What to expect during deck replacement work

What to expect during deck replacement work
By Sunnetta Ransom, Embarcadero UOA G.M.
As you probably know, we have initiated a full deck replacement program, which began in 2008 and is
scheduled to wrap up in 2014 or possibly 2015 (depending on potential unforeseen issues). All 253 decks
on property will have been replaced once this project is complete. We have contracted with an outside
company (R&R Houston Builders) to do this work. This program includes replacement of doors, door
pans, old windows with new vinyl windows (one that opens for venting), flashing, repair of all dry rot
found, new wood or vinyl decking, sidewall shingles, floor and roof-line gutters. The following is
information that should be helpful in scheduling occupancy of your unit and understanding the process:

Plan for 4-6 weeks downtime: Although this might seem like a long time, there are many factors
involved during the work: The old decking has to be completely removed. In some cases there
are layers of concrete on top of and below the plywood. All floor and deck joists are inspected for
dry rot and must be repaired. In some cases the ceiling of the unit below has to be cut open to
make the repairs to the floor joists. Sometimes the dry rot continues to the corner of the building,
to partition and exterior walls. In other cases, a beam will connect to a neighboring unit which has
to be replaced. The condition of the “unseen” is the largest factor in determining completion time.

Owners need to refrain from using their unit during this time: We work with owners and/or
their rental agent to schedule the best time to make these repairs. We start by completely “tenting”
the deck with reinforced plastic. This protects the unit and allows work to continue during the
rain, but also completely obscures the view. All living room furniture is moved to the side and
covered with plastic. Carpet shield is also laid on the carpet and flooring to provide added
protection. Workers’ tools, materials and work space take up a portion of the front room, making
any of that area unusable. (See below about live-in occupants)

How units are chosen/prioritized to receive new decks: Currently decks that are actively
leaking into units below are a top priority. The next priorities are the decks with rotted/leaking
doors and/or fogged windows. Safety concerns also factor into the priority list. If the door is the
only problem, in many cases we are able to replace just the door (with the exact type and method
used during the deck replacement program) and then the deck can be scheduled at a later date (reusing the same new door). Connecting floor gutters can play a part in scheduling. See below.

Connecting floor gutters: Some of the #300 & #600 level (3rd floor) decks share a common floor
gutter with their neighbor. In that case, both decks have to be replaced at the same time. It’s
possible that one deck will have active leaking issues, causing damage to the unit below, and
because the gutter connects, the neighboring deck has to be replaced at the same time (which may
not have obvious signs of problems). However they all have varying degrees of dry rot.

Change in window configuration and “slider” vented window option: All units in buildings
A-G were built with floor to ceiling windows and small trim wood pieces surrounding the glass.
Years of wind-driven rain has made its way around these windows adding to the dry-rot and
leaking problems. We have redesigned the deck with a 24” “short wall” which is flashed and
sealed to keep water out. These short walls do not interfere with your view. Stainless Steel head
flashing is installed above the new windows. We work to keep the window width the same so this
does not interfere with re-using your existing blinds. You will be given the option to have a
“venting window”. This will either be a slider or single hung window and will depend on your
particular window configuration. Usually our construction manager and I can agree on the best
placement. However owner input is welcome for location preference.

Wood or Vinyl decking: First floor wooden decks are replaced with treated 2x6 fir, and Second
& Third floor decks are replaced with plywood covered in a vinyl membrane product called
“roofseal” produced by Global DEC-K-ING out of Blaine, Washington. During the application
process the vinyl membrane product (which acts as its own flashing) is adhered to the plywood
deck and is wrapped 8” up the side walls and through the door opening. A Stainless Steel door pan
is installed for added leak protection. Corners and floor gutters are then heat-welded to the
membrane and counter-flashing is added to produce a water-tight seal. 30# felt paper is applied to
the side wall and down over the vinyl membrane and then #1 cedar shingles are installed over the
felt paper to finish the job.

Parapet wall: Several units have parapet or “½ walls” that provide privacy for a portion of the
deck. It is possible to remove these walls during the deck replacement process (and replace them
with pipe-railing to match the other portion of the deck). Some owners have requested these ½
walls to be removed to enhance their view. The cost factor for this process is not an issue because
we are able to then eliminate the installation of the Stainless Steel floor gutter. If your deck has
one of these ½ walls, and you would like it removed, please let me know.

Scheduling of future decks: Currently, decks with a priority status are replaced from January to
mid-June, and October to December. We try to schedule around Seafood/Wine Festival, Spring
Break, Summer Break and Holidays. Once all of the priority decks are complete, the plan will be
to replace decks in groups, building by building. This will increase efficiency and reduce costs.

Occupancy during construction: While this situation is not optimum for efficiency of replacing
your deck, it is possible for occupancy with limited access. For 1-bedroom units, a plastic “wall”
between the living room and the kitchen is created so occupants can use the kitchen, bathroom and
back bedroom. The living room area will not be usable, and there will be no view because of the
tent over the deck. Noise, fumes, dust and working personnel will be a major inconvenience to the
occupant. (These same disturbances may affect occupants in the units below the deck being
replaced.) Basically the occupant must live in the bedroom or the adjoining room if this is a 2bedroom unit. Studio units (the smaller side of a 2-bedroom unit) will be completely unusable
during its deck replacement. Working around a live-in occupant can increase construction costs
and job length by as much as 20%.

Notification steps and clean-up process: I prefer to communicate with owners by email about
the timing, condition and issues with their deck. This provides written documentation for both of
us, and helps to keep everyone in the loop. We do our best to estimate a completion date, once the
condition of the sub-deck is known and adjust that date as necessary. In most cases I document
the work with photographs and send them to owners for their records. The workers remove debris,
shop-vac the unit and move the furniture back into place. Housekeeping is then scheduled to clean
the unit and prepare it for occupancy.

Benefits: Owners with completed decks have commented that their units feel dryer and warmer
thereby increasing comfort and providing for a potential future reduction of heating costs. The
vented window allows for air circulation without propping open the patio door. The improved
design allows for a “sealing of the envelope” to protect and extend the life of your
investment…not to mention, it just looks great!