Buying/Selling a Home With Waterproof Decks? We Are Now Offering Deck Inspection Services

We don’t inspect homes, we only inspect waterproof decks-roof decks, balcony decks, stairs/landings, anything with a waterproof pedestrian traffic coating.

HI’s-if your inspection finds questionable deck issues, refer them to us for an inspection.

Buyers-if the home you are buying has decks, you should strongly consider having a specialized inspection done.

Why? Many decks have deficiencies that Home Inspectors don’t always recognize of understand the severity of.

Consider this recent example of a buyer who did not insist on repairs to a roof deck before closing, settling instead for a reduction of the selling price for $3,000 based upon an estimate.

After closing the buyer moved ahead with repairs to the deck, only to discover the hidden damage within the stucco covered walls of the roof deck.The rotted wood and fungus infestations went all the way down to the ground from the roof. Over $120,000 in hidden damages exist on this home in Shell Beach.

A second example is a client in Ventura in contract for a $1.6 million dollar property who had us do a secondary inspection of the decks upon the recommendation of the Home Inspector. Our inspection found significant issues with an estimated cost of $140,000 to repair, that enabled the prospective purchaser to make an offer that brought the price down.

Our third example is a seller who had us inspect his decks before listing the property. The decks needed some work that caught a small amount of damage before it could turn into a large amount of damage. This also enabled the seller to simply disclose the repairs, we did a secondary inspection and the home inspector cleared the rest of the property after repairs were made and now the home sold at market price with a clean bill of health.

A small investment into performing due diligence can save thousands of dollars and the heartbreak and tension that goes along with it. Feel confident that your home, condo or commercial property’s decks have been professionally inspected.

Single Condo and Single family home deck Inspections cost just $350.00 in SLO County, $500.00 in Santa Barbara County, $600.00 in Ventura (for the travel time & gas) and you get a comprehensive visual inspection, written report, all complete with photograph’s documenting the site conditions.

Commercial and HOA’s should inquire for a quote.

Call Bill Leys, the Deck Expert at 805-801-2380
Central Coast Waterproofing & DeckExpert.com

See my CV at LinkedIn http://www.linkedin.com/in/deckexpert

Job Profile-There Once Was a Rotted Deck On A House…

There once was a  rotted deck on a house…

It laid there quiet as a mouse…

Til the owner put his foot on it…

And when it fell through he became demonic…

Guess where our latest job is?

If you said “Limerick” you’d be correct!.

Our newest project was just completed this past week in Arroyo Grande up off James Way in the “Irish” neighborhood off Shamrock. This job was a conversion from a wood board covered deck to a waterproofed deck.

While fairly simple in concept, converting wood decks to a solid surface deck does have some considerations to it…but the benefits are well worth the expense…

stucco has to be opened up for flashing installation, doors removed for door pans to be installed, old deck boards torn off and any joists underneath that are damaged need to be repaired.

This job was done in coordination with DL Carton Construction of San Luis Obispo. Dave Carton has partnered with us for over a year now, after realizing his previous deck contractor was flaking on him and leaving him hanging on jobs.

After Dave demo’d and rebuilt the deck framing and laid down new plywood, we came in and installed door pan, flashing and Desert Crete decking to weatherproof it. With Desert Crete on this deck, this deck will look forward to a long life span while defeating UV, rain and all the elements the weather can throw at it.

When your deck conversion demands the best in weather and fire protection, get Desert Crete. Find out why I say Desert Crete can’t be beat…get a free estimate on your next project by calling me, Bill Leys at 805-545-8300 today.

Job Profile-Keen View From Kern St Decks in Morro Bay

Our latest job wound up on Kern Street in Morro Bay recently.

On this project the home had four decks that needed repairs…after they were made by a contractor, we installed decking and flashings.

For this job we installed stainless steel flashings and Desert Crete to the four decks. We also provided for slope in the decking system so the decks would drain off after it rains.

The owners now have a tough easy to care for deck system that will last for years with minimal maintenance.

See why Desert Crete should be your choice for your deck; get a fast free estimate from us by calling me, Bill Leys at 805-545-8300 today.

 

 

Job Profile- Condo Decks in Atascadero Waited Over 6 Years To Be Finished

Desert Crete is patient, Desert Crete is kind.  It always protects, always trusts, always hopes, always perseveres.

A rewritten version of a passage in the bible yes, but true words never the less.

Our latest job concerns a property in Atascadero that was a victim of the housing crash in 2007. These condo’s, tucked on the north edge of the Dove Creek development, were left abandoned when the developer’s financing was pulled. Half finished with the exterior semi-dried in, the roof was partly on, stucco paper was on and the decks and stairs had a base coat of our Desert Crete system in place. I had sold and managed the job years back for a company that I was a salesperson/estimator for.

With the market returning and banks loaning money, a new buyer hired Bob Crizer of  Crizer Construction   to manage the project and redo the building. Bob hires the best subs and we were one of his subs on this job.

Our assessment of the job found that the decks and stairs had done pretty well without being finished or other building materials being in place or finished either. Some water had leaked into the framing assembly of the decks where columns were unfinished with a water resistant barrier.

We repalced some drip edge flashing after the problem was discovered and continued to just texture and paint these decks that have waited so patiently, protecting  the homes while waiting for someone to return to breath life back into them…and so we did.

The building looks beautiful with new exterior finishes and the decks and stairs are well equipped with Desert Crete to protect and beautify them for years to come.

Need tough decking? Get the right system on your decks-Desert Crete by Hill Brothers. Class A fire rated, a tough pedestrian traffic coating that can’t be beat. See why and get a free estimate from me, Bill Leys by calling me at 805-545-8300.

 

Job Profile-Pismo Beach Owner Sees Red After Roof Deck “Fixed” By Competitor Fails in Five Years

Our latest job we just completed is a deck over an apartment in Pismo Beach, just steps from the beach and pier.

This job was one that I had bid to repair apx 4-5 years ago. When I first pulled up to the job to bid it I remembered it and sure enough when I looked up my old bids, there it was. I bid to fix/redo the deck with our Desert Flex system. Now it had even more damage to it and I had to recommend tearing off the old system and installing new flashings and our Desert Crete system.

Turns out that the deck had been “fixed” by a competitor back then, the owner said she paid good money for a scope of work outlined in a bid I saw…well she didn’t get that work that she’s paid for, she got a basic band aid and some new paint…ripped off in other words.

With Jeff’s Handyman Service working ahead of us, they opened stucco, removed the flashings and the deck system and replaced a lot of plywood that was water damaged from leaks.

We  then came in and installed new L flashings at the deck to walls and a new drain and our legendary Desert Crete deck system.

Now our client has what she paid for…don’t get gypped, be sure and use the pro’s at Central Coast Waterproofing.

Call me, Bill Leys at 805-545-8300 today for a free consultation and estimate on your next project.

Our Latest Job-Ocean Facing Deck on Rincon Beach Park Dr Replaces Failed Tile/Urethane System With Desert Crete Flooring

Our latest project we recently started is on Rincon Beach Park Drive, a gated community off the 101 along the Ventura coast.

This project is for JM Johnston Construction of Ojai. They are known for their skill with seaside homes and have a resume of many impressive homes on the Ventura coast. This home is no exception.

Johnny Johnston knows a lot of deck waterproofing contractors; indeed many vie for his business. We’ve done a few decks for JM Johnston and now with an expensive home with a client who has high expectations that her deck will be fixed properly, Johnny couldn’t risk taking chances.

He called, we came and looked at it, made a proposal to install Desert Crete and a faux finish on top and now we are here. We’ll install stainless steel flashings, primed and prepared. Then we will install our favorite deck coating- Desert Crete exterior flooring to the plywood deck.

JM Johnston Construction knows working on decks is risky, but he knows that his risk is greatly reduced with experts at the craft on his job. Reduce your risk with Desert Crete on your decks installed by Central Coast Waterproofing.

 

 

Why Annual Inspections of Your Waterproof Decks and Stairs Pays Rather Than Costs

In a recent blog post on their website, Deck Tech, one of our competitors, put forth the proposition  that “All Deck Coatings Fail”… when asked if a deck coating application will last for (the) life of structure if installed correctly? 

Ron McKenna, owner of Deck Tech, then contradicts himself by saying that the deck coating in the example he gives failed because of faulty installation.  So as “bold” as Ron McKenna’s claim is, it’s a half truth.

There is a big difference between “fail” and “wear out”. A car’s engine will fail if you don’t change the oil every 5,000 miles (perform maintenance). A cars engine will wear out after 300,000 miles of driving when you changed the oil, radiator coolant and performed all other normal and regular maintenance. The pistons will wear, the cylinders will pit, but that’s something we expect after driving all those miles. But that car will have paid for itself many times over with the small costs of maintenance over 10-12 years vs driving it for 2-3 years and never changing the oil and the engine blows up. The cost to replace the engine is the same, but the cost per mile is significantly lower when that car was driven for 300,000 miles before having to replace it vs driving it for 60,000 miles.  .

Buildings are designed and built for a  long life span; heck we see buildings that are hundreds of years old that are still standing tall. Maintenance and repairs have kept them standing. Homes and structures are built with many different components that have various life spans. Some components are intended to last the life of the building-framing for example. Other components have finite life spans. Paint for example provides some weather resistance to your siding, but will not last for much more than 5-10 years before needing to be reapplied.  Deck coatings are a component that can last a long time…with a big BUT…

The truth is that all deck coatings have a finite lifespan. Some coatings are designed to last 12-15 years and others have a 30 + year life expectancy…with the majority in the middle somewhere. These finite maximum life spans are usually only obtainable when three things occur.

1.)  The framing and plywood substrate the coating is applied to is built to the highest standards of construction, not to the minimum standard. When a builder/contractor says to me that they built the deck to meet code, I say it’s like getting a C on a test. Yes , you passed, but mediocrity in the framing assembly may mean the deck coating assembly will not last for it’s intended life span.   Over-building a deck with 2×12″ joists with screws and glue fastening the  1 1/8″ plywood will provide a much better foundation to waterproof over than a deck with 5/8″ plywood and smooth shank nails fastening it down.

2.) The deck coating system has been installed correctly. This is very important. A deck coating assembly that is improperly installed has almost zero chance of lasting for it’s intended life span even with regular maintenance. Coatings must be applied to meet the manufacturer’s minimum application thickness. A coating that needs to be at least 3/16″ thick will probably not last 20 years if it’s only installed at 1/8″ thick. Coatings need to be lapped up the vertical rise of L flashing,  decks need proper sloping to drain water off an edge or to floor drains.  There are multiple minute details that must be performed properly or even the best system will meet an early demise.

3.)The deck coating system is inspected and maintained on a regular basis. All deck waterproofing systems must be inspected annually for signs of  problems. Many coating systems such as urethanes and especially DeckTech’s Granite Deck  MUST be maintained with regular applications of UV resistant sealants/paints that protect the waterproofing. The paint/sealant is like a sunblock one applies to their skin to protect it from the damaging effects of UV. Without regular applications of sun blocking sealants, the coating WILL fail from UV degradation. Once UV has damaged a coating, it’s downhill from there with a shortened life expectancy. , Other coating systems such as our Desert  Crete cement based system only need to be painted to maintain their aesthetic appearance.  Cement is basically impervious to UV damage.

Decks Fail Due to Lack of Inspections, Lack of Maintenance and/or From Being Improperly Installed. 

Not a week goes by it seems without our company receiving a phone call or email inquiry from a client who has a leaking deck or stairs saying “It’s just a small leak.”

The  client may have noticed a water stain on their ceiling below the roof deck, maybe  they found a soft spot by a drain…any number of reasons can trigger that phone call or filling out our VIP lead/contact from our website.

Sadly, we discover that many of these “small” leaks have caused extensive hidden damage underneath that creates an expense that no one anticipated.

The slideshow of photograph’s below show a number of decks that failed due to lack of maintenance and/or they were improperly installed and detailed.

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In almost every example in this slideshow, an annual inspection probably would have found the small seemingly innocuous symptoms of an ailing deck and with regular maintenance and repairs, prevented a much larger problem from developing.

So many times we hear our clients say “I never knew I had to inspect or maintain.” They unfortunately believe that their home is “maintenance free” with stucco siding, a tile covered roof and a coating on their deck.

Central Coast  Waterproofing offers free (offer limited to individual homes that are not for sale or in escrow) visual inspections of deck coatings-whether it’s our system or one of our competitors systems.

We inspect decks using  a list of approximately 25 different critical areas.   We inspect the deck and the related components-flashings, railings, siding, any penetrations through the deck or in components above it. We check the floor for squeaks, indicating moving plywood, we check the scuppers or drains to ensure they are clear and the coating materials are properly adhered.

So often we find that the deck itself is fine, but that satellite dish that was installed…well it’s causing or may cause a leak because Bluto, the dolt who installed it, doesn’t care about your weather resistant barrier he just punctured during the installation.

Inspections are extremely important. Don’t neglect your deck coating or you risk getting an ugly unexpected surprise in a large cost to repair framing and interior finishes.

Maintenance doesn’t cost, it pays. Consider that the average cost of  maintenance is around $500-$1,000.00 every three to five years; now  compare that cost to the average cost of a full deck replacement plus framing and plywood replacement at around $5,000- $20,000.

 

Get your free, no obligation deck inspection done by the professional’s at Central Coast Waterproofing. We have the experience and know how to inspect the critical areas that so often are the source of so much heartache.

Have deck project you are ready to start? Get a free no obligation quote on our Desert Crete decking system and start your deck off on the right  foot.

Call Bill Leys, The Deck Expert, at 805-545-8300 today and schedule your inspection or quote. If you’d rather send us a VIP request via our contact form below.