Paint preparations and deck inspections
Question No. 1
Hi Robert,
We have written to you in the past and you have always given us great advice and referrals. We really enjoy your column.
We would like to get the outside and inside of our house painted. We will wait on the inside until after the COVID-19 dies down, but would like to get the outside painted soon. Can you recommend a few people that we can obtain estimates from?
We would like to get the wood trim and the stucco painted. Also, do you recommend spraying the stucco or using a roller? We’ve received different opinions from some of our friends on this subject. Do they normally pressure wash the house before they paint? Thank you for any advice. It is always greatly appreciated.
Hope all is well with you and your family during this COVID-19 time.
— Karen and Walt M.
Answer No. 1 Karen and Walt,
Thank you for being Signal readers.
You should always wash the surface you’re going to paint to get the airborne dust and grime off. Most painters will spray paint the stucco, for efficiency purposes.
If the stucco has a heavy lace you can only spray it because the paint needs to get into the crevices of the surface. Rolling would be much more labor intensive and costly.
You can always request that they double coat the stucco to be sure you have enough product on the surface. Typically, the trim is usually rolled on once the stucco is sprayed. Referrals of local contractors sent. Best of luck to you.
— Robert
Question No. 2
Robert,
We are part of a homeowners association here in Santa Clarita. I’ve attached a photo for your review, hoping you can help.
We have a deck being repaired by the association and, when the contractor opened up the decking surface, he said that there is a beam approximately 6 inches wide and what looks like 12 to 14 inches deep, based on his view from the top. Approximately 50% of the beam at the rail on the right (photo) is rotted, so he is recommending a structural engineer come out and assess this situation.
Can you offer advice please, on if this is necessary? We’re scared and want to be sure that the proper procedures are followed since this could be a big issue over the years.
— Jeremy H.
Answer No. 2
Jeremy,
I’d first ask that the contractor open up the entire length of this beam to expose every visible area and assess the condition and connection points. This is called a destructive test — it aids in assessment and planning of necessary repairs.
The only way to know is to expose the entirety of the visible length, for assessment. Even if a structural engineer came out immediately, he’ll call out this same thing, opening up the area so he/ she could visibly inspect and assess what is needed, unless there are prints available for review.
The building looks a bit older to me so the likelihood of prints being available is low, so this would be the next step.
I see these situations all of the time and I am certain that the source is the corner of the balcony where so much rotting has occurred. The decking system has likely been leaking for years and not been tended to.
If your association has multiple decks in the same condition, I would encourage you to request they have all decks inspected, especially on the same side as you (generally there is one side worse than others due to weather), because if one is in this condition generally more are and, when structurally unsound, life-safety is the first concern.
Following, it is the integrity of the building itself that then plays into the values. Many concerns here. If your contractor is well-versed in structural repairs then they could handle the repair, but the city absolutely needs to be involved with permits and plans, to ensure that the repair is inspected and signed off on.
This is your insurance that codes are followed and your investment/safety are ensured. They will be sure to expect proper connection points with Simpson clips, and proper shoring of the balcony during repairs.
It will be a costly project at this point from what I can tell, but if your association is responsible for the repairs, you’ll only need to watch and be sure it is done correctly, and allow access.
Above all, ensure that the contractor used is licensed, insured and has plenty of experience in structural repairs.
Best of luck. — Robert
Robert Lamoureux has more than 40 years of experience as a general contractor, with separate licenses in electrical and plumbing contracting. He owns IMS Construction Inc. in Valencia. His opinions are his own, not necessarily those of The Signal. Opinions expressed in this column are not meant to replace the recommendations of a qualified contractor after that contractor has made a thorough visual inspection. Email questions to Robert at robert@imsconstruction.com.