Village Palos Verdes
Homeowners Association
More History on VPV’s Exterior Siding Issues and
Why Pressure Washing and Staining Is Not An Option
Some of the VPV Community are still yet uninformed about the basis for the exterior renovation and think that pressure washing and staining our siding will address the problem of a lack-luster appearance. Please be assured that our deteriorated appearance is not the basis for the renovation. Due to a multitude of contributing factors, we have breaches in our exterior envelope and lack the required integrity to protect our property values. The following information is provided to help gain a further understanding of why a process such as pressure washing and staining is not a sensible alternative to the renovation.
Pressure washing our siding will further degrade the durability of the cedar siding which is already extremely fragile in numerous areas, as well as violate the exterior envelope and facilitate a high risk of further water intrusion. Staining or painting will not fix underlying construction deficiencies highlighted in the 1993 study performed by Architect Richard W. Rose and confirmed in the 2005 destructive testing and resulting Post-Construction Deficiency Report.
Numerous Professionals have assessed our property over the period of the last fifteen years, specifically addressing our exterior siding problems and underlying conditions caused by the original construction deficiencies. These professionals have consistently noted that pressure washing and staining are not an effective solution. They have also identified insufficient flashing around the windows and doors, as well as inferior original installation techniques of the original cedar siding. Many of the methods used during our initial construction do not meet the standards set forth by the Western Red Cedar Lumber Association for installation of cedar siding (report available through the VPV website). Some of the techniques specifically affecting our buildings include:
Improper use of nails and nailing techniques:
Nails of inferior quality and shorter life were used instead of the recommended hot dipped galvanized nails.
Excess nails were used resulting in increased stress on joints and splitting.
Improper use of flashing methods in all aspects of construction:
Lack of head flashing around all windows and doors.
Lack of flashing around wall penetrating beams.
Lack of drip caps at window and door frames.
Complete misuse of siding to trim out window jambs and mullions.
These are issues throughout the entirety of the complex, not just in select areas. The destructive testing was performed in several specific areas where known problems had been identified, so that the extent of the original construction deficiencies could be ascertained while also completing a necessary repair at the same time. These isolated areas were investigated thoroughly and determined to be typical original construction practices all through VPV. This type of testing and evaluation is performed as standard analysis to identify the breadth of exposure for repairs and quantify how many occurrences are within our community so that repair costs can be more accurately estimated. This work was performed as part of the due diligence to ensure the renovation project or repair project was planned appropriately, with fewer surprises or need to incur additional special assessments.
Even though much of our siding has weathered to what some may feel is an attractive grey patina, experts strongly recommend that some form of protective finish be applied to exterior finishes during initial construction, and periodically as a regular on-going maintenance program. They do not recommend that it be left to weather as is the case with our buildings. They caution against letting cedar weather even a few weeks after initial installation, let alone thirty plus years. Weathered surfaces limit the capability of the wood to accept and hold a finish over time and the poor condition of our siding would not provide a good base surface to realize the benefits of applying fresh stain.
While much of our siding might appear to be in good condition, there is a good portion that is not and would not hold up to pressure washing, just as areas that appear to be in good shape still do not have proper flashing method or adequate paper behind them, as identified during the destructive testing. Where we have water stains, mildew and extractive bleeding from the nails, the recommended cleaning method is scrubbing with oxalic acid which can be harmful if not used properly.
While staining can be cost effective for new materials when applied during construction and in receipt of continual on-going maintenance applications, this is not the case with our property. Under normal conditions stains recommended for rough cedar have a life expectancy of 1-4 years, with life expectancy less in extreme conditions such as occur here next to the beach and with high UV exposure.
The demands for such a project, both from the aspect of application, as well as financial impact, are not warranted. The chronic repair and maintenance issues we face do not allow for such a solution and the renovation project will responsibly address the needs of our association and implement the most cost effective method to ensure we maintain our property appropriately.
The siding issue for VPV has been long-standing with many attempts made to determine the best resolution. Professionals have been consulted and the exterior envelope in its entirety lacks sufficient integrity. A fresh coat of paint will not address our underlying chronic problems. These issues have been investigated, documented, and communicated to the HOA since 1982. Below is a list of some of the events which have occurred to support this process:
June 1982: The BOD requested information regarding the change in the siding’s color, in response the Lumber Association of Southern California wrote: “If a finish is not applied to wood, and it is exposed to the elements, the fibers will be eroded away at a rate of about ¼” per 100 years. Wood can deteriorate rapidly if attacked by fungus infections. For the fungus to survive the moisture content of the material has to be maintained at a level above 20%. Typical moisture content levels in material in use in So. California ranges from 11 to14%, which is well below the aforementioned 20% level. Unless some situation exists wherein a moisture pocket could be created, fungus should not be a problem.” -- This response did not take into account the hastened rate of deterioration due to the incorrect original installation techniques for the siding (additional nails causing splitting and warping), the humidity level incurred here at the beach, nor the lack of flashing which significantly increases the residual moisture erosion factors, etc.
Sept 1987: BOD discussed a proposal for “Woodsave” to renovate the appearance of the siding for an estimated cost of $265,000. This proposal was immediately discarded due to the doubtful benefits.
Nov 1990: BOD held numerous discussions regarding cleaning and sealing the wood siding. They sought out professional opinions on this option. Test areas were established and a committee was formed to research the results, which did not hold up.
Nov 1991: VPV Newsletter – Noted a contradiction of policies for pursuing re-siding when the previously supplied Lumber Association statement (June 1982) left some HOA members with an indication that nothing needed to be done. The same newsletter also noted associations with similar problems in Ventura and San Diego were experiencing costs up to $40,000 per unit to replace siding.
Oct 1992: Annual HOA Meeting – Vote was held to refinish the existing siding with a heavy bodied stain (grey in color). The estimated cost was $393,600 and the vote failed to pass.
Oct 1993: The HOA commissioned a study regarding the status of the exterior siding and construction deficiencies by Architect Richard W. Rose (excerpts stated above).
2003: A committee was formed to determine replacement of exterior siding versus spot repairs. The committee soon disbanded.
2004 – 2005: The BOD worked with Architects and Construction Consultants to perform the Destructive Testing survey and complete the Post-Construction Deficiency Report to determine the feasibility of re-siding versus spot repairs and to determine the breadth of the required repairs so that accurate estimates could be developed.
Sept 2006
The Exterior Renovation Committee was formed to review the status of the project to date and to support the Board in planning for the best process forward.
Feb 2008
The BOD, with support of the ERC, Joanne Peña and Phil Greer, select a Construction Consultant to manage the exterior renovation project.
The need for the renovation is not about aesthetics and the “siding” issues are not new to VPV. Multi-unit housing complexes in Southern California, constructed in the same era, have been undergoing similar problems for years and are faced with the need for similar repairs and renovations. Our renovation will repair underlying original construction deficiencies; mitigate chronic maintenance repair issues; provide superior materials; remedy the integrity of our exterior envelope; while also providing the benefit of a refreshed appearance. Pressure-washing and staining will not provide these benefits nor those to off-set costs enough to even consider it a solution for aesthetic enhancement.
News of the impending renovation has been provided in Escrow packages for numerous years. Long-term residents have been communicated with and had opportunity to be involved in the decision making process. Full disclosure of the project to-date was provided in September 2007, and regular communications regarding the project status have been a priority and delivered for more than the last two years. This is not a simple task and the financial impact and construction logistics are not assumed lightly. The needs of the entire HOA are being considered in the planning for our upcoming renovation. Your understanding and support is welcomed and appreciated. You are encouraged to join us at regular monthly Board of Directors meetings, and to submit any specific questions / concerns / comments, in writing either through the VPV HOA website or directly to Joanne Peña at Horizon Management.
We hope that the above information helps to further educate the community on the process to date and to ensure you that alternatives have been sought out, investigated and evaluated.
Sincerely,
For The Board of Directors
Village Palos Verdes Homeowners Association
Carma Hardin, President