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Siding Replaced and Painted

2020Sep21

 

2020 Update: Exterior Repairs (Regular Maintenance)

Every structure has maintenance requirements. Repairs aren't very exciting to anyone but the person needing them done; but they need to be done if you want your home to retain it's value.

A good rule of thumb is to set aside (save up) at least 1% (1/100) of your home's value every year for home maintenance. As an example: for a $360,000 house, set aside $300/month or $3,600 per year.

Part of the decision process in the Green Building Project includes reducing the amount of maintenance needed or, if that is not possible, expanding the amount of time between maintenance expenditures.

  • The TPO roof should need no maintenance beyond pressure washing (to remove lichen and dirt) and the frequency of that is determined by when the effectiveness of the Energy Star(R) Grey color is lost because it no longer reflects the rays from the sun. (This is not to say that severe weather could not cause damage, but that is not part of regular maintenance.)
  • Likewise, the Azec fascia boards that were replaced at the same time the roof was don't rot because they are made from PVC and are unlikely to need replacing. However, they are not unaffected by weather and time (faded paint, wind causing vibrations that either pull nails out or cause the material to break, etc.). Fascia and soffit boards that were NOT replaced with the roof are affected by rot and weather and time.
  • The fiber cement siding also should need no maintenance beyond pressure washing for algae and painting (which is why we chose Sherwin Williams Duration paint: it carries a 20-year guarantee).
  • We did not cover the composite siding under either of the porches with fiber cement because the areas are small and highly protected from weather. Which is not to say they do not get rained on when we get storms that blow rain sideways. Therefore, these areas require special attention when it comes to paint and our choice of Sherwin Williams Duration paint with the 20 year guarantee was especially important.
  • The way the house is designed creates very little run-off from the roof on the outside of the east and west gables and so we have not needed gutters there. However, that means the inside of those east and west gables sends water onto the center roof where it is split to the north over the north porch and to the south over the south porch. Gutters are definitely needed on the porches to minimize the damage from excessive water on the steps of the north side and the deck of the south. (A separate page has been set up for the gutter installation.)
  • The decking of each porch is moderately well protected under their respective roofs, but both need to be treated regularly to minimize rot. And when rot does occur, those affected boards need to be replaced.
  • Any other exposed wood (railings, ceilings and such) need to be protected as well to reduce rot and keep insects from moving in. (All the painting maintenance is included on the Siding and Painting page, 2020 update.)

Major Life Change in 2019 and the 2020 Pandemic Complicate Things

We had hoped to get the needed maintenance done on the house in 2019 but the hubby suddenly found himself becoming self-employed. Not to worry, we weathered it fine and it turned out to be the best possible thing to happen and at EXACTLY the right time because by the time the Pandemic hit in March 2020 we had a year of experience with him working from a home office all set up for video conferencing etc.

The change did, however, push back our plans regarding the house maintenance repairs and we were finally ready to hire contractors at a time when we weren't sure anyone would be able to work on the house due to the Pandemic.

Luckily for us, all of our repairs at this time were external and need only a few people on a crew at any given time. Each crew understood that we require social distancing and masks to be worn when in our proximity (both because we are 60-ish and the farm is considered an essential business so we have to keep ourselves and our customers safe).

It turned out that lots of people decided to have their homes worked on during this time and all of the contractors I wanted to work with had their crews working. Since I was not under a time crunch, it was not a problem to schedule them over the summer and into the fall.

I started with the roof...

2020 Update: Roof Cleaned and Fascia/Soffits Repaired

By 2020 the roof was definitely ready for to be cleaned. It was rather ironic that the effectiveness of the very light-colored roof was being reduced by a living thing: lichen. What is lichen?

"A lichen is a composite organism that arises from algae or cyanobacteria living among filaments of multiple fungi species in a mutualistic relationship. Lichens have different properties from those of its component organisms." Wikipedia

Why ironic? Because I have always wanted to have a "living" roof (which traditionally is made up of plants growing in a shallow substrate of soil, gravel, etc.) and here I had a volunteer organism growing on my roof that I needed to remove so that the roof would not become a heat sink.

I was nervous about having the roof cleaned and so I contacted Jerry from Kansas City Roofing Services, LLC to see if he had a crew that would do it. I really didn't want to void the warranty of the roof and I also wanted someone who understood just how SLIPPERY that roof is when it has any amount of moisture on it.

I also wanted Jerry's crew because they had installed the Azec fascia boards and are familiar with that product. So I was thrilled when Jerry came out to give me an estimate and told me that he would send his crew out between commercial jobs to do the cleaning and repairs. That meant the timeframe was all dependent on when he had a couple of people free and it would help him keep those people busy when they would otherwise not be able to work. Since I was willing to be flexible about this, he gave me an estimate that would basically cover the cost of materials and labor (translation: very little mark up for him and big savings for me).

When the time arrived, Jerry and I toured the exterior with the two-man crew and everything was pointed out with instruction about how it was to be done. Before he left, Jerry also instructed the guys to do whatever additional repairs I asked them to do. Nice. This turned out to be very helpful, because the patio french doors had been delivered and the handyman I had planned to have do the installation became unavailable. The guys helped us pull the old door out and slide the new door into it's place (we took over the rest of that installation... it is a separate project).

It was difficult to get pictures of the roof without being up at roof level.

These two (2) images are a fair representation of what the lichen growth on the roof looked like.

The top image is the north side of the center roof. The peak runs east to west. That means this side of the roof is NOT in direct sunlight most of the time. It turns out lichen LIKES shade.

The lower image is the south side of the center roof. There is a peak going north to south just behind the chimney to divert water away from the chimney. You can see how much less lichen there is because it gets full sunshine except for when the chimney's shadow is across it.

The east gable (the 2nd story side, peak runs north to south) had minimal lichen because it is rarely in shade.

The west gable (the ground floor side, peak runs north to south) had minimal lichen on the east side and a great deal of lichen on the west side because there are trees to the west of the house that shade it most of the day.

These two image show the roof AFTER it had been cleaned.

The guys had harnesses and a ladder that hooked over the peak so they always had a secure place from which to work. One basically worked the pressure washer while the other weighted the ladder as a counter balance type of thing.

They were so quick, I never seemed to get out there in time to take pictures of them in the process. And when I did see them, I was so fascinated that I forgot to go get the camera.

The images also show the new fascia board along the roof of the porch. I decided not to show you what it looked like before... actually, I decided not to show you ANY "before" shots of the spots that needed repair.

All the rest of the images are AFTER pics.

The only thing that isn't represented is the decorative corbels under the bow window. Forest (the senior crew member) did a fantastic job recreating the two outer corbels that had rotted because the original owner had not set them back from the edge of the window; meaning water constantly ran down the window and onto the corbels. The replacements are about 1.5 inches shorter depth-wise so they are sheltered from the edge.

There are even better pics of the clean roof on the 2020 Painting page.

These three (3) image show the floodlights on the corners.

I suppose these areas rotted out because the fascia boards don't extend below the soffit on all sides. Because they are even on at least one side, the water can follow along the bottom of the fascia directly into the soffit.

You can see the difference of the fascia boards on the top image. I'm sure the reason the original fascia boards are not deeper has to do with not blocking the lights. Not the best design... something we will have to keep an eye on.

Also, because these corners had rotted, various types of wasps had made their homes inside the soffits.

Thankfully, the hubby is a beekeeper and we have several beekeeper jackets/veils that the crew used to spray the areas before they went about their repairs.

We don't like to kill things here, but there is a time and place to do so and we needed to make sure that no humans were stung during these repairs.

Same issue on the corners of the top two (2) images even though they don't have floodlights.

On the middle and lower images you can see the fascia boards that came loose/broke from wind vibration. These are both on the west side of the 2nd story.

Strangely enough, the corner on the lower image did not have any repair needed even though it is configured the same as the rest of the corners.

 



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