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24. How does the Water Management
System work?
Usually after doing an envelope study we determine where the envelope is weakest and what the expected extent of the rot might be….if there is any. Then we open every single weak point of the building. At the very least we install new sill flashings under each window…these are installed under the nailing flange of the window and passing beyond the side flange of the window to totally intercept the water running off the window. If the header flashing is weak or nonexistent…then we improve it or install it. On the floor joists we install a through wall flashing with a 3 inch drip away from the wall. All flashings have a 3 inch drip away from the wall. All dead air spaces are vented. Membranes on balconies and decks are examined and usually replaced along with the venting and cap flashings. The cap flashings have a 3 inch drip and a slope to the inside and are installed with a 3 dimensional welded steel boot saddle flashing. If rot is found…then we chase the rot until we find good wood on every side by 6-12 inches in every direction. Then we install the new flashing or correct the weakeness so that it never reoccurs and then repair the section. We install weeper joints at the bottom of all stucco repaired surfaces to allow for and encourage drainage. When we are done, we usually overstucco the entire building so that all patches and repairs are forever invisible and so that the cladding is new again and durable for 25-30 more years. ON the buildings that we have done this to….we have returned and done moisture tests over a period of 5-10 years and found moisture at the level of kiln dried wood. No failures, no leaky condos and never an unsatisfied complaint.
