Thanks.
Have an awesome day!
MIke
Tuesday, June 28, 2016
Turkey Likes My Blog!
I've noticed quite a few blog viewers in Turkey. What do you like about the blog and what would you like to see me write about in the future?
Part 5- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Part 5- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Above Photo: Door pan under double door threshold
A vital part of the waterproofing process is to install a door pan or trough under all exterior 2nd floor doors. Smart Builders know from experience, exterior doors leak and require a way for water to be contained then drain back out to the exterior without leaking below the protective waterproofing layer. On this job, the roofer installed and integrated the door pan into the deck waterproofing system then the exterior French doors were installed in the same day. A layer of glue in extended the length of the door pan before the double door threshold is set in place. In this case the double French doors, jambs and threshold is all one unit. It's important to note the hole for the slide bolt that keeps the center of the doors anchored at the bottom in not drilled through the metal door pan. I can't tell you how often I see this. The new guy is always give the job of installing door locks and hardware. He pulls out a cordless drill and plunges through the threshold then right through the door pan!
Have an awesome day!
Mike
Monday, June 27, 2016
Part 4- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 4
Photo Above: Notice the 1/4" per foot slope of the deck and the stucco removed 12" up vertical walls. Also, the double doors are protected from the weather by a covered roof.
Photo Above: Deck screws have been installed flush or below surface of plywood.
Using deck screws is important as nails may back out and penetrate the waterproofing membrane from below. Screws are installed 6" O.C on the edges and 10" O.C. In the field.
Have an awesome day!
Mike
Sunday, June 26, 2016
Part 3- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Part 3- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Above photo: Old materials have been removed down to 2x10 floor joists. Notice new cant strips have been applied on top of joists to provide 1/4" per foot required slope. New T&G 3/4" plywood, glued and screwed to existing joists.
One of the most important parts of an exterior balcony deck is the slope or pitch. It has to have a minimum of 1/4" per foot by code and to enforce all product warranties. If you don't have 1/4" per foot all product warranties are void.
Any damaged deck joist have been replaced or reinforced by doubling existing 2x10's to be 16" on center.
Notice 4-6" step down from living space and metal door pan under sliding glass door. Both details are vital to keeping the living space dry.
Have an awesome day!
Mike
Friday, June 24, 2016
Part 2- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 2
Above photo: The nasty part of the job, tearing up the old rotting subfloor, waterproofing material and tile.
In this photo the concrete ballustrade along the edge of the deck has already been removed and the workers are tearing up all the deck materials down to the 2x10 floor joists. As you can see the AdvanTech subfloor has disintegrated and turned into a shredded wheat type material. Although AdvanTech is a great material it did not hold up well in this instance when exposed to water on a longterm basis. I replaced it with 3/4" tongue and groove plywood.
Read More- Where to use plywood instead of OSB?
Notice, the flashings and stucco has been removed up the side walls 12". Making sure to leave the house wrap and paper backed lath in tact. This is important as you want to lap the old house wrap and felt over the new materials 2" and maintain the drainage plain. This will keep water from getting behind the stucco then leaking behind the house wrap, felt and flashings.
Have an awesome day!
Mike
Thursday, June 23, 2016
Part 1- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 1.
Let's start at the beginning. Do not place an uncovered 2nd floor balcony deck on your home! Period. By that I mean, a balcony deck that is exposed to the weather. Oh, but they look so cute and there is this fabulous view! In Central Florida they should be enclosed by a roof, walls, windows and doors. In Florida, any balcony deck that is exposed to the weather will eventually leak, period. Perhaps, if you live in Arizona, in the desert, you will get away with it but certainly not in an area that receives a significant amount of inclement weather.
The USA is a big country with lots of different weather conditions. Florida gets hurricanes, tropical storms, horizontal driving rains and end of the world type rainstorms, almost every afternoon in our summer months. Orlando has a 130 MPH wind code. Can you even imagine a 130 MPH wind driven rain? Do you only want your balcony deck not to leak when weather conditions are favorable?
It's a problem I see quite often, a Customer sees something in a magazine they think is really cool and ask for it in a part of the USA where the entire idea will fail or they want to take an idea from where they used to live an bring it with them to the Orlando area.
Read More- Should I Put A Balcony Deck On My Custom Home?
Ok, so you are bound and determined to have a balcony deck on your home even though I've advised against it or worse you already have one on your home. Now what? This multi part post will take you step by step through the process of replacing your leaking deck or how to install the deck the first time with the highest probability it will not leak in the foreseeable future, fingers crossed.
The problem with any deck, it has to be installed almost perfectly and even then it's iffy. Home building is far from a perfect world and all it takes is a pin hole for a water leak. My 30 years of building experience teaches me this.
Above photo: Notice how exposed the balcony is to the weather. It's not like it's tucked into a protected niche. It's like sticking your chin out and daring somebody to take a shot!
Above Photo: So what's the problem, everything looks great up here, right? This door is protected by a 10' projected, covered roof so it is not directly exposed to the weather and that's really important.
Above: Photo of a leaking 2nd floor tiled balcony deck.
A tiled deck is even more likely to leak due to the extreme expansion and contraction forces. Imagine a hot summer day when the tile deck is 150 degrees, too hot to touch and it starts to rain. The deck gets pelted with cold rain at a temperature between 32-80 degrees, depending upon weather conditions. This situation can result in rapid, as well as significant movement. As the tile expands and contracts it has a tendency to tear the waterproof membrane below. It's not as pretty but a floating wood deck (TREX) is less likely to leak as it is separated from the waterproof membrane below.
It's best to install a light color tile as it will expand and contract less than a solid black surface.
The deck we are replacing is constructed of 2x10 floor joists (16" O.C.), 2 layers of AdvanTech sub-flooring, a waterproof membrane with tile applied above.
Floor tile itself, on an exterior application like this is never going to be waterproof, no matter how many times you apply a clear sealer. "I don't care what the TV commercial with the guy in the rowboat says". The waterproofing layer is installed below the tile, that's why it's there because the tile and grout surface is going to leak. The issue with tile, how to attach it to the deck without longterm damage to the waterproofing membrane below and at the same time manage the water that will penetrate the tile flooring?
Read More- Bad homebuilding ideas!
Have an awesome day!
Mike
Tuesday, June 21, 2016
Custom Home Building- Where Do Retirees Go When It's Time To Quit Working?
Custom Home Building- Where Do Retirees Go When It's Time To Quit Working?
Florida is where it's at for people over 60 when they are ready to retire! In fact Florida is preferred over the next 4 states combined. The net migration to Florida in 2014 was 57, 724 people.
So what's the big draw? Well of course the weather is fabulous but Florida doesn't have a state income tax, so that is a big plus! COME ON DOWN!!
Have an awesome day!
Mike
Thursday, June 16, 2016
Custom Home Building- Roof Top Decks Are The New Must Have Home Feature?
Custom Home Building- Roof Top Decks Are The New Must Have Home Feature?
Wow! How cool is that? A deck on top of your home so you can have a birds eye view of the lake (forest) and an extra outdoor living space! Yes, and since the house is already there it's cheap to add and almost free!
I'm not going to put one on my home or any that I build for my Custom Homeowners. My 30 years of building Custom Homes teaches me it's a really bad idea. I don't care where you live but especially if you live in Orlando or the Central Florida area.
This in one of those ideas that somebody dreams up and calls it the hottest trend until that beautiful deck starts leaking rain water into your living room! Oh, I know, we have better roofing materials and techniques that solve all the old problems from years ago. NOT!
Probably, something a Architect dreamed up that designs homes in the desert.
Go ahead and insist that your Builder or Remodeler put one on your home but remember what I said, "It's a really bad idea that you will regret."
Tuesday, June 14, 2016
Custom Home Building For The Millennial Market
Custom Home Building For The Millennial Market
Now that the Millennials have passed up the Baby Boomers as the largest market segment, many Custom Home Builders have shifted their marketing focus too. The economy is recovering, Millennials are moving out of their parents homes, paying down student loans and buying new homes. As Custom Home Builders we need to be attune to what makes Millennials different and meet their needs when building a Custom Home. For this market segment it's all about community, family, flexibility and creativity says The Council of Economic Advisors report.
Have an awesome day!
Mike
Thursday, June 9, 2016
Custom Home Building, Energy Efficiency Is In The Details!
Custom Home Building, Energy Efficiency Is In The Details!
Air infiltration is an important issue that contributes to the overall energy efficiency of a home. Sure, Custom Builders install insulation but insulation doesn't stop air infiltration unless you use spray foam and that has its own issues.
Should I Use Spray Foam Insulation?
What if your Custom Home Builder could provide a few extra steps at minimal cost and save you lots of money over the life of your home? Sounds like a no brainier to me!
What Insulation Do Builders Recommend?
Builders can implement some fairly simple details that can stop the movement of air from the outside the home to the inside conditioned space and vice versa. That air movement is one of the biggest contributors to the inefficiency of a home. Why throw good money in the direction of the power company?
Have an awesome day!
Mike
Wednesday, June 8, 2016
Custom Home Building- If One Kitchen Island Is Good, Is Two Awesome?
Custom Home Building- If One Kitchen Island Is Good, Is Two Awesome?
Kitchen islands are all the rage in custom home building. The eat in kitchen island is very popular. Sometime having two kitchen islands make a lot of sense. The key here is having a great kitchen cabinet designer that explores as many options as it takes to make the Owner's happy. Whether we are building a new Custom Home of Remodeling an existing one.
Read More- The two island solution
Have an awesome day!
Mike
Tuesday, June 7, 2016
What Are The Top 2016 Trends For Patio, BBQ And Fireplaces?
What Are The Top 2016 Trends For Patio, BBQ And Fireplaces?
Consumers are experimenting with BBQ accessories like cedar planks, rotisserie and grill woks, pizza stones and fish/broiler baskets.
Linear fireplaces continue to interest consumers for both indoor and outdoor applications. The sleek modern lines are popular.
Smart technology continues to be hot with smart phone apps tied to various BBQ features that let the consumer know they are out of fuel or the grill temperature is just right.
Have an awesome day!
Mike
Monday, June 6, 2016
Who Owns The Streets In Your Gated Community?
Who Owns The Streets In Your Gated Community?
That's sounds like a question that would have a straight forward answer like, “of course, the Homeowners in the subdivision through the HOA own the streets”. Unfortunately, you might find out that the community doesn't own the streets at all. In fact the community is only leasing them from some paving company. What?
All the pretty trappings of that brand new community could be leased from various companies and that’s why the cost of the lots is so cheap. The HOA could be leasing the roads, walls, gate house, club house, tennis courts, curbs, street lights and even the landscaping. You know what they say, buyer beware and it's always in the fine print!
Imagine my surprise when I joined the Board of my community only to find out we didn't own the street lights in our gated, private community. I get it, somebody else always owns the street lights on public roads but inside the gates, it should be different. The community owns the streets, landscaping, walls, gates etc. but not the street lamps.
It turns out the developer, instead of buying the street lights and poles leased them from the power company. So why would that make any difference? Well suppose all the street lights cost $50,000 and there are 20 lots in the community. That means the cost of the lots would have to increase by $50,000/20 or $2,500 per lot for the developer to make the same amount of profit.
After some investigation I found, the developer leased the street lights from the power company for a period of 5 years at a fixed monthly amount. After 5 years the power company doesn’t replace the street lights and start a new lease, they just maintain the existing lights and poles but the community continues to pay the same monthly rate. If we wanted to terminate the lease and buy our own poles and lamps we would have to rip up the entire community and install our own wires from the meter including new poles at a huge cost. On top of the lease payments we are obligated to pay for the electric the utility company supplies!
Perhaps it's just me. Suppose I lease a new car for 5 years at $300 per month, after 5 years I either own (with buy out) the car or I can get a new one at $300 per month. Imagine if you found out you had to continue to drive the old car and still pay $300 per month forever but the leasing company would just maintain the car? Doesn't pass the smell test, to me!
What if other parts of the infrastructure is leased instead of purchased too? See where I’m going with this? No wonder the lots were so cheap or the developer just sold the lots at the market price and pocketed the difference?
So, before you buy a lot in a gated community you might want to ask, who owns the infrastructure in the community before you sign on the dotted line?
Have an awesome day!
Mike
Friday, June 3, 2016
Custom Homes- Why Solar Power Isn't A Popular Feature In Central Florida?
Custom Homes- Why Solar Power Isn't A Popular Feature In Central Florida?
It's all over the news! Place solar panels on your roof top, slash your power bills and sell electricity back to the power company. There are even companies that will guarantee you bill won't increase for decades to come. Well, not so fast!
Some states like Florida don't encourage solar power. We have nothing but solar energy! In fact the locals hide from the sun like vampires! Find out why selling electricity back to the power company is a non starter in Florida.
Read More- Selling power to the electric company
Thursday, June 2, 2016
Subcontractors- You Get What You Pay For When Building A Custom Home
Subcontractors- You Get What You Pay For When Building A Custom Home
Like Forrest Gump says, "life is like a box of chocolates, you never know what you're going to get". This is especially true when it comes to hiring subcontractors. The best Custom Home Builders hire many subs over the course of their career. When they first start building, they wade through various companies until they assemble their professional team. They take that team from project to project and only replace trades that turn bad or when their pricing gets out of line.
Production Builders bid out each project and hire the lowest bidder. Do you really want the lowest bidder building your custom home?
Below is an example of how a poor subcontractor really costs a buider as well as the Homeowner.
Read More- Hiring Subcontractors
Wednesday, June 1, 2016
What Are The Top 20 Most Innovative Products For Custom Homes In 2016?
What Are The Top 20 Most Innovative Products For Custom Homes In 2016?
When building a custom home or remodeling, Owners want to carefully examine all their options when it comes to features and new products. Below is a great list of the most innovative product solutions of 2016.
Read More- 20 most innovative products of 2016
Have an awesome day!
Mike
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