist you and tailor make an inspection process to match your communities architecture and needs.
For more information regarding weatherizing your Community, contact
Jon Wayne Construction and Consulting at 1.800.773.7147