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06-16 – Balcony Reconstruction. Newport Crest – 7 Plan. Lower Rear Balcony. 70% gapped decking floor surface, 30 % solid water proofing surface. Gapped decking floor surface is outside the building foundation. Solid water proofing surface is inside the building foundation (above crawl space).

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

Lower rear balcony @ 11 Goodwill ( 7 plan ) prior to replacement - 2016
Lower rear balcony @ 28 Encore ( 7 plan ) during demolition - 2006. Pony wall supporting first floor joists almost completely decayed. Most severe case of structural decay in past 15 years @ NC Kitchen floor had started to collapse, tile, drywall and window cracking, cabinet seperation from walls
Lower rear balcony joists @ 3 & 4 Kamalii ( 7 plans ) with severe wood decay - 2016

Wood decay ( fungus and termites ) at 11 Goodwill first floor joists and supporting pony wall
Joist repairs and pony wall replacement @ 28 Encore
Joist and pony wall repairs @ 11 Goodwill - new joist installation, bearing on exterior pony wall, all the way under unit to garage / crawlspace wall

Subfloor joists repaired and new floor sheating installed at 3 & 4 Kamalii
New pressure treated joists installed at 3 & 4 Kamalii
Perhaps the most critical / vurnerable detail in Newport Crest. Flashing install to cover the sturctural pony wall and end of joists which support the first floor. Water drains from solid surface on to very important structural members with a lot of end grain blocking which is susceptible to wicking water and fungal growth. Flashing and waterproofing details very important here ' L ' flashing installation in this photo

Floor to wall deck flashing installed with dado for siding termination - Counter flashing installed at vurnerable location above foundation
More flashing details to accommodate the different finishes
Staple / metal lath re-inforcement to accommodate new waterproofing system. Seal gaurd / bituthene installed on plywood joints to minimize framing movement effect on new waterproofing.

Aerial view of production at this point - subfloor, flashing and metal lath installed
1st coat of polymer-modified cementitous waterproof being installed
2nd coat of waterproofing cement being installed ( this is actually another HOA - didn't have photo of this application at NC ! )

Texture application for waterproofing being applied
Texture application completed
Trex decking on portion of balcony outside foundation installed. Decking slotted to accommodate post base straps.

New railing posts and wood framing installed
New smart panel siding and trex rail cap being installed. Almost every component now in Newport Crest is decay resistant
Sealer coat of waterproofing system being applied

Job Completed ! - Finished components, structural components and flashing components all come together nicely for a beautilfull finish.
Completion at 11 Goodwill
Balcony exterior finish at Newport Crest

← Jan 2016 - Stucco / Framing Repairs Jun 2016 - Stair Repairs →
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