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Georgetown HOA - Riverside, CA

Project Description:
Roof Repairs / Maintenance, Rain Gutter / Downspout Installation, and Balcony Deck Repairs

Project construction type is three story wood framed townhouses with exterior plaster, wood siding, brick and stone veneer facades and tile roofs.  16 Buildings/93 Units.

Tile Roof Repairs:

  • Inspected all roof areas for damaged tiles. Repaired where applicable, in conjunction with other repairs as follows:
  • Replaced broken or damaged tiles, securing replacements with approved adhesive to adjacent secured tiles.
  • Where underlayment was found torn, cut or deteriorated, shingle in new 30#, ASTM approved material with minimum 2″ head laps and 6″ end laps.
  • Inspected all tile roof areas for unsecured tiles. Where defects were found, repaired where applicable; reinstalled loose tiles with approved adhesive to adjacent fastened tiles.
  • In areas of spot overexposure, removed tile courses as needed to reinstall with a minimum 3’’ head lap. Repaired underlayment and installed additional tiles as needed.
  • Where observed, cleaned all tile scrap, stucco, vegetation and other miscellaneous debris.

 

Open Rake Repairs:

  • Inspected all open rakes. Where defects were found, repaired where applicable.
  • Removed trim tiles and 3 field courses at open rakes. Removed battens as required.
  • Installed additional edge metal to lap the corner and return up the open rake 12”. All laps are 4” minimum sealed with elastomeric caulk.
  • Installed new underlayment with 1” minimum turned down over the barge boards. Weaved new underlayment into existing in shingle fashion observing 2″ head laps and 6″ end laps.
  • Secured new battens and reinstalled field tiles per manufacturer’s recommendations. Replaced any damaged tiles.
  • Naild all tiles within 3′ perimeter areas. Secured cut tiles with approved adhesive to the adjacent nailed field tile.
  • Reinstalled trim tiles. Butt to field tiles and position to nest properly. Used 2-10d corrosion resistant nails per tile with 3/4″ minimum penetration into barge.

Valley Repairs: 

  • Inspected all valleys.
  • Removed 3 tiles per course at each side of valley to access flashing. Stored tiles to reuse. Removed birdstop and battens as necessary.
  • Cleaned valley of all tile, stucco, vegetation and other miscellaneous debris.
  • Reinstalled valley flashing. Where found to be short, extended the flashing edges to the edge of the eave or over the filed tiles the full width of the flashing.
  • Observed minimum 6″ laps.
  • Replaced dry-in sheets over flashing edges. Patched in underlayment observing proper laps.
  • Replaceed battens to not extend over valley flashing.
  • Replaced birdstop. Trimed at valley termination to permit unobstructed drainage without nailing through valley flashing.
  • Reinstalled tiles per manufacturer’s recommendations. Replaced any damaged tiles. Removed lugs within the waterway and secured all cut tiles with approved adhesive to next secured tile.

Chimney Cap Repairs:

  • Inspected all chimneys.
  • Removed shrouds, storm collars and chase caps, as applicable.
  • Sealed nail penetrations and other holes through the top with a piece of sheet metal soldered over each occurrence.
  • Installed a shaped angle iron across the chase top to provide cap support and positive drainage.
  • Reinstalled the chase cap with shims and fastened with galvanized screws and neoprene washers through the side legs. Primed and painted the chase cap to match existing.
  • Installed the storm collars at a point just above the chase cap and sealed with elastomeric caulk.
  • Reinstalled shrouds.

Plumbing Vent Repairs:

  • Inspected all plumbing vent penetrations.
  • Removed tiles at plumbing penetrations as needed to inspect flashings.
  • Replaced any deck flashing that has been nailed through or has flanges that measure less than 6” outside the cone.
  • Added underlayment as necessary to create a proper bib. Shingled the bib into the underlayment.
  • Reinstalled the tiles per manufacturer’s recommendations. Installed the top flashing in sequence. Set the lower flange of the top flashing in mastic. Where nailing would penetrate a flashing or tile is cut, secured the tile with approved adhesive to the adjacent field tile.
  • Sealed the juncture of the pipe to the collar of the flashing with mastic.

B-Vent Repairs:

  • Inspected all b-vents penetrations.
  • Removed tiles at b-vent penetrations as needed to inspect the flashings.
  • Replaced any deck flashing that has been nailed through or has flanges that measure less than 6” outside the cone.
  • Added underlayment as necessary to create a proper bib. Shingled the bib into the underlayment.
  • Reinstalled the tiles per manufacturer’s recommendations. Installed the top flashing in sequence. Set the lower flange of the top flashing in mastic. Where nailing would penetrate a flashing or tile is cut, secured the tile with approved adhesive to the adjacent field tile.
  • Sealed the juncture of the pipe to the collar of the secondary flashing with mastic.
  • Positioned a storm collar above the collar of the top flashing and seal with mastic.

T-Top Repairs:

  • Inspected all t-top penetrations.
  • Removed tiles at t-top penetrations as needed to inspect flashings.
  • Replaced any deck flashing that has been nailed through or has flanges that measure less than 6” outside the cone.
  • Added underlayment as necessary to create a proper bib. Shingled the bib into the underlayment.
  • Reinstalled the tiles per manufacturer’s recommendations. Installed the top flashing in sequence. Set the lower flange of the top flashing in mastic. Where nailing would penetrate a flashing or tile is cut, secured the tile with approved adhesive to adjacent field tile.

Cricket and Dead Valley Repairs:

  • Removed tile courses, battens and underlayment as needed to implement repairs at cricket areas.
  • Inspected all cricket and dead valley locations.
  • Reinstalled tiles. Replaced any damaged tiles. Secured cut tiles with approved adhesive to adjacent field tile. Held tiles back 6″ at the cricket.

Gutter / Downspout Installation:

  • Furnished and installed new K5 rain gutters and down spouts at two specific locations on each building.
  • Secured new rain gutters using ferrule spikes and secured new down spouts using straps/fasteners.
  • Primed and painted new rain gutter/down spouts to match existing as closely as possible.
  • Removed and hauled away all debris generated by repair work.

Balcony Deck Top Coat Only:

  • Pressure washed balcony decks using simple green.
  • Taped off/masked off adjacent areas to protect.
  • Primed balcony decks using integral primer.
  • Furnished and installed top coat over balcony decks.
  • Removed and hauled away all debris generated by repair work.

Balcony Deck Full Remediation:

  • Performed this repair at 31 balconies perimeters.
  • Removed exterior plaster and K-lath paper at perimeters 12-inches up from finished deck and 16 inches around door sliding glass door and utility closet door perimeters.  Preserved the integrity of paper for proper laps with new. Removed and stored hollow metal guardrail.
  • Removed and discarded hard rock concrete and waterproof membrane.
  • Removed and stored doors, frames and thresholds.
  • Removed and discarded weep screed, “L” metal flashings and edge metal.
  • Removed and discarded plywood or OSB.  Applied fungicide treatment to all exposed framing.
  • Installed shims over TJI’s to achieve at least 1/8-inch slope to the exterior.
  • Installed new 3/4 inch exterior grade plywood.
  • Installed new 4-inch by 4-inch primed corrosion-resistant “L” metal perimeter flashing and new edge metal. All laps are a minimum 4-inches and set in a full bed of Vulkem 116 or equal.  Installed with screws or ring shank nails at 3inches on center, staggered. All laps are nailed with a five nail pattern. Nails are flush and firm.
  • Installed new pan flashings at sliding glass door and utility closet door openings with transition flashings to “L” metal flashing properly sealed. Pan flashing has minimum 2-inch vertical returns at jambs, 3/8-inch at rear and 1-1/2-inch lap over new “L” metal flashing.
  • Re-installed sliding glass door and utility closet door with new Protecto Flash BT-20 flashings lapped in a “weather board” fashion. Set flashings on a continuous bead of sealant to frame.  Set thresholds on two continuous beads of sealant. Applied Schnee-Morehead SM-7100 sealant at both threshold/jamb intersections.
  • Primed sheet metal and installed new approved waterproof membrane per manufacturer requirements.
  • Installed new weep screeds and K-lath paper and repair exterior plaster. Matched existing texture and paint entire wall plane.
  • Re-installed, primed and painted, hollow metal railing. Sealed all lag bolts penetrations though waterproof membrane.

WARRANTIES:

Roof Maintenance: 2 (two) Call Backs in 1 (one) Year Workmanship Warranty Over Maintenance Items ONLY.

Rain Gutters: 2 (two) Year ADCO Roofing Workmanship Warranty Over Installed Rain Gutters/Down Spouts ONLY.

Balcony Top Coat: 1 (one) Year ADCO Roofing Workmanship Warranty Over New Top Coat ONLY.

Balcony Deck Remediation: 3 (three) Year ADCO Roofing Workmanship Warranty and 5 (five) Year Manufacturer’s Material Warranty.

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