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-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-Los Osos Homeowner Learns the Hard Way That Deck Repairs Shouldn’t be Left To Amateurs

A job we just completed should serve as a reminder to other owners contemplating deck repairs to be wary of handymen who say they can fix your deck. A few years back the owner of this Morro Rock view home in the Los Osos Cabrillo Estates neighborhood had a crack on her deck. It was a long straight crack in the middle of the deck.

She had called a handyman who assured her that for a couple hundred bucks he could fix it for her. The repair seemed to work for a while, but last year the owner found water intruding into the ceiling below the deck.

Her son, who is an Angie’s List member, looked up deck contractors in the area. He found us listed at Angie’s List with a great rating, so he reached out to us for assistance.

My inspection of the deck found a split coating over a plywood seam. There was evidence of dry-rot in the plywood. The old coating was a slip sheet system, While they can work well, once split and open, they will allow water underneath to run everywhere. In this case the water did run down the sloped plywood deck and into the framing and walls at the edge. When we opened the deck we found far more extensive damage than anticipated.

We called in the experts at Pacific Builders of SLO to make repairs to the framing and redo the stucco walls. They quickly rebuilt the framing and walls and installed new stucco. With new framing and plywood to go over, we installed our Desert Crete exterior flooring system.

Although the deck size was only about 80 square feet, the financial costs to repair the damage to the building was quite high considering the small size. We recognized the problems immediately and knew what to do, which did not include caulking a split deck seam. At best caulking is a temporary band aid.

If you notice cracks or splits or buckling on your  decks, don’t rely on Joe handyman to fix your deck. The experience we have will give you the peace of mind knowing that we can fix your deck properly.

Call the Deck experts at Central Coast Waterproofing for your  fast free inspection. call me, Bill Leys at 805-545-8300 today.

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.

 

Job Profile-Desert Crete Waterproofs a Pedestrian Bridge

Our latest project that we just wrapped up on was an unusual deck…err bridge deck.

The pedestrian bridge serves an apartment community in Cupertino, allowing residents to safely traverse over a driveway below, rather than have to navigate the cars coming through.

This saga began over a year ago, with the first inspection finding a split slip sheet system leaking and worn out. My first thought was to have the contractor remove the slip sheet, repair some plywood and then waterproof it again. The contractor agreed with that assessment, gave the client some pricing and started the job after agreeing on the terms.

Within a day’s time it became very apparent that our rosy optimistic thoughts would be dashed upon the rocks…the tear off exposed massive dry-rot in the framing of the structure and a little later on, they found the massive curved beams had a bad case of dry-rot too.

Fast forward through shock, denial, anger and finally acceptance and over Hundred Fifty grand in engineering, architects, planning, rebuilding costs and they got themselves a bridge back.

Then the only question was waterproofing it right so that massive dry-rot and costs won’t be borne again. That solution was the Desert Crete pedestrian traffic coating system. Rugged, durable, ICC-ES evaluated as a Class A and One Hour rated system, it stands ready for the challenge of hundreds of foot trips over the bridge daily.

Our client knows the value of paying a little more to get a better job. They trust us and Desert Crete for their can’t fail jobs. You can too.

Let me show you why Desert Crete will protect and waterproof your bridge, your roof deck, walkways and any other plywood covered structure better than it’s competitors.

Call me, Bill Leys at 805-545-8300 for a fast free estimate on your next job.

DESERT CRETE IS THE ONLY COATING IN SLO, SANTA BARBARA, VENTURA AND MONTEREY LISTED AT ICC-ES AS MEETING THE 2010 CALIFORNIA BUILDING CODES

Authorized Installer
Authorized Installer

We are proud to represent and install our Desert Crete exterior flooring system for pedestrian walkways, decks and stairs. With it’s Class A fire retardant rating and  a One Hour fire rated construction listing at ICC-ES, you might think Hill Brothers, it’s manufacturer, would be satisfied.

However, you would be wrong. Hill Brothers isn’t satisfied to be part of the pack of coatings listed at ICC-ES’ website http://www.icc-es.org/Reports/index.cfm?csi_id=301&view_details.

No, they have to be different and LEAD the pack. With their newly updated ICC-ES report, they are the bonafide leader of the pack. How’s that you ask?

Well, Desert Crete is the only pedestrian traffic coating that has been evaluated and determined to meet the new 2012 International Building Code, the 2012 International Residence Code AND the 2010 California Building Code and the 2010 California Residential Code.

Read their report here at this link http://www.icc-es.org/Reports/pdf_files/ESR-1661.pdf and satisfy yourself that it does.  You can review every ICC report for pedestrian traffic coating products that ICC-ES lists at it’s website here  http://www.icc-es.org/Reports/index.cfm?csi_id=301&view_details

What does this mean for you, the consumer? It means you are getting a top quality product by a manufacturer who has been in business for NINETY YEARS, since 1923. It means that you can be secure in knowing that the coating you selected will be there protecting your home from the rains and wind from fierce storms blowing in off the Pacific. It means that you have a coating from a manufacturer that is a leader, not a follower.

Find out more about Desert Crete on our pages here. Then call us for a free estimate on your next deck project.

Get the leading pedestrian traffic coating in the area, don’t settle for second best. As the old saying goes, second place is the first loser…go for the proven winner-Desert Crete.

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