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I am doing PRE-move out inspections of properties going vacant this summer for approx 2 weeks between tenants and powerwasing the exterior and then seasling the decks is on my list for many single family homes....do them together and save time and $$$
Apartment deck repairs are on the rise in Sacramento
As a general contractor, with decades of experience with repairs in apartment communities, I get to see patterns and consequences of improper repairs made over the years. Many of the repairs we see are water and dry rot related, and many could have been avoided.
An example of the damages we have been seeing lately is deck failure. The decks can be constructed of wood, concrete, or any other product. Sometimes the decks are damaged from being struck with physical force – like being hit with an automobile. But the vast majority of the damage that we see is water and dry rot related, and usually a result of neglect or improper repairs.
From a distance the deck may look safe, but upon closer inspection, there may be a problem. With wood decks you can feel the softer areas; it can feel spongy when you walk over it. A concrete deck may be cracking or sagging. Once these signs appear, usually the problem will get worse at a rapid rate. Looking at the underside of a wood deck, you may begin to see discoloration, fungus growth, or even softening of the support framing.
With concrete decking, you should never see water dripping from the underside of the decking. Concrete decking is poured over a waterproof membrane; it needs to be watertight with no leaks. Why? Well, the waterproof membrane covers a layer of sheathing with metal flashing around the perimeter and is supported by wood framing. Any leak in the membrane is trapped on top of the wood, and over time the wood will begin to decay.
How can I prevent the wood from rotting in the first place?
The simple answer is regular inspections, and maintenance.
Wood decks need to be sealed to keep the moisture away from the wood fibers. This has to be done on a regular basis because it doesn’t last forever.
Pressure wash to clean out all the debris and dirt that will build up over time and trap water.
Eliminate water sources like leaking water hoses, dripping gutters, or potted plants.
How about concrete deck maintenance?
Check for cracking. A cracked concrete slab means that moisture can get to the bottom membrane and if the membrane has cracking, water is getting too far. Patch and seal the cracks early.
Look for signs of water getting to the underside of the deck. If the deck is still structurally sound, the top surface can be waterproofed with products available at a building supply store.
Of course, it will be a good idea to get an opinion from a licensed contractor that you trust. Someone who has experience in this type of repairs may be able to better advise you in the best possible solution to water related damages.
If you are in the Sacramento area, Tromler Construction would be more than happy to take a look at your apartment deck. As a general contractor specializing in dry rot and water damages, we have seen all sorts of decking issues; maybe see can help.
"...to be a Virginian, either by Birth, Marriage, Adoption, or even on one's Mother's side, is an Introduction to any State in the Union, a Passport to any Foreign Country, and a Benediction from the Almighty God...." Anonymous
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.