LIGHTHOUSE VILLAS RENOVATION PROJECT
12/03/2008 - Sea Pines Plantation Building permit issued.
Unit #4 Service yard gate installed
Unit #5 Service yard gate installed
Unit #4 Front.
Unit #5 Front
Unit #5. Front
Unit #4. Front
Left side of Building #2 (Unit #4)
Unit #4. Rear side
Unit #5. Rear side
Unit #4,5 Stucco siding installation
Unit #5 Front. Service yard fences builded. Ready for stucco siding
Unit #4 Front. Service yard fences builded. Ready for stucco siding
Hardiplank siding completely installed on left side of unit #4.
Unit #4. Hardiplank siding completely installed.
Unit #5. Hardiplank siding completely installed.
Unit #4,5 Front. New soffit framing.
Unit #5 Front. New service yard storage.
Unit #7.9 Front. Service yard fences ready for stucco siding installation.
Unit #8.9 Front.
Unit #8. Service yard gate.
Unit #9. Service yard gate.
Unit #9 Servise Yard
Left side of Unit #4: Building soffit.
End wall of unit # 9. Hardiplank and siding application finished, Soffit panels and fascia trim installation finished, exterior application finished.
Rear side of unit #9 . Stucco and siding finished.
Rear side of units #6 & #7. Siding and trim installation on sunroom walls finished. Roof replacement in progress.
End wall of Unit #4. Siding removal in progress.
Front side of Unit #5. Outside shed and service yard fence demolished.
Front side of Unit #6. Siding and trim installation finished. Service yard fence built, ready for electrical rough-in. Shingle roof replacement in progress.
Front side of unit #7. Siding and trim installation finished. Service yard fence built, ready for electrical trim-out. Shingle roof replacement in progress.
Front side of units #8 & #9. Siding and trim installation finished. Stucco applied on lower level and service yard fences.
Building #1. Sealoflex flooring complete on entry patio of units # 1, 2 & 3.
Rear side of Unit #6,7. Siding Installation in progress:
Rear side of unit #9
Stucco siding finish coat installed on right side of building #2 (unit #9)
Unit: #7: New outside storage framing in proggres
Unit #6: New outside storage framing in proggres
Apply hard coat cement stucco on designated areas of building 2
Unit #7. Front door inallation
Unit #6. Rear side:
Unit#7. Rear side:
Unit#8. New Sunroom (from Inside)
Unit#7. New Sunroom (from inside)
Rear side of unit #6.
Rear side of Unit #7.
Unit # 7,8. Sunroom framing in progress.
Unit #9. Interior Casement Instaled. Ready for painting
Building #1. Front Patio
Unit #8,9. Roof shingless replacement
Building #1. Front Patio
Unit #8. Ready for shingles replacement
Unit # 7. Sunroom framing in progress.
Unit # 6. Sunroom demolition in progress.
Unit#9. Service yard fences ready for stucco.
Unit#8. Service yard fences ready for stucco.
Unit # 7. Sunroom demolition in progress.
New service yard fences built for Unit # 9
Unit #8, 9 Front. Siding and trim installed and painted
Unit #8,9 Front. Siding and trim installation in progress
Unit # 9 End wall. Siding and trim installed.
Rear side of units #8,9. Siding, corners, and trim completely installed on the sunroom walls
Building#1, villas number sign installed.
Unit #9. Rear side. Siding and trim installed
Right side of building #2: Hardisoffit installation:
Unit #8,9. Hardi soffit and fashia bord installation:
Exterior light installed on building #1
New, Kolbe French style patio door installed in sunroom of unit #9
Sun rooms of units #8,9 from outside. Windows installed, tyvek and flashing applied.
Insulation R-13 installation in unit #9
New front entry doors with impact resistant glass installed on unit #9
Unit #9. New, Insulated glass panels ordered from "Labbë Glass". Sun room framing in progress.
Demolition of rear side screen porch (Unit #8) finished. Slab prepared for new sun room framing.
Unit #9, Sunroom demolition finished. Wood rot repair in progress under living room windows.
Unit #8. Sun room demolition in progress.
Demolition of rear side screen porch (Unit #9).
Right side gable wall framing fixed, sheathing applied. Ready for siding and hardisoffit
Unit #8. New soffit framing:
Unit # 8,9. Roof structure above front entrance. New soffit framing.
End wall of Unit #1. Stucco finish coat applied.
Unit #1. Rear bedroom wall. Stucco finish coat applied.
Unit #2. Living room wall. Stucco finish coat applied.
Unit #2. Rear Bedroom wall.
Unit #3. Rear side wall. Stucco finish coat applied.
End wall of Unit #3. Stucco finish coat applied.
Front side of Unit #3.
Front side of Unit #2. New service yard gate with hardware. Gate is made of 100% pure PVC materials, PVC cement adhesive and stainless steel screws. It Should realy last !!!
End wall of Unit #9. New, Pressure treated wood framing for second floor siding installation.
New soffit structure framed, ready for inspection.
Rear side of Unit #9.
New PVC louver in service yard fence for proper air flow to heat pump in service yard.
Final stucco coat applied on entire front side.
Stucco texture is not very visible in the picture, though it looks realy good.
Service yard louver and gate installation should start this week.
Siding and trim removed from front side wall of Units #8 & #9.
Wood rot repairs in progress on the front side.
Siding removal in progress on the side wall of unit #9.
Brown coat stucco applied on most areas of exterior walls.
Unit #1 with finish coat on the front walls.
Unit #2. Final coat applied on part of front wall.
Unit # 3 Front side with brown coat applied.
Unit # 3 End wall. Siding and trim installed, brown coat stucco applied.
Unit # 3 rear side. Siding and trim installed, brown coat stucco applied.
Unit # 2 Rear side. Siding and trim installed, brown coat stucco applied.
Unit # 1 Rear side. Siding and trim installation finished. Brown coat stucco applied.
Unit # 1 Side wall. Siding and trim installation finished. Brown coat stucco applied.
Demolition work started on Units # 8 & # 9
Service yard fences and outside storages taken demolished and disposed.
Side wall of building 1 (Unit #1) prepared for stucco mesh and flashing inspection.
Hardiplank siding installation in progress on new sun room of Unit #1.
Stucco mesh and flashing application in progress around building 1. Painters are working on interior parts of windows for Unit #1.
Living room wall of Unit #2 prepared for inspection and stucco application.
Finished sunroom of Unit #2.
New Siding around French door.
Stucco mesh and flashing almost ready for inspection on the front side of Unit #3.
New phone lines for Units 1-3 pulled outside and placed into conduit. Hargray is working on terminal box replacement and new lines termination. Units 1-3 may not have phone working properly at all the times during the work hours on 03/19/2009 and 03/20/2009.
New front entry doors with impact resistant glass and new hardware installed on building 1. Stained fiberglass has nice, naturall wood look.
Sun room of unit #3. Window and French door trim applied, Ready for siding application.
Sun room of Unit #5. New drywall applied on walls and ceiling. Sanding and preparation for interior trim and paint in progress.
Sun room of Unit #5 from outside. Windows installed, Tyvek and flashing applied. New soffit panels, fascia trim and roofing applied.
New service yard fences built for Units # 1-3. 4'x4' openings made for vertical louver to be installed after stucco application.
Bottom part of all exterior walls was waterproofed with Sealoflex. This will prevent water intrusion behind stucco and siding.
New Kolbe picture window installed in livingroom wall of Unit #1. New sheetrock applied under window and prepared for casing and interior paint.
New Kolbe windows installed in sunroom of Unit #1. Soffit and fascia trim installation finished on sunroom roof structure.
New, Kolbe French style patio door installed in sunroom of unit #1, new windows installed in front and rear side bedrooms, new window in living room (facing Lighthouse road).
New Kolbe windows and French style patio door installed in sunroom of Unit #3. New windows also installed in front and rea side bedrooms, living room. Soffit panel and fascia trim installation complete. Ready for roof installation over sunroom.
New window in front side bedroom of Unit #3.
Wood rot repairs in the roof deck of Building #1 performed on February 25, 2009. New asphalt roof shingles applied with aluminum step flashings and dripedge. New boot pipes installed and rolled ridge vent applied over Units #1, 2 and 3. New roof application for outside storages and sunrooms scheduled for March 4, 2009.
Installation of new Front entry doors, Kitchen doors and storage doors in progress on Units # 1, 2 and 3.
New sun room construction finished for units #4 & #5. Exterior sheathing applied on the walls and roof deck. Electrical rough-in and window installation are next on the work schedule. (window installation may be delayd, due to necessary work for Building 1 to prepare for roof replacement and sheetrock installation.
Sun room construction finished for Unit #3. Electrical rough-in finished. Building inspection passed on 02/18/2009 for all rough-in inspection items on entire building 1. For details on inspection items, please check "Work Shcedule" on the right side menu of this page.
Next step is to apply exterior sheathing and weather barier, Install windows and doors, finish fascia trim installation on the rear side to prepare for roof replacement.
Demolition of existing sun room in unit #3 finished. Wall framing in progress for new living room window.
New Kolbe window installed in the rear bedroom of Unit #3.
Wood rot replacement in progress under living room windows of Unit #5. New, Insulated glass panels ordered from "Island Glass". Sun room framing in progress.
New sun room structure built for unit #4. Anchoring and hurricane strapping installation in progress.
Existing sunroom demolished at unit #5. Severe wood rot found under living room windows.
Wood ort on the left side of middle window.
Wood rot under middle and right side windows.
Wood rot under rigt side window by the fire wall. Repair work will require to remove glass from both windows.
Sun-room framing finished for unit #2. Window/door openings built, exterior sheathing applied, Necessary anchoring installed. Roof construction finished on 01/22/2009. Hurricane ties installation in progress.
Sunroom framing finished for unit #1. Roof assembly in progress.
Both building permits were replaced/updated on January 16/2009 to add plumbing and air conditioning services. All exterior water spigots will be removed and lines capped before new exterior sheathing application. New exterior grade spigots with "Back-flow Preventer" will be installed after final stucco coat application. Plumber will also fix existing water heater drain and pressure release lines. Air conditioning services added to both building permits, in case building #2 needs re-locations or other type of service associated with building code requirements.
Exterior storage framing finished on Unit # 3. Roof covered with Ice & Water shield, new electrical lines installed. Heat pump in service yard has been relocated to comply with building code. New coolant lines have been rerouted through storage.
Exterior storage framing finished on Unit # 2. Roof covered with Ice & Water shield, new electrical lines installed. Heat pump in service yard has been relocated to comply with building code. New coolant lines have been rerouted through storage.
Exterior storage framing finished on Unit # 1. Roof covered with Ice & Water shield, new electrical lines installed. Heat pump in service yard has been relocated to comply with building code. New coolant lines have been rerouted through storage.
Main structure of the new sun-room is framed for Unit #2. New anchor bolts and tie-downs installed. Ceiling assembly in progress. New window openings framed in bedroom and living room. Hurricane ties installed on all rafter tails. New anchor bolts installed in the main building code according to IBC-2006.
Old sun-room structure demolished and disposed at Unit #1. New sun-room framing in progress. New window openings framed in bedroom and living room. New hurricane ties installed on all rafters and new anchor bolts added to the main walls as per code requirements.
New exterior storage walls framed with openings for new double doors.
Right side gable wall framing fixed and sheathing applied. Ready for siding installation. Soffit panels and fascia trim boards installed on the left side.
Soffit panels and fascia trim boards removed and disposed on the rear side of building 1.
Existing sun room of Unit #1 is next to be removed.
Left side gable wall framing fixed, sheathing applied. Ready for siding application upon installation of gable vent.
All siding and trim boards removed on the front side of building 1. Exterior storage structures demolished. Wood rot repairs and framing work in progress.
Sliding patio doors removed from front side bedrooms of Units #1 and #2. Openings framed for new windows.
Renovation Project started today, on building 1 (Villas 1-3). Unit # 1 in the picture below. Front side wall. Service yard fence removed, Exterior storage structure demolished and disposed. Exterior fascia trim, soffit panels, siding and trim removed and disposed.
Unit # 1, Roof structure above front entrance. No hurricane clips were installed at the time of original construction. Roof trusses were just toe-nailed to wall plate.
Unit # 1. Front side bedroom wall on the right side of entrance. No anchor bolts to tie down wall framing to concrete slab.
Unit #1, Exterior wall on the left side of the front entrance. Wood rot in the sill plate.
Unit #1. Wood rot in the sill plate, on the left side of the service door.
Unit # 1. A/C coolant lines and control wiring need to be moved underground and placed in PVC conduit. We also suggest moving compressor unit to the front side of the service yard, so compressor could be placed directly in front of luvered vent.
Project site consists of two buildings:
- Building one - single story building with three residential units #1, 2 & 3
- Building two - two story building with six residential units # 4, 5, 6, 7,`8 & 9
At the time of exterior renovation it is most practical and cost efficient to replace, upgrade and repair as many exterior/interior building elements as possible. We recommend all Villa Owners to carefully inspect Villa interior/exterior before deciding on the work scope for renovation project. If your A/C compressor looks like the one in the picture, its time to replace it.
Chech your A/C handler too or have your HVAC company to inspect it. there are at least two A/C systems on the property that need attention.
Check around your windows and service doors (in service yard). We have noticed moisture damages in some of the service doors. It is always a good idea to open your door and inspect door jambs and trim at the bottom.
Take a pocket knife or small screw driver and see if wood is soft at the bottom of the door. Check drywall inside, around windows and doors for brown stains to determine if door/window has been leaking.
On the windows, you can inspect aluminum frame joints at the corners to see if any joint separation is vissible. Also check rubber seal between glass and frame, to see if it has been dryed and cracked.
For the service yards gates, we would recommend to install light weight aluminum square tube gates. It would be long lasting and low maintenance solution. The cost for one 36" x 60" metal gate installed is $ 650.00 - $ 1,500.00 depending on the design. next option wood be pressure treated frame gate with composit siding boards such as KLEER wood grain boards with exterior grade, galvanized hinges and latch. Construction and installation of this type gate is around $ 250.00 - $ 350.00 depending on design.
Existing sunrooms on the rear side of building display signs of localized wood rot and elevated moisture in trim boards and structural lumber due to long-term exposure to weather and improper flashing installation and/or flashing absence.
Previous attempts to fix this problem are clearly visible on some Sunrooms exterior. This should not be considered as proper way to address wood rot in load bearing structure and it may not pass final inspection after project is finished.
There are numerous phone and TV cable lines attached to exterior siding and trim boards. In the picture below, there is phone junction box,
that is missing cover. All wires and junctions are exposed to the weather. All wires are running up to the attic level and penetrating wood siding.
In many places, penetrations made by TV and Phone company were performed without any consideration about aesthetical appearance nor attempt to seal penetration hole to prevent water intrusion inside wall structure.
Exposed electrical wires in service yards and outside some carolina rooms don't comply with current codes. All exterior electrical wires shouls be installed in the conduit. Exposed bulb light fixture in the outside storages is against the current Fire Code.
There is good example of Code violation in the service yard of Unit # 9. Large A/C compressor is installed directly in front of electrical metter and blocking access to the meter. By the code, there should be minimum of 36" clearance in front of any electrical meter.
A/C system disconnects should also be placed on the surface of new service yard wall. Some of them are in such condition, that replacement should be considered. Disconnects located like the one in picture below, will not pass any inspection and they are useless.
A/C handlers shall be easy accessible for service and repair. Should Villa Owners decide to replace all outside storage doors with new double door, we would recommend to install double door such way, that one half of the door would be located directly in front of A/C handler.