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The Village on the Green is a not a condominium.  Phase one consists of six individually owned homes.  The homes are aligned in pairs similar to duplexes.  Unlike duplexes each home is individually owned and the structures are engineered to stand alone.

The buildings were constructed in 1997.  The building owner settled a lawsuit against the builder in 2002.  The building exterior was replaced in 2003.

The owners were represented by counsel; Sandy Levy of Levy - Von Beck & Associates P.S.    Mr. Levy negotiated a settlement that provided the homeowners to proceed with replacement of the EIFS, the deck waterproofing gutter and roof repairs and the damage to the structures.  

The buildings exteriors were investigated by Jim Carlson of Range and Associates who also provided summary specification instructions.  Jim was subsequently engaged for limited observation of the repair contract.

Western Exterior Service, Inc. (WES) was engaged as the general contractor.  The project manager was Mark Reichlin.  The Superintendent duties were split between Monte Qual and Jeff VanEyk.

The project consisted of; removal of all of the EIFS cladding, and repairs to the deteriorated sheathing and framing.

A new Weather Resistive Barrier (WRB) was installed complete with; window flashings, transition flashings, and vents.  Wood battens and insulation was applied over the WRB to replace the insulation of the removed EIFS

A new cladding system was selected consisting primarily of cement fiber siding with wood trim.  The deck and entry support posts were clad with stucco.

Six deck structures were supported by twelve posts, all of which were in an advanced state of decay.  All the posts were replaced and the deck structures were saved.    New vinyl sheet waterproofing was applied overt the decks.

Gutters were modified and downspouts added to eliminate concentrated water spilling over the composition roofing.  

Changes to the Appearance:

The owners decided not to replace the original EIFS exteriors with new EIFS.

WES engaged an architect to develop renderings showing various cladding options.  The owners settled on cement fiber siding with stucco on the columns.

Insulation:

The insulation value of the EIFS was considered during the original construction.  The removal of the EIFS would result in an ‘R’ Value reduction.

WES engaged an energy consultant to perform calculations and provided appropriate reports for the City of Bellingham, Building Department.  The calculations showed that installation of 5/8” foam insulation between ?” cedar battens would meet the energy code requirements.  The calculations were included in the initial permit applications which were promptly approved.  The new insulation was applied behind the siding.

Project Contracts and Communications:

The homeowners were not represented by a homeowner’s association.  A separate contract was required with each homeowner.

It became apparent early in the project that the communications must be handled differently than as with a condominium where all communications are directed through the board.  Monte Qual begin meeting briefly with each homeowner at least once a week to address their individual concerns.

Damage Repairs:

Damage was worse on some homes than on others.

The homeowners and their counsel agreed that the cladding replacement cost and the related damage would be shared equally and funded by the settlement.  The funds were administered by Levy Von Beck & Associates, who also administered the contract.  The payments were made on time and the project came in under budget.

Deck Drainage

Water draining from the decks had damaged the columns where it entered.  Drainage on the surface resulted in persistent staining.  It was difficult to control the water because it drained on both sides of the post nearest the door.

The drainage edge near door was raised and the deck slope was adjusted to divert all water around the column to the west edge of the deck.  Gutters were applied at the west edge.  All of the water is now collected into a single downspout and conducted directly to the ground.   

Hardscape Transitions

The concrete was poured up against the wood sheathing at the front porch and rear ground floor patios .

A repair detail was implemented that allows the WRB to drain, but prevents the water from flowing between the concrete and the wood.  First surface of the concrete was treated with a cementitous sealer.  The surface was then primed and polyurethane waterproofing was applied extending up the wall.  The membrane protects from above and also prevents surface water from entering.  A sheet metal flashing was applied over the membrane provide and attractive finish to the repair.  The new building paper lapped over the vertical portion of the waterproofing and the sheet metal flashing.

Color Coordination

Colors were selected for the siding and trim with the homeowners in joined units working together to coordinate colors.  Following selection by the homeowners, one quart samples were mixed and applied to wall surfaces.  Some of the colors selected were to dark and were immediately rejected by the homeowners.

WES always paints a mock up panel when custom colors are selected.  Colors that look good on a 2” card might not look good on a wall.  It is important to see the color on the actual surface in outdoor light.  In this case, providing the one quart sample and mock up prevented a color disaster.  No paint or time was wasted.

Damage at Service Panel

Severe deterioration had occurred behind one of the electrical service panels.  The panel required removal for repair.   

Jeff Van Eyk scheduled the repair with; the power company, the electrical contractor, and the electrical inspector.  Power was shut down and the panel was removed.  The wall was rebuilt immediately.  The panel was restored and ready for inspection that afternoon.  The power was on when the homeowner returned at the end of the day.

Wet Ground Conditions

One of the homeowners had severe water seepage.  Water did not drain well from the crawl space and the back yard was constantly wet.  The conditions were not addressed by the claims and settlements with the original builder.

The slopes in the crawlspace were adjusted so that ground water in the crawl space ran freely to an existing drain.  The pools that were occurring in the crawlspace were eliminated.

A trench was dug and a perforated drain line was installed to control the rising water table.  The pipe was protected by filter fabric and the trench was filled with crushed rock to the surface.  The crushed rock formed a gravel path that also collected surface water.

Door Replacement

Doors that were exposed to the weather had performed poorly

New fiberglass doors, by Stanley which had been tested for water entry were installed.  Careful detailing of the threshold and flashing of the jambs and heads prevent water entry around the door unit.

Roof and Gutters

The gutters from the upper roof sections spilled concentrated flows of water onto the composition roofing.  In some cases this water was directly up slope from improper eave to wall (kickout) flashings.

Kickout flashings were applied to prevent water entry at the eave to wall conditions.  Gutters were re-sloped and downspouts were added to provide a more direct patch for collected water to the storm-water system.