MossflowerWoods
Super Member
- Joined
- Aug 12, 2011
- Messages
- 5,419
- Location
- Fredericksburg, VA
- Tractor
- Kioti DK50SE HST w/FEL, Gravely 60" ZTR Mower. Stihl MS290 (selling), CS261, & FS190 + Echo CS400 & 2010 F-350 6.4 PSD snowplow truck
Yesterday & the day before I took advantage of my unexpected time off between jobs and did some repairs at one of my rentals.
I knew I had a little bit of dry rot in the brickmold around the windows of the den,and my tenant was willing to assist me with the project for fun. So I went over and started demo on Thursday. I had had a guy make some dry rot repairs maybe 4 years ago when I was traveling weekly and he did a HORRIBLE job, most of what he did was spray foam, molded and sanded and painted!!!!
The dry rot was WAY WORSE that I expected. at one point I was able to just stick my thumb through the plywood and poke it right into the insulation in the wall!!!!!
Thursday we completely skinned the entire outside face down to the studs and discovered there was NO MOISTURE BARRIER! the trim ha dry rotted, and then it had dry rotted the band board surface and some non-bearing 2x4's under one of the windows!
Thursday we added a large sction of 1/2" OSB from the bottom of the windows to the bottom, added a Tyvek moisture barrier over the whole face, and started on the brick mold. I had made a command decision and I spent the evtra $$$ on pvc trim boards that will NEVER ROT. all the brick mold, 1x4, and trim is PVC, the 1x8's are "Armor Board" supposedly good for 30 years. the decorative molding is PVC, and the 1/4" plywood insets are primered on all edges and the back. This should NEVER dry rot again. Materials cost me about $300.
Friday we finished the complete reskin. Note for scale, the windows are 7' x 2'. th long boards on the sides we had to rip 1/2" off them (we primered all cut edges and bare wood BEFORE assembly, and two coats of KILZ primer on the outside face of the plywood). We also used up the first tube of XST caulk.
My tenant said, it's 5pm on Friday, let's clean up and have a beer. So we did. I need to figure out a good solution for filling the nail holes in the PVC (will wood putty still work?) before I paint.
I'm not sure if I will finish this weekend, or Monday. I also need to repaint the trim around the fromt door, and the bay window trim in the dining room (which thank God is not rotting yet).
Before these tenants move out in the fall (they're building a house out at Lake Anna) he and I will also need to rebuild the two garage door trim sections, because the same shady contractor only flipping spray foamed those repairs also! GRRR!
Be well all,
David
PS - I really feel like I shold be able to sue the original contractor for not having any sort of moisture barrier on exterior wood walls!
I need to finish caulking and paint it.
I knew I had a little bit of dry rot in the brickmold around the windows of the den,and my tenant was willing to assist me with the project for fun. So I went over and started demo on Thursday. I had had a guy make some dry rot repairs maybe 4 years ago when I was traveling weekly and he did a HORRIBLE job, most of what he did was spray foam, molded and sanded and painted!!!!
The dry rot was WAY WORSE that I expected. at one point I was able to just stick my thumb through the plywood and poke it right into the insulation in the wall!!!!!
Thursday we completely skinned the entire outside face down to the studs and discovered there was NO MOISTURE BARRIER! the trim ha dry rotted, and then it had dry rotted the band board surface and some non-bearing 2x4's under one of the windows!
Thursday we added a large sction of 1/2" OSB from the bottom of the windows to the bottom, added a Tyvek moisture barrier over the whole face, and started on the brick mold. I had made a command decision and I spent the evtra $$$ on pvc trim boards that will NEVER ROT. all the brick mold, 1x4, and trim is PVC, the 1x8's are "Armor Board" supposedly good for 30 years. the decorative molding is PVC, and the 1/4" plywood insets are primered on all edges and the back. This should NEVER dry rot again. Materials cost me about $300.
Friday we finished the complete reskin. Note for scale, the windows are 7' x 2'. th long boards on the sides we had to rip 1/2" off them (we primered all cut edges and bare wood BEFORE assembly, and two coats of KILZ primer on the outside face of the plywood). We also used up the first tube of XST caulk.
My tenant said, it's 5pm on Friday, let's clean up and have a beer. So we did. I need to figure out a good solution for filling the nail holes in the PVC (will wood putty still work?) before I paint.
I'm not sure if I will finish this weekend, or Monday. I also need to repaint the trim around the fromt door, and the bay window trim in the dining room (which thank God is not rotting yet).
Before these tenants move out in the fall (they're building a house out at Lake Anna) he and I will also need to rebuild the two garage door trim sections, because the same shady contractor only flipping spray foamed those repairs also! GRRR!
Be well all,
David
PS - I really feel like I shold be able to sue the original contractor for not having any sort of moisture barrier on exterior wood walls!
I need to finish caulking and paint it.
