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23. Is a total tear off and rain screen
option the only answer to envelope
Absolutely not!!! After an entire life in this business…I am over 60 and started in my Dads stucco business at 7….I have never seen a building with 10% rot….never. It is usually far less that 5%...and at times less than 1%. These are the same buildings that have been condemned to the total tear off procedure. Possible you have looked under the tarps and been surprised to find some isolated pockets of rot…..usually associated with penetrations through the stucco…..or associated with balconies. The rest of the building is just fine…..or a bit of darkened plywood or OSB…..both of which function well…..as long as they have a chance to dry out. We have repaired dozens of buildings some very big ones…..some had the 2-6 million tear off proposal and we have installed the “Water Management System” at a small fraction of that cost and found less than 5% rot in every single case. On one building they had a one million dollar estimate from the engineer…..we installed the water management system….opening up every sensitive location…..its cost….$80,000…how much rot ????....one half of one sheet of plywood on a building with 54 suites. Another project in Langley had 2.6 million estimate….we did the entire building with a new water management system and then overstuccoed everything for $230,000.00…how much rot?....36 square feet in total……60 suites. This has been repeated for year after year for 10 years….the buildings we repaired for just a fraction of the cost are still going perfectly…..as I stated earlier..not a single failed project not a single unsatisfied complaint. So this indicates that there are other alternatives…that work and work well.