Columbia 300 | Angus Smith Construction

Project Gallery

June 2022 – Balcony Construction

Please click on the first image to view as a slide show.

Existing decayed cantilevered subfloor joists and deteriorated waterproofed flooring

Decayed joists prior to removal

New balcony to be supported at outboard with concrete footings. Excavation for footings being done

On site rebar fabrication for new concrete footings

Fabricated rebar placed in excavated footings

Post / beam base bracket connected to footing reinforcement and ready for concrete pour

Concrete poured with sono tube providing above grade forming

Decayed joists cut back to accommodate new footings. Lower section of siding being removed.

Decayed subfloor framing exposed after waterproofing and floor sheathing removed

Good example of decay at location where original design and lack of flashing details caused trapped moisture and decay

Subfloor framing corrections completed

New siding installed below subfloor with building paper and Z bar flashing to house new ledger. Hold down straps for railing post at subfloor installed

New T & G subfloor sheathing attached to repaired subfloor with glue and screws

Additional moiststop waterproofing added to ledger pocket

New ledger fasteners being installed efficiently with pneumatic equipment

New pressure treated ledger and support beams installed

New pressure treated joists being installed

New joists, joist hangers connecting joists to ledger and rim joists installed

Metal post straps attaching railing posts to subfloor, subfloor fascia and metal floor edge flashing being installed

Metal straps indicate railing post locations

Subfloor fascia notched at post straps prior to install

Balcony outboard subfloor corner prior to edge metal flashing install

Metal flashing fabricated on site by ASC crew, providing high end finish and lasting water protection to new balcony

Metal flashing corner fabricated and ready for install

Beautiful metal flashing install at balcony corner

Edge metal flashing installed and primed / painted

Bonderized floor to wall flashing and floor surface transition flashing installed at perimeter of waterproofed section of flooring

Custom flashing fabricated on site to protect vulnerable location which has historically trapped moisture and decayed framing in Newport Crest. Transition floor flashing, siding to trex flashing and waterproof to siding flashing all merging here beautifully.

Subfloor railing post nailed to attachment straps and site fabricated flashing protecting post base and tying into adjacent flashing components

Site fabricated metal flashing protecting trex / waterproofing transition location which has historically been a water intrusion sweet spot causing much framing decay and repair cost for the HOA.

Metal counter flashing incorporated into door threshold detail

Rubberized membrane installed at plywood joints to absorb and mitigate subfloor movement which could potentially crack waterproofing system.

First stage of ‘Westcoat ALX reinforced metal lath waterproofing system ‘This is a high-end proven system appropriate for wood subfloors with unmatched strength and durability. Metal lath being laid on subfloor

Metal lath being fastened with pneumatic stapler

Lath installed

First coat of waterproof acrylic cement being applied and blending into reinforced, galvanized metal lath

First coat applied

Balcony perimeter siding and discolored insulation removed

New insulation installed as needed

Moistop flashing applied at window perimeter and secondary drainage plain building paper being installed

New decay resistant composite panel siding being installed

Siding and trim installation completed

New perimeter trex decking boards being installed and notched at corner to accommodate post straps

Full length trex boards being installed

Trex transcends / Island Mist color – beautiful composite, decay resistant product

Trex decking installed

Post base bracket sandwiched between post hold down brackets – ready for post installation

Decay resistant con heart redwood railing posts.

Railing posts being cut to correct height

Rail framing components being installed with metal brackets required at almost every joint – California Construction !!!

Rail framing completed and building paper being installed

Building paper installed at railing and reinforced moistop flashing installed in addition at top of framing

Siding installation at railing completed

Beautiful composite / decay resistant material for (3) rail caps and trim to complete balcony railing

Second coat of acrylic cement at waterproofed floor being applied

Second coat application completed

Masking installed and floor ready for texture application

Orange peel texture being applied

Texture application completed

Acrylic top coat with color applied to waterproofing system

Exterior painting completed and job done – Beautiful !!!

Beautiful material and color contrasts

Smart panel siding beveled at bottom to sit perfectly on the floor to wall metal deck flashing – meticulous attention to detail.

Beautiful angles, details and transitions resulting from conscientious, quality workers with a commitment to excellence at every phase of every project.

Nice!!!

Beautiful finished corner details at outboard edge of balcony

Exterior completed. In Summary Experience has taught me that the correct design /details, correct materials, quality tradesmen will result in a balcony providing 40 plus years durability. Balconies without these criteria may be looking at 12 years minus durability. A big thank you and well done to ASC staff – Vicente, Fernando, Valentin and David!

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