88 Ocean Boulevard 15-ZVAR-1035 Architects Observation88 Ocean Boulevard
Townhouse
RENOVATION PHOTOS
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Stucco exterior conceals internal problems
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Original Exterior Stucco Cladding – black mold visible on parapet wall
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Interior before renovation looks problem free
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Paint hides problems within walls
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6 years old windows & doors fogged up
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Initial exterior exploration of stucco to determine source of leaks
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View above 1st floor of 30’ high south wall with many window penetrations
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Portico roof removed over front door due to water damage
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Exterior stucco being removed and revealing extent of damaged wood
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Rotten OSB sheathing on exterior column
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Rotten front porch columns
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Damage to walls of dining room & fogged windows and doors
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Damaged roof truss from parapet wall above
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Black OSB board crumbling as it is removed
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Water intrusion after every rain
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Wet sub-floor & insulation after every rain
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Damaged OSB roof sheathing
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Drywall removed and mold is revealed
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Wall open to exterior
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Removing OSB board – house is vunerable to water intrusion every time it rains
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Rotten wood framing around windows and mold in batt insulation
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Dangerous mold in wood framing and insulation at front wall of building
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Water leaks in 3rd Floor M. Bedroom
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Structural wall damage
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Exterior damaged wood from water intrusion
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OSB wall sheathing crumbling & falling apart
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Extensive water intrusion continues after new sheathing installed
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New ½” plywood sheathing with work still going on to repair roof
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Note amount of damage wood removed from both duplex units
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New ½” plywood wall sheathing & new wood wall framing
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Interior after installation of new windows
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Entire exterior had to be removed & replaced
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Water damage and trash full of removed stucco materials
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View from 3rd floor balcony
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2nd attempt to install stucco
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1 year later wall continues to leak
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Damaged wood around new window
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New lath and accessories installed over weather resistant barrier were installed incorrectly
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Stucco accessories installed incorrectly
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3rd attempt to waterproof exterior created a drainage plane behind siding to allow wall to dry out.
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Installing aluminum window pans
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Windows removed and re-installed.
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Lap siding with mitered corners & drainage plane in the wall cavity.
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New siding matches finish material of adjacent property on both sides of Townhouse
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New waterproofing on balcony
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Clean details of wall plane works well with stucco of adjacent unit.
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Demising wall to receive stucco finish to match existing adjacent unit.
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Existing landscaping helps to hide transition of materials. Owner to install new lush landscape at finish of project.
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View from Ocean Boulevard
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View from corner of Ocean & 1st. Area has a more urban feel to the streetscape.
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Most homes in area are finished in lap siding
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Example of siding & stucco mix in Atlantic Beach
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Many buildings full height stucco over wood show signs of water intrusion.
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Stucco wall with similar water problems because of no roof overhang at gable end
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Ocean Grove Drive Duplex
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First Street Duplex
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Each unit has different elements but all work together for a cohesive building
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