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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.

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