HomeMy WebLinkAboutVI (G) Discussion/ Action re: Report on City Hall/ Police Station Siding Issues Agenda 5-20-97
"CENTER OF GOOD LIVING-PRIDE OF WEST ORANGE" IMAYYOe COMMMISSIONER
S. scuff VANDERCRIFT
Ocoee
Ot q COMMISSIONERS
o
CITY OF OCOEE DANNYDOWELL
`% �� • a 150 N. LAKESHORE DRIVE SCO"ff ANDERSON
�� p OCOEE, FLORID6 2322 2258 SCOTT A.GLASS
r`p Aq (407)656-2322 NANCY J. PARKER
V CAA MANAGER
.Y���Of G000NN�� ELLIS SIIAPIRO
MEMORANDUM
TO: The Honorable Mayor and Board of City Commissioners
FROM: James W. Shira, P.E., Acting City Manager
DATE: May 15, 1997
RE: CITY HALL/POLICE STATION SIDING ISSUES
Attached for your review is a report prepared by Cassidy Construction and
Management, Inc. on the results of their investigation into the siding and
settlement problems at City Hall and the Police Department.
Mr. Cassidy's report pertains primarily to the siding issues and he has provided
several options that may be possible solutions to the problems of staining and
leaking that have occurred. As he notes, the settlement problem is still under
review and investigation by Universal Engineering Sciences, and we should have
a report from them in August of this year.
Staff respectfully requests Commission input so that we may proceed with the
appropriate repairs.
Respectfully Submitt
Agenda 5-20-97
Item VI G
It
•
OCOEE CITY HALL
& POLICE STATION
Siding Failure Livestigation
by
Cassidy Construction & Management, Inc.
Letter and Report by
Cassidy Construction & Management, Inc.
111 Exhibit A
Closeout Manual with M.A.B. Technical Dala
Sheets
Exhibit B
‘,.' a guide to Southern Pine Siding by the
Southern Pine Marketing Council
4 Exhibit C
Coaling Failure Analysis Report
by S.G. Pinney & Associates, Inc.
Exhibit D
Preliminary. Estimates for Remedial Work by
Cassidy Construction & Management, Inc.
S018 CALLE DE SOL—ORLANDO,FL 326'9—(407)29(-libel)
May 14, 1997
John Horan ATTORNEY CLIENT PRIVILEGE
Foley & Lardner ATTORNEY WORK PRODUCT DOCUMENT
P. O. Box 2193
Orlando, FL 32802
Dear Mr. Horan:
In accordance with your request, and in furtherance for and preparation of potential or pending litigation
we have investigated the siding problems at the Ocoee City Hall and Police Station.
We are pleased to submit the attached report with our findings and opinions for your review and use.
Sincerely,
CASSIDY CONSTRUCTION & MANAGEMENT, INC.
John E. Cassidy
President
—mausina
Cnns'r.o[^ManagempN Geneal GrtraO'^0—Ca suIYny
Letter and Report
by
Cassidy Construction & Management, Inc.
Ocoee City Hall & Police Station
Siding Failure Investigation
Page 1
May 14, 1997
ASSIGNMENT:
CCMI was requested to perform an inspection of the siding on the Ocoee City Hall Building and Ocoee
Police Department and issue a report concerning: (1) why the siding has failed, (2) corrective action and
estimated cost, and (3) comment on who may be responsible, as well as the possibility of making a claim
against the responsible party.
Site: Ocoee City Hall Building
150 N. Lakeshore Drive
Ocoee, FL 34761
Inspector: John E. Cassidy
Note: All dimensions are actual unless described as nominal.
Comments and opinions are indicated by enclosing in brackets, (Comment).
Observations:
1. The exterior wall section consists of paint on wood siding and trim over building paper over
plywood attached to wood studs. {This is a very common exterior wall section, however, in the
last 3-5 years there is a trend to I) specify a synthetic wrap, in lieu of building paper and 2)
specify a synthetic siding material of either pressed wood with a baked on finish or a portland
cement based siding with a baked on finish, both products are basically indistinguishable from
wood.}
2. The exterior siding is horizontal southern pine, defined as Pattern 105 by the Southern Pine
Inspection Bureau, 5 3/8" x 23/32", commonly described as "German novelty siding" or "ship
lap siding".
3. The siding has been installed between 3/4" wood trim at the corners, doors, windows, and other
openings. {In absence of a caulking gap between the siding and trim, using wood trim which is
thicker than the siding would have resulted in a better intersection for caulking.}
4. The siding has been coated with a white paint. The Closeout Manual contained literature
indicating the following:
F. Wood Siding and Trim
One coat M.A.B. Fresh Kote Alkyd Wood Primer, 056 Line.
2. Two coats M.A.B. Sea Shore Trim Enamel, 024 Line. Provide mildew
additive.
Ocoee City Hall& Police Station
Sidatg Failure lavestigation
Page 2
May 14, 1997
Included in the Closeout Manual were the M.A.R. Technical Data sheets. {Refer to attached
"Exhibit A", 7 pages.)
5. The siding and paint are exhibiting a dark discoloration in many areas due to primarily surface
mildew and mildew on the wood surface under the paint. A secondary source is tannin staining
from the wood.
6. Several areas of the wood siding have begun to rot and deteriorate. The wood in these areas is
soft and moist to the touch and crumbles easily with light finger pressure. These spots vary in
size from 1" in diameter to 12" by 5 1/2 inches. The rotting areas occur primarily at the ends
of the boards and at the fasteners.
7. In most cases the siding is snug against the wood trim. {This could he a result of the installation
method, swelling, or thermal expansion. Masterspec, a commonly used specification publication,
specifies, "Leave slight gap at trim and corners, and caulk." In "a guide to Southern Pine
Siding" (attached as "Exhibit B", 8 pages.) by the Southern Pine Marketing Council, it indicates,
"Siding should be butted snugly and squarely against door and window casings, corner boards,
and adjoining boards." and under finishing siding it calls for, "...and caulk all joints and
cracks."}
n..
In at least one area the siding has moved or expanded to the point of damaging the trim.
Expansion or movement could be due to movement of substrates caused by settlement.
In another area there is gap between the siding and the wood trim which could also be a result
of settlement.
8. There is no evidence of caulking at the intersection of the wood trim and siding. {It is common
for the siding to be caulked with a high quality single or multi-component caulk.}
9. The siding has been fastened with nails. The nailing pattern is not consistent, generally one or
two nails were used on 16 inch centers. The fasteners should have been installed in accordance
with the siding manufacturer's recommended nailing pattern. Some of the nails are rusting and
staining the siding. {Exterior fasteners should be corrosion resistant. Galvanized nails are often
specified to he touched up with rust inhibitor after installation and prior to painting.)
Specification Section 07461 3.5 A requires, "Sand work smooth and set exposed nails and
screws." Specification 09900 2.4 D requires, "Fastener Head Cover Materials: Latex Filler."
{The nails should have been set and filled prior to finish painting which prevents rust stains and
water infiltration.)
The siding around some of the fasteners has deteriorated indicating moisture infiltration into the
wood at the fastener. {Water infiltration at the fastener could be a result of movement of the
substrate or the siding which stresses and enlarges the fastener penetration.)
Ocoee City Hall& Police Station
Siding Failure investigation
Nino. Page 3
May 14, 1997
10. Three areas were inspected for moisture damage to the wood studs beneath deteriorated siding,
no damage was found. A fourth area had minor damage to the plywood sheathing due to a
sprinkler hitting the siding. The sprinkler was adjusted.
Maintenance crews replacing the siding indicated they had not found any damage to the plywood
sheathing or wood studs.
11. When replacing the deteriorated siding, it was determined the siding was back primed, however,
the end cuts and top edge were not primed prior to installation.
12. The worst of the deteriorated siding has been replaced by the City maintenance crews.
Additional siding and some of the wood trim is rotting and will require replacement.
13. There is water infiltration damaging a purlin adjacent to the north side of the main entry. The
cause of the infiltration must be corrected and the purlin replaced.
14. CCMI provided a sample of siding which was removed from the building due to deterioration to
M.A.B Paints soliciting their comments and recommendations. M.A.B. sent the sample to their
lab in Philadelphia and issued a memorandum indicating: 1) Heavy mildew is present on and
`.� under the paint, 2) Dry film thickness is 4-7 mils which would be 2-3 coats, 3) It is an acrylic
product, 4) it has weathered 1-3 years, and there are tannin stains present.
They further indicated the heavy mildew under the paint will continue to bleed through and the
only corrective action known is to remove the paint by light sand or water blasting, treat the
mildew with a chlorine solution, and re-coat the siding.
15. In one area there is a vertical gap, approximately 1/4 inch, between the siding and corner trim
which appears to he the result of settling after construction. Settlement was also suggested by
a gap between the lakeside porch and the building and a crack in the floor tiles and underneath
carpet inside the building. Floor tiles have been re-grouted once and the crack opened again
within the last year which suggests the building continues to slightly settle or there is minor
expansion and contraction.
There are a number of cracks in the interior surfaces in the corridors surrounding the chamber
area at ceilings, walls, and soffits which could be a result of excessive movement or settlement.
After the cause has been determined and remedied, these defects should he corrected.
Miscellaneous Inform: (ion:
16. CCMI was informed Huber Design and Construction, Inc., was the Contractor and C.T. Hsu &
Associates, P.A., was the Architect. The project was completed in 1994 and the siding was
installed towards the end of the year in 1993.
Ocoee City Hall & Police Station
Siding Failure Investigation
*.w Page 4
May 14, 1997
17. The siding was purchased by Huber from Cox Lumber in Ocoee. Cox Lumber has indicated the
siding is a standard product and could have been purchased from any number of manufacturers.
CCMI met with Dave Swisher of Cox Lumber to discuss the siding and recommended installation
and care of the siding. Cox provided a copy of " a guide to Southern Pine Siding" from the
Southern Pine Marketing Council. Mr. Swisher indicated that during the purchasing process, he
had recommended an alternate synthetic cement based siding which was rejected based upon
budget and possibly aesthetical considerations.
18. CCMI met with the City and C.T. Hsu representatives. Hsu has consulted with a representative
of ICI, the parent company of several national painting companies.
Hsu recommended: I) replacing the bottom piece of siding with cedar, 2) kill all surface mildew,
shellac pitch areas, and repaint the building with a high grade exterior paint, 3) add gutter in
certain areas to protect splashing of siding above lower roofs, 4) install crack monitoring, 5)
remove siding at back porch to check structure, 6) implement maintenance program to kill surface
mildew twice a year to prevent mildew from attacking paint, 7) open joints and caulk, 8) create
an expansion joint at the tile floor, and 9) correct water infiltration which is deteriorating purlins
adjacent to front entrance (Hsu suspects flashing may be missing.)
19. Huber indicated Finishing Systems of Florida performed the painting. CCMI contacted Finishing
Systems of Florida and spoke with Chris Dryer and Brenda Saper who indicated they did
purchase the paint from M.A.B. at their Silver Star Road store. Mr. Dryer recalled the painting
was done in the middle of summer, the siding had not been covered prior to installation, and they
had not taken any moisture readings prior to painting. Ms. Saper stated at the time of
installation, there were no visual signs of mildew on the siding and consequently they did not
treat the siding to kill the mildew.
EXPERT ANALYSIS AND INVESTIGATION:
20. To address the settlement problem, Universal Engineering Sciences was retained to provide
geotechnical engineering services to determine: I) likely cause of the differential movement of
the building, 2) time rate of movement of the structure, and 3) recommended remedial action.
It will be necessary to monitor the building settlement over a twelve week period, after which
Universal will submit a report with their findings in early August, 1997.
21. S. G. Pinney and Associates, Inc., was retained to provide expert analysis of the coatings failure.
Pinney performed a visual inspection of the buildings and had samples analyzed in a laboratory.
Pinney's report (attached as "Exhibit C") concludes the siding was not properly caulked and
treated for mildew prior to painting. Pinney recommended three options to address the mildew
problem which are listed below. (CCMI added Option IA)
Ocoee City i/all& Pollee Station
Siding Failure Investigation
tee Page 5
May 14, 1997
RECOMMENDATIONS ADDRESSING COATING MILDEW:
Note: CCMI has provided a preliminary estimate for each option utilizing subcontractor input and RS
Means Open Shop Building Construction Cost Data, 1997 Edition, see attached "Exhibit D", 4
pages. Actual costs will be determined by competitive bidding after the selection of the
appropriate option.
Each estimate includes Administration Costs for: - preparing hid documents, - advertising, - bid
analysis, - contract administration, - random periodic inspection by coatings technician, -
performance and payment bonds, - and legal expenses. Administration Costs included in each
estimate amount to $19,651.
CCMI recommends Option 1 or IA.
Option I: Replace the exterior siding and trim with new siding and trim of the same material and
profile.
Option #1 consists of: -removing all siding and adjacent trim, - removing all felt paper
and inspecting the substrate for damage (cost of replacing damaged substrate is not
included in the estimate below), - reinstall a synthetic house wrap in lieu of building
paper, - hackpriming all siding, - edge and end prime all siding and trim, - pre-treating
the wood for mildew, - apply two coats of water repellant to siding and trim, - add
gutters as recommended by CT Hsu, -repair or install additional Hashing where previous
water infiltration was evident, - install a primer and two top coats of acrylic latex paint
with recommended mildewcide, and - properly caulking all joints.
Advantages of Option #1 include: I) insuring all deteriorated siding and trim has been
removed, 2) insuring any damage to the substrate will be corrected, 3) rusty nails will
be removed, and 4) all siding and trim will be properly edge primed and caulked.
Disadvantages of Option#1 include: I) wood product subject to mildew and deterioration
due to moisture intrusion and insects (should last the life of the building with proper
installation and maintenance), 2) requires recoating approximately every five years
(estimated recoating cost is $11,000).
Option #1 estimated cost including administration: $189,166.
Option #1A: Replace exterior horizontal siding with a synthetic cement based siding. Replace wood
trim with new wood trim of same grade and profile.
Option IA consists of: (same as Option #1)
Ocoee City Hall& Police Station
Siding Failure Investigation
Page 6
May 14, 1997
Advantages of Option#IA: 1) insures all deteriorated siding and trim has been removed,
2) insures any damage to the substrate will he corrected, 3) rusty nails will be removed,
4) does not require edge and hack priming, 5) not susceptible to rotting, 6) not
susceptible to insect damage, 7) paint is more durable lasting up to 10 years (painted
wood lasts 5 years), 8) and product is guaranteed for 50 years.
Disadvantages of Option #IA: 1) not available in ship lap profile to match the adjacent
historical building
Option #1A estimated cost including administration: $153,214.
Option #2: Replace siding and trim in poor condition. Strip existing siding and trim to wood
surface. Treat wood surface for mildew, repaint, putty nail holes, and caulk joints.
Option #2 consists of: - removing existing siding and trim in poor condition, - back,
edge, and end prime replacement siding and trim, - strip existing paint, - replace any
siding or trim damaged during the stripping process, - apply two coats of water repellant
to siding and trim, - score joints to receive caulk, - caulk all trim joints and siding butt
joints, -treat exposed wood surface for mildew, - replace rusty nails, -set all nails, putty
holes, sand putty, and prime putty, - apply one primer coat and two top coats of paint.
Advantages of Option #2: 1) Least expensive procedure to address mildew under the
paint.
Disadvantages of Option #2: I) All of the rotting siding may not be detected and
removed, 2) damage to substrates may not be detected, 3) not all edges and ends will be
primed, 4) may result in minor defects in the surface, 5) wood product subject to mildew
and deterioration due to moisture intrusion and insects, 6) requires recoating
approximately every live years.
Option #2 estimated cost including administration: $140,915.
Option #3: Replace siding and trim in poor condition. Treat the painted and exposed wood surfaces
for mildew. Repaint surface with acrylic latex top coat with mildew additive.
Option #3 consists of: - removing siding and trim in poor condition, - treat new siding
and trim for mildew, - edge and end prime replacement siding and trim, - score joints
to receive caulk, - caulk all trim joints and siding butt joints, - treat exposed wood and
painted surfaces for mildew, - replace rusty nails, -set all nails, putty holes, sand putty,
and prime putty, - apply one primer coat and two top coats of paint.
Advantages of Option #3: 1) Least expensive method.
Ocoee City Hall& Police Station
Siding Failure Investigation
Page 7
May 14, 1997
Disadvantages of Option #3: I) All of the rotting siding may not be detected and
removed, 2) damage to substrates may not be detected, 3) few edges and ends will he
primed, 4) wood product subject to mildew and deterioration due to moisture intrusion
and insects, 6) requires recoating at best every five years, 7) mildew under the paint will
not be killed which will result in shortening the life of the coatings to less than five years
and may require annual or semi-annual treatment.
Option #3 estimated cost including administration: $76,239.
Option #4: Replace siding and trim in poor condition. Cover existing surfaces with vinyl siding.
Option #4 consists of: - removing siding and trim in poor condition, - treat new siding
and trim for mildew, - edge and end prime replacement siding and trim, - score joints
to receive caulk, - apply vinyl siding and trim.
Advantages of Option #4: 1) Minimum maintenance costs.
Disadvantages of Option #4: I) Not aesthetically matched with the architectural theme
of the design, 2) All of the rotting siding may not be detected and removed, 3) Damage
'�. to substrates may not be detected, 4) Effect on siding already deteriorating is unknown,
5) Special trim pieces will have to he manufactured to match building architecture with
unknown aesthetic results.
Option #4 estimated cost including administration: $74,266.
RESPONSIBILITY FOR FAILURE:
CCMI has addressed the responsibility for failure based upon the major causes which are:
1) Deterioration due to moisture intrusion at joints which were not caulked.
Specification 07461.3.3 A. states, "Install siding, soffits, and batten strips in accordance
with the manufacturer's instructions." CCMI was informed by the lumber yard supplying
the siding that the manufacturer's instructions were to be found in " a auide to
SOUTHERN PINE SIDING published by the Southern Pine Marketing Council. On
page four of this publication, under "Finishing Siding", "Paint", it states,
"To achieve maximum paint life, follow these steps: I. Treat properly cleaned wood
siding and trim with a paintable water repellant preservative ur water repellant and caulk
all joints and cracks." The Contractor neglected to comply with this requirement and the
damage was greater due to the Contractor also neglecting to prime the edges as
recommended by the paint manufacturer.
Ocoee City Hall& Police Station
Siding Failure Investigation
Page 8
May 14, 1997
The Architect should have provided a detail clearly showing the caulk joint and
specifications related to the material and installation of the caulking. Also, the Architect
should have noted the lack of caulking during inspections of the Work and should have
advised the Contractor of this omission. Thus the Contractor and Architect are both
responsible for this problem.
2) Deterioration due to moisture intrusion at nails.
Specification 09900 3.2 0, requires, "Exterior Wood Scheduled to Receive Paint Finish:
Remove dust, grit, and foreign matter. Seal knots, pitch streaks, and sappy sections.
Fill nail holes with tinted exterior caulking compound after prime coat has been applied."
This specification is clear and the contractor was negligent.
The Architect should have noted this defect during their inspections.
3) Pervasive mildew on the exterior painted surface.
CCMI concurs with S.G. Pinney's conclusion that the mildew was not removed prior to
the application of the prime and finish coats required per specifications, paint data sheets,
�► and siding manufacturer's instructions. The Contractor was negligent.
4) Differential settlement.
Determination of the responsibility related to differential settlement is pending completion
of Universal's investigation.
ADDITIONAL SERVICES:
CCMI is available to: 1) Prepare the required bid documents and provide Contract Administration to
complete the remedial work on the siding, 2) continue to assist Universal in their investigation, and 3)
assist in claims against responsible parties.
End of Report
Exhibit A
Closeout Manual with
M.A.B. Technical Data Sheets
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OCOEE CITY HALL AND POLICE STATION
3.7 SCHEDULE - SHOP PRIMED ITEMS FOR SITE FINISHING
A. Metal Fabrications (Section 05500): Rust penetrating primer: M.A.B. Rust-O-
Lastic Anti-Corrosive, 073 Line.
• 3.8 SCHEDULE - EXTERIOR SURFACES
A. Steel - Unprimed
1. One coat of M.A.D. Rust-O-Laslic Anti-Corrosive Prime, 073 Line.
2. Two coats of M.A.D. Rust-O-Laslic Gloss Latex Enamel, 043 Line.
B. Steel - Shop Primed
L Touch-up with M.A.D. Rust-O-I astic Anti-Corrosive Primer, 073 Line.
'-� 2. Two coats of M.A.D. Rust-O-Laslic Gloss Latex Enamel, 043 Line.
C. Steel - Galvanized
One coat of M.A.D. Rust-O-1,aslic I lydro Prime, 073 line.
2. Two coats of Rust-OL,astic Gloss Latex Enamel Line, 043 Line.
D. Aluminum - Mill Finish (Natural finish to remain, unless otherwise specified for
paint finish):
1. One coat of M.A.D. Rust-O-Laslic I lydro Prime, 073 Line.
2. Two coats of M.A.B. Sea Shore Acrylic Premium House Paint, 061 Line.
E. Concrete Block - Painted:
1. One coat of M.A.U. 42000 Block Kole.
2. 'Iwo coats of M.A.D. Sea Shore Acrylic 1 louse Paint. 061 Line.
Eyti, b. { A
2 a -7
OCOEE CITY MALL AND POLICE STATION
F. Wood Siding and Trim
I. One coat M.A.B. Fresh Kote Alkyd Wood Primer, 056 Line.
2. Two coats M.A.B. Sea Shore Trim Enamel, 024 line. Provide mildew
additive.
3.9 SCHEDULE - INFERIOR SURFACES
A. Steel - Unprimed.
One coat of M.A.R. Rust-O-Laslic Anti-Corrosive Primer, 073 Line.
2. Two coats of M.A.B. Rich I Gloss Latex Enamel, 022 Line.
B. Steel - Galvanized
—saw. I. One coat of M.A.B. Rust-O-Lastic Ilydro Prime 073 Line.
2. Two coats of M.A.B. Rich Lux Gloss Latex Enamel, 022 Line.
C. Aluminum Mill Finish - Paint
1. One coat of M.A.B. Rust-O-Lastic Ilydro Prime 073 Line
2. Two coats of M.A.B. Rich Lux Gloss Latex Enamel Acrylic, 022 Line.
D. Plaster, Gypsum Board - Paint
(Unchanged) One coat of M.A.B. Fresh Kote Vinyl Primer, 037 Line.
2. Two coats of M.A.B. Rich Lux Lustre Lite Flat Enamel, 033 Line.
I. Wood Trim (Chairrail, Baseboard, Paneling) Opaque Finish
. One coal of Latex Primer Sealer - M.A.B. Fresh KCote Vinyl Primer, 037
Line
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Nan. OCOEE CITY HALL AND POLICE STATION
2. Two coats of Latex Enamel Semi-Gloss for trim; eggshell for paneled
surfaces - M.A.B. Fresh Kole Latex Semi-Gloss, 410 or M.A.B. Fresh
Kole Latex Satin Enamel, 405 Line.
J. Metal Stair Rails and Stanchions, Stringers and Steel Shop Primed.
1. Touch-up with Rusl-O-Lastic Anti-Corrosive Primer, 023 Line.
2. Two coats of Rust-O-Lastic Gloss Latex Enamel, 043 Line.
L. Wood, Transparent Stain
1. One coat Stain to match Architect's sample; M.A.B. Interior Wood Stain
Semi-Transparent.
2. One coat M.A.B. Minit Uri Sanding Sealer.
3. Top coat: M.A.B.� Rich Lux Latex Polyurethane Satin, 088 Line.
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Coatings
TE-CHNICAL DATA
Sea Shore Acrylic Latex Trim Enamel
Four Seasons Acrylic Latex House and Trim Enamel
(Acrylic Latex) Code: 024 Line
Description
A medium gloss, fast drying, exterior latex enamel having outstanding color and gloss retention with resistance to
blistering and fume discoloration. Ideally suited for properly prepared wood, masonry, stucco and metal surfaces.
Technical Data
Theoretical Coverage (sq. ft. per gal. per dry mil) 580
Recommended DFT per coat 1.2-1.6 mils
Gloss Semi
Wt/Gallon 10.4 ± 0.1 lbs.
Viscosity 77± 5 K.U.
Solids by Wt. 48 ±2%
by Vol. 36 ±2%
VOC 2.4 Lbs/gal- 290 gms/L as supplied
Flash Point (SETA) None
Color P, M, D A in M.A.B. Color Symphony
Packaging Quart, Gallon, Five Gallon
Values listed for white paint and will vary depending on color.
Surface Preparation
GENERAL:Clean surf aces thoroughly to remove dirt,chalk,mildew,efflorescence,oil,grease or other surface depos-
its.Seal knots and sap streaks with a generous coat of Sea Shore/Four Seasons Exterior Latex Primer(056-958). First
remove excess sap by treating with a heat gun and scraping.Allow new masonry and concrete to cure at least 30 days
before painting.Scaling or otherwise unsound masonry surfaces, including old cement paint, must be sandblasted to
a firm surface. Remove rust and scale from ferrous metal.
PREVIOUSLY PAINTED SURFACES:TO OBTAIN PROPER ADHESION,GLOSSY OR PROTECTED SURFACES,
SUCH AS PORCH CEILINGS,SUPPORTS,OVERHANGS AND AREAS NOT DIRECTLY EXPOSED TOTHE WEATHER,
MUST BE SANDED AND HOSED DOWN WITH PLENTY OF WATER TO REMOVE DEPOSITS FROM AIR POL-
LUTION.ALLOW TO DRY.Scrape off all loose, scaling or peeling paint and sand edges smooth.Old paint showing
bad cracking,flaking,peeling or blistering must be completely removed.Treat as an unpainted surface.Blistering and
peeling are most often caused by moisture entering in,or trapped within a structure.Correct structural defects and provide
venting where required before repainting.To remove chalk,scrub or power wash with clean water and allow to dry.To
remove mildew,scrub with a solution of 3 heaping tablespoons of trisodium phosphate(TS P),1 qu art of hypochiorite household
bleach and 3 quarts of warm water. Rinse thoroughly and allow to dry.Never mix ammonia or ammoniated detergents
with chlorine bleach. Wear protective goggles and waterproof gloves. In case of skin contact,wash off promptly with
plenty of water. (Painting Instructions are on reverse side due to space limitations.)
Mixing/Stirring
Stir thoroughly with a spiral up and down motion at intervals.
Thinning
BLUSH or ROLLER: Not required, but if necessary, thin with water up to 4 oz. per gallon.
Tinting
Use only M.A.B. exterior Pro Minit Tint Colors, up to 4 oz. per gallon. (White 024-179 can not be tinted.)
ET
EXECUTIVE OFFICES: (,00 Heed Road. Broomall, PA 19008 (215)353-5100
�-�w�7 REGIONAL-OFFICES:: 1 30 forth 3rrl St. P.O. Box 1508, Terre Haute, IN 47808 (812)234-6621
h A•JE PAINTS720 Central Florida Parkway,Orlando, rl 32874 (407)851-6160
&.COATINGS 77o I eo Street. Dayton. 0H 45404 (513)223-3323
MANUFACTURING PLANTS: Philadelphia, PA Terre Haute, IN Orlando, FL Dayton,OH
175.0629 The 4dantatinr,nonlamed in this bulletin is believed to he a,rur,rlr•: hu•.',(wet,no wan only is implied or freedom bon) any patent inferred.
Architectural anti Industrial Coatings 7
•
Code: 024 Line
•
Painting Instructions
For the following unpainted surfaces, prime as indicated and finish with 1 or 2 coats of Sea Shore/Four
Seasons Acrylic Latex Trim Enamel.After priming,patch nail holes,cracks and surface imperfections with proper
M.A.B.patching compound. Install caulk and/or glazing.
WOOD:Sea Shore/Four Seasons Exterior Latex Primer(056-958).To resist tannin staining,apply 2coats of Sea Shore/
Four Seasons Exterior Latex Primer to staining woods,such as redwood,cedar, mahogany and fir plywood.Be sure
to prime edges and crevices.Back prime new construction.
HARDBOARD:Consult the M.A.B.Technical Department for recommendations before painting any hardboard surface.
MASONRY,CONCRETE:Sea Shore/Four Seasons Latex Primer.Fill concrete block(CMU)with M.A.B.Exterior Bock
Kate.For sandblasted or eroded, porous masonry or cement shingles,first coat with Lok-Tite Exterior Latex Surface
Conditioner(056-156).
METAL:FERROUS-Rust-O-Lastic Anti-Corrosive Primer.
GALVANIZED or ALUMINUM -Rust-O-Lastic Hydro Prime(073-980)
ALUMINUM or VINYL SIDING: Self Priming. (Always apply a test patch to confirm adhesion.) When painting vinyl
siding avoid medium to dark colors which absorb excessive heat from the sun, or buckling of the siding may result.
For the following painted surfaces,prime as indicated and finish with 1 or 2 coats of Sea Shore/Four Seasons:
Acrylic Latex Trim Enamel.
WOOD and METAL: Spot prime with proper primer as needed.
MASONRY, CONCRETE: If porous or eroded, prime with Lok-Tite Latex Surface Conditioner.
Application
Apply generously and uniformly by brush or roller. Use proper M.A.B. synthetic bristle brush, roller cover,or edge
painter. Avoid over-spreading, keep a "wet edge" and do not"touch-up" or roll back into partially dry paint. In hot,
•t_ dry weather unpainted masonry may be dampened forgreater ease of application.Plan workto avoid painting indirect
sun or late in the day when rain or heavy dew is expected within 12 hours.
Recommended Spread Rate.
Approximately 400 sq.ft.per gallon. Rough or porous surfaces require more paint.
t. Clean-Up
Clean tools immediately with a warm detergent solution and rinse thoroughly with clean water. If paint becomes dry,
soak tools in Brush Cleaner according to label directions.
• Drying
(@ 70°F and 50% Relative Humidity) To Touch: 1 hour To Recoat:4 hours
(During humid or cooler weather allow additional drying time.)
Special Information
• Do not apply if air or surface temperature is below 50°F or in wet,threatening weather.Keep paint from freezing.
■ Intermix different batches of standard colors or mutiplo cans of custom colors.Always test apply a small area to
verify color.
■ To assure uniformity, always paint to a natural"break" in the surface.
■ After paint is dry, if touch-up is necessary, use the same tool (brush, roller) and paint as in first application.
II Read label directions,warnings and cautions before using.
•
Right-To-Know and
Safety Information
Container labeling complies with applicable State Right-To-Know Acts.For information regarding the potential hazards associated
with this product,please refer to the Material Safety Date Shoot(MSDS).
. 11*l• arrfiinty •
•
M.A.Bruder&Sons,Incorporated warrants this product to be tree from defects in manufacture and to conform to specification
standards. Manufacturer limits Its responsibility to replacement of material when product is proven not to meet specification
standards.As conditions and methods of use of this product are beyond our control,the prospective user must determine the
suitability of the product and necessary safety precautions.
}�I I / /-1-
L. oP7
(istitiie Architectural and Industrial Coatings
TEGHN{GAL DATA
Fresh Kote Exterior Primer Code: 056-196
(Alkyd)
Description
Fresh Kote Exterior Alkyd Primer is formulated to seal and provide a uniform surface on exterior wood. It provides
an excellent base for finishing with Fresh Kote House and Trim Paint and Fresh Kote Latex House Paint.
Technical Data
Theoretical Coverage (sq. ft. per gal. per dry rail) 960
Recommended DFT per coat 1.3-2.3 mils
Gloss Hat
WUGallon 10.8 ± 0.1 lbs.
Viscosity 80 t 5 K.U.
Solids by Wt. 75 ± 2%
by Vol. 59 ±2%
VOC 2.7 Lbs/gal - 330 gms/L as supplied
Flash Point (SETA) 110°F
Color White
Packaging Gallon, Five Gallon
Surface Preparation
GENERAL:Clean surfaces thoroughly to remove dirt,chalk,mildew,efflorescence,oil,grease or other surface de sits.
Surface must be dry.Seal knots and sap streaks with a generous coat of Lok Tite Latex Stain Sealer(056-159).First
remove excess sap by treating with a heat gun and scrapping. Remove rust and scale from ferrous metal.
PREVIOUSLY PAINTED SURFACES:TO OBTAIN PROPER ADHESION,GLOSSY OR PROTECTED SURFACES,
SUCH AS PORCH CEILINGS,SUPPORTS,OVERHANGS AND AREAS NOT DIRECTLY EXPOSEDTOTHE WEATHER,
MUST BE SANDED AND HOSED DOWN WITH PLENTY OF WATER TO REMOVE DEPOSITS FROM AIR POL-
LUTION. ALLOW TO DRY.Scrape off all loose, scaling or peeling paint and sand edges smooth. Old paint showing
bad cracking,flaking,peeling or blistering must be completely removed.Treat as an unpainted surface.Blistering and
peeling are most often caused by moisture enteric g in,or trapped within a structure. Correct structural defects and
provide venting where required before repainting.To re_nrove chalk,scrub or power wash with clean water and allow to
dry.To remove mildew,scrub with a solution of 3 heaping tablespoons of trisodrum phosphate(TSP), 1 quart of hy-
pochlorite household bleach and 3 quarts of warm water. Rinse thoroughly and and allow to dry.Never mix ammonia
or ammoniated detergents with chlorine bleach.Wear protective goggles and waterproof gloves.In case of skin
contact,wash off promptly with plenty of water.
Painting Instruction's'.;;
Forthe following surfaces,prime as indicated and finish with 1 or 2 coats of Fresh Kote House and Trim Paint
or Fresh Kote Latex House Paint.
After priming,patch nail holes and cracks with proper M.A.B.patching compound. Install caulk and/or glazing.
NEW or FACTORY PRIMED WOOD:Fresh Kote Exterior Alkyd Primer(056-196).For staining woods,such as redwood,
cedar,mahogany,and fir plywood,apply 2 coats of Fresh Kote Exterior Alkyd Primer to resist tannin staining..Be sure
to prime edges and crevices. Back prime new construction.
HARDBOARD:Consult the M.A.B.Technical Department for recommendations before painting any hardboard surface.
BARE METAL: FERROUS- Rust-O-Lastic Anti-Corrosive Primer.
GALVANIZED or ALUMINUM - Rust-O-Lastic Hydro Prin'ie(073-980)
PAINTED WOOD and METAL: Spot prime bare areas with proper primer,as designated above,and follow with a full
prime coat.
;:Miflltt�/Stlrfrlhg , 'sit
Stir thoroughly with a spiral up and down motion at intervals.
ET
EXECUTIVE 0FFiC8S: 6U0 Heed Road, Broomall, PA 190U8 1215) 353-5100
MA,B PAINS REGIONAL OFFICES: 630 N. 3rd St., P.U. Box 1508, Terre Haute, IN 47808 1812 234-6621
&COATINGS 721) Central Florida Parkway, Orlando, IL 32824 1407) 851 6160
MANUFACTURING PLANTS: Philadelphia, PA Terre Haute, IN Orlando, FL
1?5 Olii9 the inlornaiu n ralnlainad in lus buCelin r ln�heved :o he accurate: Ioiwever, no warranty is implied ur Ireedom from any patent inferred.
G-2
. )„--/ A
MA �IL Architectural and Industrial Coatings 1 G1 •
Code: 056-196
Thinning •
This product must not be thinned under normal environmental conditions to maintain VOC compliance.
Tinting
If finish coat is a dark color,tint primer to approach finish color. Use only M.A.B.exterior Pro Minit Tint Colors,4 oz.
maximum per gallon.
Apblication
Apply uniformly by brush or roller. Use proper M.A.B. brush or roller cover.Avoid over-spreading and keep a"wet
edge".Plan work to avoidpainting in direct sun or late in the day when rain or heavy dew is expected within 18 hours.
Remove spots and drips immediately with a cloth dampened with M.A.B. Paint Thinner.
Recommended Spread Rate
Approximately 450 sq. ft. per gallon. Rough or porous surfaces require more paint.
Clean-Up
Clean tools immediately with M.A.B. Paint Thinner. If paint becomes dry, soak tools in Brush Cleaner according to
label directions.
Drying Time
f@ 70°F and 50% Relative Humidity) To Touch: 4-6 hours To Recoat: 16-24 hours
During cooler weather allow additional drying time.) Finish coat should be applied within a week.
Special Information
■ Do not apply if air or surface temperature is below 50°F,or on damp days, rainy days or immediately after a fog.
■ DO NOT ADD LINSEED OIL.
■ This product contains an effective mildewcide to protect the coating. For severe conditions,additional mildewcide
may be needed.
■ Read label directions, warnings and cautions before using.
•Right-To-know and
Safety Information
Container labeling complies with applicable State Right-To-Know Acts.For information regarding the potential hazards associated
with this product,please refer to the Material Safety Data Sheet (MSDS).
Warranty
M.A. Bruder&Sons, Incorporated warrants this product to be free horn defects In manufacture and to conform to specification
standards. Manufacturer limits its responsibility to replacement of material when product is proven not to meet specification
standards.As conditions and methods of use of this product are beyond our control, the prospective user must determine tha
suitability of the product and necessary safety precautions.
4
G-23
Exhibit B
a guide to Southern Pine Siding by
the Southern Pine Marketing Council
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Introduction
" The abundance and versatility of of the growth rings), the presence Lumber continues to be preferred `. J I
Southern Pine have contributed to its of knots and similar defects limiting for exterior building applications.
extensive use throughout North the lumber grade,and moisture con- Although this use had declined for i
America. Its unique characteristics tent,are primarily determined during several decades,there is currently a
make it suitable for many applica- the manufacturing,grading,and dis- growing trend in the use of solid wood
tions, including siding. tribution processes.These processes siding, particularly in multi-family
Some characteristics of wood,such can affect the finishing characteris- units and custom-designed homes.
as how the board was sawn from the tics,appearance, and durability of
log(which determines the orientation solid wood products.
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Southern Pine .�,-4 A ,, . {�,��
4 t tAA Iri r % .J`N •r Yr3 1 a i r'r ''.'+''!,''.., -`.V;4 4.k' :r,
Marketing Council : •- heconentof his•pu•Ilcationis. e ,1 er it arebased iscorre e• ` uj;;
nted b j't,h,e S�o'{"ithe 41F restlPr�Ciclats ` a`t`i i••0 tnj`tj° or�d :' resillir.;
The Southern Pine Marketing Council •ve•• . 0 kisi w�a•« >.. c -
(SPMC)is a joint promotional body coctrdi• SSOCla2 �,a On rBSearC an.•, f`rOm a eo�y"�,f`S C !n 0 t113+I•r
nated and supported by members of the •fh@I�1nfOt t1$tl0 C pl 9 b t e f�10 jt,� y Icy u.lu j
Southern Forest Products Association S S,Di4''XX,Fores rodt�ets�lla'6or 0 i• 1 S ���"l'htngi cti0 ay ,6 " . vi •.
�t �Y.� Yuar1•+ �.....i-r i w.••ttrwr' x .rt•J1,(� ;,tf• ,e,-�w rs.+iwN
(SFPA►and Southeastern Lumber Manu- ti e SOUthein�Prine Marketing,Co, ncl �ast'dbes ttie q '("ityto{wotkmans1�
facturers Association(SLMA).For more in- i'"e d•esnOt17813@:Or n1 @ ralrgf OB §t• 10 Sb'lltherfl11P.i?'1@ MarkOfk i
r .y+.r. y�.F t..,[. YaM: <u,-/ '' K•^i.� vra..,r "a0. f+u'. T�'�.:.
formation,contact either association, t r� .\
pose4bf\t is pubK�cation•S•iI o lee n. ... o I rrlem e s a� Li nc �h
SOUTHERN FOREST r.organ¢e inivrmaiibn a.a i'aabbefroA.t? h:"Ili f @q a Ilyoft ue.wu ul,i,t-iiq
ODUCTS ASSOCIATION •r'�'otherrsources Accory,in , he pout ; 'o C•0 S uc ylon ieth s sed o c ,,
CYZ 0.Box 641700/Kenner,LA 70064.1700 y, .e NrikF�ne' arkettn (ol�ncl does n ti qRr ep s �Sctlofi fro c 'afid,,rrac� b d1 fit,
�MLuch s I p n' y.K,�1, ,, a v1,"it ey, , •�
Phone(504)443.4464/Fax(504)443.6612 ,," :rrantthat'tfie a,tafro i550ch ib rc s,K;.d2otiwarjarliIihe:deslg �o perf0l t,
SOUTHEASTERN LUMBER + 1,ontwhich1tthe`Trecom'mended,�ises wi •-ahcertg he.Iumb0'r°insc•r. . =''•h,
MANUFACTURERS ASSOCIATION ";�ofSouthe Plrie?imbe contained',,, S,I,struci`res. +5�,.f
P.O.Box 1788/Forest Park,GA 30051 —'- > w ''a .4 tv %' ,''''iG' ;`d �y'*'�'`"`1'° �` #trJ'
Phone(404)361.1445/Fax(404)361.5963 '' C•( ar ,',..s sKY1! '�1- 'r; ',T r a i)'. i . . . ,
Copyright tr 1992.Southern Forest Products Association.All rights reserved.
•
Styles and r•a� ,7,..1i . 'f ,- }}!�,Z Y:q . ', • :, •' � ' °; �f} .'•44• ,�'
Grades of
t t,ab a<- S• t Le, , < t tterns'4,,�i sA � p.V1
,re Southern Pine ' ' 'l. o. (�y ,, Be1:r'e� 'Leo
.in
et s t, „' i g Ca in
Sidingt - ,A, sr. °;,' 1t<a•`,T ".1,:
: F< :1 :s};r4. , ,isk'' . ' N,l., to iw�a?v. '.,ir . »' -,
Due to its popularity, Southern j1.V ;-r .i: l ",'`s ti' .'',.4 I ,irt. r 'k;,
Pine siding is readily available in "., `h: ,,. ,,• h', ' w i';',,F t ' ` 1`zk Y -;
most markets east of the Rockies. - k- y ; `, ' *
i t„, 1t k t I; te.k r r'tT di, ycThree classifications of Southern ,.t G -:k$
"' ,,�,;Pine siding are widely available: ,, 1 ^ , , . , >" ' ,f. 1 .. ,k 1./.
� , ,. A t f ig ,lea", kfj so-. v cL"Jw '""�'(1 r ;f
• Drop Siding C '• kia 11.. wd.' } �, r! {.:,;` �1� ,r
• Bevel Siding l;<•. t a r' iT , ° ?, 0.1 i � 'k.'..,-' � I 1>
,Z ire 1 - i $ 7' k �, ,9.-
• Log Cabin Siding � r i ti r 343. y3(,t' cel:S� $S + .;a:,;. ',r 4i
• t .
Drop siding is machined in a vari- �f` e; ; . ;;�� `�`'' � �.,• ,;.s tr
ety of distinctive patterns.The most t '", tr4 -. ,g`, •, et k �Y •''
popular patterns,commonlyidentified c +"�' sL
by a number,are profiled in"Table 1. :1,, „d ( ;ram '�,+ .v. -- '� :,,:,,,,-.1,, ,+' Q ,;
Bevel siding is one of the more popu- it i �'�°+, , z , 4;,;:**' A` ,. 4e eli -f��: 04' -
lar types of siding for residential ,,"r _ , v' ,.< .' ! '``
u��
units. Center-matched and shiplap •fir, ° ' ' '` . fr `"
patterns are also used,especially on I , Y $ c,.v :. k' r� ,� ,. t(
buildings without sheathing. These ► K < < < '/�,; •.,,,;„4rr l. .;
patterns of siding are applied hori- ,i '11:j ti: t0" ; '�. * t`t'
�•
zontally or at an angle, making a 4 �1••;; E.. ` i 1 i. kk fi,r . , + n;
structure appear lower and longer. { �k •1 •> '' , / �.- q
Southern Pine siding produced in >;% ;; hF; r a.' .'` <,
accordance with SPIB Grading Rules i'.; ". f r ,:�0,s� ,,t' "f t, �' '4
g tie-, .Il �i''y� i+..-46,,.
•i°i�rr' pt� e�{rj�t'� � �'4{°'r (���t
� is required to be seasoned to a specific ,°'�.. ,.r"� ;�r,, � (u ,� ,4�.a+ •,• 'moisture content.Therefore,it is prop � , r'` 1 y `;
erly conditioned for painting. When • ,. :t �• t ;`
i s y-r .4": ,t' yi ,k v,�y+' ?4,-, ,�'` \�f�NQ' 4.
siding is adequately seasoned and is s , 1 � 'li rj 7rs,= �k 4, )...',,. rx
kept dryprior to installation and -� ey , , 4 k: +. t:',les' a ., 1• `t ,1 I a $414 i'',z
painting, it will stay in place and isV4r .. `'F" 4 �: ''" t`• +‘ i ... _ w,ew,rw: b i • '?41'.
not likely to shrink or open at the
joints.
Common grades of drop siding are
B&B, C, C&Btr, D, No.1, and No.2. Nominal and standard sizes of drop siding,dry,are:
Common grades of bevel siding are 'thickness'(inches) Width(inches)
B&B, C, C&Btr, D, No.2, and No.3. Nominal2 Worked Nominal Face Overalls
Log cabin siding is graded under the Drop Siding 5/8 9/16 4 3-1/8 3-3/8
(dressed and 1 23/32 5 4.1/8 4.3/8
rules for 2"dimension lumber. ,Hatched) G 5-1/8 5-3/8
When ordering,the appropriate pat- 10 6-7/8. 7.1/8
tern number and grade should be
specified. A separate publication, Drop Siding 5/8 9/16 4 3 3-3/8
(Shiplapped) 1 23/32 5 4 4-3/8
"SPIB Standard Southern Pine Pat- 6 5 5-3/8
terns"showing a complete listing of 8 6-5/8 7-1/8
siding patterns is available from the 10 8-5/8 9.1/8
12 10.5/8 11.1/8
Southern Pine Inspection Bureau. (1)These thicknesses apply to all widths. (2)Board measure for 5/8"computed on nominal surface dimensions.
(3)The over-all widths(or 5/8's thickness are 1/16"less. 1
Nominal and standard sizes of bevel siding,dry,arc:
N
Thickness'(inches) Width(inches)
— Thin Thick
Nominal2 Edge Edge N ' al Face Over-all
t^y.h.• dill ill
&•;- — 11/25/8 3/16
3/16 7/1G
9/16 4
5 3.1/2
4-1/2 3•I/2
��•
'I 4.1/2
I
I, Il 3/4 3/16 11/16 6 5-1/2 5-1/2
0 :i 1 3/16 3/4 8 7-1/4 7.1/4
I•' 1 ' (I)These thicknesses apply to all widths. (21 Board measure is computed on nominal surface dimensions.
1
Installation of Siding
• Southern Pine siding is relatively house uninhabitable because the ing on geographic region. In the
easy to install. It is important to fol- resultant mold and decay fungi South, higher moisture content
low proper construction practices produce allergic reactions in the values than those shown in Table 2
during installation. These construc- inhabitants. have been experienced depending on
tion practices assume that the lumber Wood shrinks and swells with local conditions, including elevation.
and other wood products have been changes in its moisture content. To If unseasoned materials are used,the
properly stored on-site;for example, minimize dimensional change after followingconsiderations are su
the wood has been protected from installation, install siding at a g-
moisture, accumulation of dirt, and moisture content that matches the gested:
abrasion. It is essential that the local climate as closely as possible. 1)allow for shrinkage
wood be kept dry before and during It the climate in a particular region 2) use the narrowest width pos-
construction. causes wood to maintain 9%to 14% sible
moisture content annually,then ideal- 3) use patterns which allow for
Moisture Content ly the siding would be installed at a some shrinkage
Moisture content is critical in de- moisture content within that range, 4) permit in-place seasoning be-
termining finish performance both at and the material would be stored and fore application of finish
the time of installation and during protected for a week to ten days prior 5) priming
the entire life of the structure. It is to application. p g prior to installation
also critical in preventing decay and The recommended moisture con- If the moisture content exceeds 20%
insect attack. In some cases, exces- tent for wood used in exterior appli- when it is painted, blistering and
sive moisture content can render a cations varies substantially depend- peeling are likely.
Important Construction Features Py ", ` v..4q °x' - , �� 3� , ';..
Roof ridge straight Shingles cover At least-18-inch roof overhang s
all roof decking' Attic vents .. at eaves and gables .1 e
Gutters tight and free of debris .
Ctfft .. t,v''' H 5--.,k rJ£t ti
Exhaust fans �� r '..,OVA.�,44• , , k m�v,5 ti_
c T , + r v z;1
yp.'�. � f!qp
�1a= �t[,,
t — nor{ y
`� t,"ud i^ �� ' Drip caps ,:
y `trylin si� �' ' i 1,t• r w . • [-I
�I r�,41 �3��rt4•,t,
j4 �� Tr t
_ �`',,?.C,� 44- 1: 1'1 ' i= - Ground sloped t'
• - -1:_1-,1..3� !- L 1 , away from house
Porch sloped away from house -i.C. : .. . No peeling paint,caulking maintained
Vents for crawl space
Porch below wood members Planter separated from foundation
More than 18-inch
Porch separated from foundation crawl space Downspouts intact
•
1. Wide roof overhangs provide some 4. Adequate and properly maintained , 7. If the house is built on a crawlspace a
protection from sun and rain at least the gutters and properly hung downspouts clearance of at least 18 in.between the soil
upper portions of the structure.When a prevent overflow and subsequent wetting and the floor joints is required.•the ground
four-foot-wide over-hang is provided,ap- of house eaves and sides and resulting • should be covered with a 6 mil polyethy-
proximately two-thirds of conventional "rainwater splash"of the siding near . lene sheet or soil cover to prevent moisture •
one-story side-wall is protected from ex- ground level ' movement from the soil upward.The
posure to full sunlight. 5. Adequate insulation and ventilation of crawlspace should be adequately vent:
a .
2. Metal flashings under shingles at roof attics and crawlspaces prevents moisture htece lde the vents kept open except in
t
edges prevent water from entering the roof condensation'and resulting high moisture ''codst weather.
decking and sidewalls,particularly on contents in the remainder of the house. 8.`Any wood used for siding,sheathing,
roofs with a low slope that are located in '' or plates should be at least 8 in.(above the
areas of high rainfall. 6. Exhaust fans should be used to remove
e
g outside groundline unless pressure treated •
moisture from high humidity areas such as with a'wood preservative).
3. Metal flashing in roof valleys,junctions washrooms with showers,or baths and kit-
of roofs and around chimneys,as well as then areas.Be sure the fans are vented to 9. Proper installation of vapor barriers
' drip caps over window and door frames, the outside of the house.Clothes dryers (vapor retarders),where appropriate,will
help prevent water from entering the house- should never be vented to the inside living , help minimize condensation in walls and
quarters or to the crawlspace,basement, ceilings.
;? _ '•:: or attic.Plumbing should be well
2
maintained.
•
' T �'�2 i ''��? '� ~ �'wYt L {�,! U t ,." J, 1 ,� 1,A.,:� 6• 'll� 1�. ...
¢' 1).. .. +``; ' '•r s 1 b ,' /., .� 1'..- -may I� ,,..
+ Recom„ nendedtavecagetmols (,-i 5. ,• C,+ • hex ... r 1: ,'.. . ' M•._
tae4colntgnt:values t tlie;of d . !�••r, • - • x '
Ins Ili#lonfor wood sed In'> ��V r.
e •1141 Pejic tio's suc has 1 ,,� 11V y '
alit ,a d t lm , fir,`'' ,'
ti Moutui icon�nh(hertetiO. _ 1• .�r: M,
Individual ti \,��yw� ,. ,,
vezagc p1440 '{ 1 ,\ t.' t•��' x.
`;2,24 -• ''.: ',._', ' r t71111las
y U.Alf '+a,,12J�y .14 ry ���,
wiDry§git}weitekn ; ,�E.'Y,�p -v: ,4 } �� b +1.,..
t i' areas ,P du+ 9, , i!,•,.7-12;t,, . • iv _ 1,Mp. .,, -._77 _: <0 *I
.Z cp�S tat'areas1 12' t i •9 2k ri h. ' I. '.i JJ „ :jJi 1 '. ,•.
[`,,, �,,'3 .5 y ,;m ni Ts 0 .r , j1,+., - _ ^gyp
/ i.P it\1 ' 1. i, it M.Yrryh,. •1 _
Siding Application
Courses of horizontal siding y— •--- ....
should be spaced so that a single " '' ! ''� 1 L4i ' '" - r
board runs continuously above and 1 ,, ;, „ } t
below windows and doors without -
notching or splicing. Bevel siding
that is 6"wide should have at least �/�, .,i, ��
1"of overlap between courses. Sid-
ing that is 8"or wider should overlap _ f As-�+,•,%.
1"to 11/",depending on the spacing y 1 l .,v. A
required between window heights. ""' °
Sidin should be butted snugly �'.• • i"
g g Y ti1`� +r
r and squarely against door and win- +,'-s-: *�'" R 'S.' 3' Rf^'.. '
dow casings,corner boards, and ad- - .404....n
joining boards.(Corner boards should '�""""�'° t. , i!: '061
lie ,,
lie flat against the sheathing.) Mi-
tered corners should also be precisely ^ " '� ' '`
fitted.Even if metal corner covers are '"�.. -
•
used, siding boards should be care- W""'"" •
i ..'-1";''''\ :I.,.
fully cut to avoid leaving a hollow _�.- y;.:;.;.a , ; ,
place in the wood joint where water
could collect. of 1/8"into the wood. However, nails and swell, thereby reducing the ten-
Applying siding vertically may help that are longer than necessary should sile stresses that develop at the
reduce the effects of light and weath- be avoided because they may interfere fasteners,and often resulting in crack-
ering. Water drains better from verti- with electrical wires and plumbing. ing and splitting.
cally oriented boards than from those To fasten siding in place, hot- For bevel patterns,the siding should
placed horizontally.This application dipped galvanized,aluminum,stain- be face-nailed,one nail per bearing,
is also slightly more resistant to sun- less-steel, or other noncorrosive nails so that the nail clears the edge of the
light than beveled horizontal siding, are recommended.Aluminum or stain- undercourse.Eightpenny or 10d nails
because the angle of incident sunlight less steel nails are best for naturally are recommended for 1"thick siding
is smaller and ultraviolet radiation finished siding.Plain steel wire nails, and 6d (2") to 8d (212")nails for
effects are reduced. Therefore, fin especially the large headed type that thinner material.
I fishes are likely to perform somewhat are designed for flush driving,often Shiplap siding in 4"and 6"widths
better. make unsightly rust spots on most should be face-nailed, one nail per
paints. Even small-headed, plain bearing, 1"from each overlapping
Nailing Procedures steel-wire nails, countersunk and edge. One additional nail should be
All nailing should be over studs, puttied,are likely to spot the finish placed in the center of siding boards
and the total effective penetration of with rust eventually. 8"or more in width.Again,8d nails
the nail into the wood should be at For best performance,nailing pat- should be used for 1"thick siding.
least 11/2".For example,3/8"thick sid- terns for various kinds of siding and Center-matched siding, 6"or less
ing over 3/4"wood sheathing requires application procedures should com- in width,is either face-nailed with one
a sevenpenny(7d)nail, which is 21/" ply with the recommendations of the 8d nail per bearing or blind-nailed
long. This combination results in a siding manufacturers. If possible, with one 6d finish nail through the
11/8"penetration of the nail into the solid lumber siding should be fas- tongue. Boards 6"or more in width
stud,and a total effective penetration tened so that boards are free to shrink are face-nailed with two 8d nails.
3
Nailing Techniques for Siding
, ■Total effective nail penetration into wood should be at least ll/�'.' •All nailing should be over studs. !
`4' DFif * ', };s'•� MBevel 'a'4,4- 3 u r rc `'•L idfCabin v �7a
. ; ^ . . ;,; 4. r .
jace.nnrle l 1 I
hlinrl•unrled 1
through nail cleats i
tongue--, top edge of ' c !!.4„
nndereourse
nail I"
1 f" 1 �" ahove
effective overlapping 1"minimum
penetration. _ edge overlap
typical----1, hehoeen�_.
courses
/
Center-Matched Shiplap Plain
Boards 6"or more in Boards 8"and wider Bevel siding may be used with the smooth Nail 1 h"up from lower edge of piece. For
width are face-nailed I require 1 additional face exposed,or sawn face exposed for a 8"and wider,use two nails,3"to 4"apart.
with two 8d nails. nail in the center. textured effect.
Recommended 1"minimum overlap.
Installation Over Rigid Foam Insulation
If rigid-foam,gypsum,or non-nail or a 7d ring-shank wood-siding nail.
base fiberboard sheathing is applied If 3/4"rigid-foam sheathing is used, NOTE:Standard industry practices
under the siding, the nail lengths the nail size should be increased to a applied between foammnh sheathing
must be adjusted to account for the 10d smooth shank or 8d ring shank. and board siding.Where sheathing
sheathing thickness. The same ef- When 3/4"bevel siding is installed or building paper surfaces have be-
fective nail penetration into solid over 1/2"rigid-foam sheathing, the come wet before or after installation,
wood as that used for lumber siding is wood-siding nail sizes recommended they should be are permitted applied dry be-
wood
desirable. are 10d smooth shank or 8d ringLose wood sidings are to
insure adequate weather protection.
For installing 1/2"bevel siding over shank. If 3/4"rigid-foam sheathing
1/2"rigid-foam sheathing,the guide- is used, the nail size should be in-
lines recommend a 9d smooth-shank creased to 12d smooth shank or 9d
ring shank-
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Finishing Siding
Finishes or coatings are applied to Paint 5. To avoid future separation be-
exterior wood surfaces for a variety of To achieve maximum paint life, fol tween paint coats, the first topcoat
reasons. The particular reason will low these steps: should be applied within two weeks
determine the type of finish selected of the primer and the second coat
and subsequently the amount of pro- 1. Treat properly cleaned wood sid- within 2 weeks of the first.
tection provided to the wood surface, ing and trim with a paintable water-
as well as the life expectancy for the repellent preservative or water repel-
finish. To avoid temperature blistering,
finish. Finishes can be divided into lent and caulk all joints and cracks. oil based paints should not be applied
two general categories: on a cool surface that will be heated
2. After water-repellent preserva- by the sun within a few hours.
1) opaque coatings, such as tive or water repellent has dried,
the bare wood as soon as 7- To avoid wrinkling,fading,or loss
paints and solid color stains, primeof gloss in oil-based paints,avoid ap •
-
and possible. plying paint in the evening of cool
2)natural finishes, such as water- 3. Apply two coats of a good-quality, spring and fall days,when heavy dew
repellent preservatives, oils, and all-acrylic latex house paint over the can form before the paint surface has
semi-transparent penetrating primer, thoroughly dried.
stains. 4. Apply one gallon of paint per ap-
proximately 400 square feet of smooth
wood surface area.
4
Solid-Color Stains to dip the entire board into the solu- This method prevents the front edge
Solid color stains may be applied tion. However, brush treatment is of the stained area from drying out
Cto a smooth surface with a brush, also effective.When wood is treated before a logical stopping place is
roller, or pad. Brush application in place,liberal amounts of the solu- reached.Working in the shade is de-
usually works best. These stains tion should be applied to all lap and sirable because the drying rate
act much like paint. However, they butt joints,edges and ends of boards, is slower.
are not generally recommended for and edges of panels where end grain 'lb achieve a long life for penetrat-
horizontal wood surfaces such as occurs.Other areas especially vulner- ing,oil-based stain on roughsawn or
decks, railings, fences, and window able to mositure,such as the bottoms weathered lumber,use two coats and
sills. One coat of solid color stain of doors and window frames, should apply the second coat before the first
is adequate,but two coats will always not be overlooked. When used as a one is dry.
provide better protection and longer natural finish,the life expectancy of For oil-based stains,a two-coat wet
service. The all acrylic latex solid- the preservative on new wood is only system on rough wood or plywood
color stains are generally superior, one to two years, depending upon may last as long as 8 years in certain
especially when two coats are applied. the wood and exposure. exposures.
Oil-based solid-color stains are often
used as the first coat over staining- CAUTION:Sponges or cloths that
type woods such as cedar and red- Oils&Semi-Transparent are wet with oil-based stain are par-
wood. Penetrating Stains ticularly susceptible to sponta-
neousUnlikepaint, a solid color stain combustion.To prevent fires,
Oils and semi-transparent pene- bury the cloths,immerse in water,
may leave lap marks. Latex-based trating stains may be applied by or seal in an airtight container im-
stains are fast-drying and are more brush,spray,or roller.Again,brush- mediately after use.
likely to show lap marks than are oil- ing will usually give better penetra-
based stains. To prevent lap marks, tion and performance. Spraying fol-
follow the procedures suggested un- lowed by back-brushing is also a good Latex semi-transparent stains do
der application of semi-transparent method of application. These oil- not penetrate the wood surface, but
penetrating stains. based stains are generally thin and are easy to apply and less likely to
runny, so application can be messy. form lap marks. For a long life, two
Water-Repellent Lap marks will form if stains are coats should be applied.
Preservatives improperly applied. Lap marks can
( The most effective method of apply- be prevented by staining only a small
ing a water-repellent preservative is number of boards(or a panel)at a time.
Refinishing of Wood
Exterior wood surfaces should be and cleaning are essential for optimal cessive scraping and sanding are not
refinished only as the old finish de- performance of the new finish.If the required — simply use a stiff bristle
teriorates, or for aesthetic reasons surface has been finished with a lead- brush to remove all surface dirt,dust,
such as a change in color or type of based paint,be sure to follow neces- and loose wood fibers,and then apply
finish. Too-frequent refinishing, es- sary precautions for preparing the a new coat of stain.The second coat
pecially with paint, leads to a finish surface. of penetrating stain often lasts longer
buildup and subsequent cracking and than the first because more can be
peeling.In some cases,dirty painted Oils & Water-Repellent applied.
surfaces can be cleaned by washing Preservatives
with a mild detergent and water. To Oils and water-repellent preserva- NOTE:Steel wool and wire brushes
achieve maximum service life from a tives can be renewed by a simple should never be used to clean sur-
refinished surface, special surface cleaning of the old surface with a faces to be finished with semi-
preparation and finish application bristle brush and application of a new transparent stains,oils,or water-
techniques should be followed. coat of finish. In some cases, a mild repellent preservatives because
Before renewing any finish,make small iron deposits may be left on
scrubbing with a detergent followed the surfaces.These deposits can
certain that there is not mildew on the by rinsing with water is appropriate. react with certain water-soluble ex-
old surface. If mildew is present, it The second coat of water-r epellent tractives to produce dark blue stains
can grow through the new coating. preservative will last longer than the on the surface.In addition,additives
Refer to the section on prevention first; morepreservative can be present in some semitransparent
removal of mildew. ap- penetrating stains and water-repel-
andplied because of small surface checks lent preservatives may cause sur-
that are created by weathering. face iron to corrode.The corrosion
Paint & Solid-Color products may then react with certain
wood extractives to form a blue-
StainsSemi-Transparent black,unsightly discoloration that
In refinishing an old paint coat or a Penetrating Stains becomes sealed beneath the new
finishing system.
solid-color stain that has weathered Semitransparent penetrating stains
normally, proper surface preparation are relatively easy to refinish. Ex-
5
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•
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m. a :i W,. (1 , '•hY trq p,. Fy 10,.: 1~ a C°
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1 itt4((t • . • •...•.iati• •! 0,, .' 3 •. •air,4 an 9i w e. ,rc3,r`Y,,,)•• t `'S ,ceS�a 1t11 u tr'U I, l
,r•�.••fA
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�a •.(;��•1•• the>urigU - &t,i, ..s �7•
y �.ai�r � :� } , 2 to 3,qt' Pear ware
fi rG CO i plan l e) t`•t,t ;:,,.,- 17, ,t �a. S d pa t�4 441„'a , ... t' . u••,. •` I.?. n,
- �- ,,,,.m w,ci 1e a d• (ovgr a p me •
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,V. s stairctsothe slab at tte ! ?�
ar s n a� f o d r �, •1 e e ez 11� arm p i lipli- ,` orli nishediwood.
`?Ye'• V � y T ' t, aesic m onr t eS u = y,i ;, ti ;•,fv , ,.,' A
�� 11ji {�J o��J�O �j� o wood �:o.� � ,J ci
ac oes o. all de=' `i " • do Ades,,,,„,„-,ons:fon; lde
y� �'_.-•�,...�•, � . . WARNING:Do not mix liquid house- art
t o r` ' �"`° '� ' " '�f ngi of d d to a�nr", • e
i de.th• dtas d yv00,4 rot ing •gili c > iaAc A• r �* ,� hold bleach with ammonia or with ' ;
L
�C1eSar aclfi, UtSOIp • 0 ,a �� • x :u »a= in combination are lethal,similar to
, d.� . l noidrelitd.0,1,etimes ed e Ilde••iV 4g 9t �,- enw mustard gas.People have died from il'tite siveyly i arx hu id.c atesi• ; 'bead ci ts , ocealel:�, g.� N� � i���n+ � �, a , „ri �,,, � breathing the fumes from such a -
OU ;,...•• d�W� a U(�•' en'�]TO erly,a plied,t0`a)cl SUr �j mixture. Many household cleaners
-7axil" � A-M� ',..�'h'1} iS.n. -W...,i«F tie...�eyti{:',"�+�e ':kR
a`'b ing bathe •c aC ,,paintycontainingi,allckAclde i contain ammonia,so be extremely
:6. • • • toe •• careful what type of cleaner is mixed i'
•* ,A ' • , ilde fo se a al'
''•n u• t d 1� r , , � 7•~� � ,lr ,•Nrd�•.� ;.�'•�'"�' with bleach. ,
cornmo 1 undQ a11s be 1 '' ' iiit'1"►r ej'A ae 4 f �nxrr,}t
i> es'rA ` r),?•Yr. S 'I h �if. - 1•a.'~4t,Mi t e
es�o,11 s1 ub�s v ! r � -- .
s s cfed` ' d .. s b even o _ &3Re oval- .- ,s , .;,B;! ild ° as ado ' earliei-�
.men. y q . , s .i f '?' ��...
a a 1 e patte�a�,�yof - 1,•' f•e. IA,.•,•• s aces• warm•T.,« .Coa}y�o in 'h" d s ti'cy_egtie1i't4co
e �qY!1<R�-'.+,./M• C. '� �M _, {'r7r' /JIXi/•J! N`Ja‘ tdf \�2�f
'111 C-7 n es�e��vvp. kz, l4A•• 1 c_ a� i .ct�epat,,w> ,(be.o" • . a e.b eu an( li thou i{clean'
,Y1I,s.•. - , i,,, ,.i•. .•.`.,`C,� ,,,.. . .14, •,.z...c.Y'' 'P td' ` ..1' 17N�inN•'%M,i4
o ous: , eano ne fed an•E :y*pnted•b + s1 g topcoats fcpaint,j ;ing iesu ce the'�']ild cangr°w.,,
144.
I� 5:1 e,,y,c ,'V e�i:, r 3o^C Fum�; wrt,"•A:,. 1 w.w 7!: .f d. .ti0n'r�,. i:lt�'ylN4.L. 'I'4�.' r :t�
ten to,,, o al�igli uckl77a veS 'c,opt nmgz o de'and-,aT'aY1�talkl cide• i_ throught ne• pc°atin0[ lirf.tlrrs sit
1'.CDaKZe +!.`�' yS1/ �r•Ni/(:vri�+�an,... 1' 9n"`r," "foMti l! "F11:.ea..w.1` a(«be b+e.. �1i •lAk\?.MI,S+'l. k'fe +M,AL'•� Rn'..
6'�"the c •li s' cacgp ,s q*orches .� , o err ai nrpe co tstthaIsocontams• •••uatiQ ,'it�isu ually=rmp0ssil)1QS0 Co
V,,." ' tW_3 1 >'� ••/r,i, �•t y :r{ a r'F.i4..0. • I yw , -t^ t 4,uhn $1N:1 r> m ru �.wr' w1.-v
1, area bet t,.ee l ,mild, c de , , 4. 44, ; ▪ , ' . , e`�" `/aint c„oat,'
.r �a1,,,.;ry'>4F �Ao� ie`' 'rvleri+{ d l ide es s d ,o ' i fur, `r I mmust he killedbefore yv�,gd 7 ul R In-.
4 ';, ' M1i nn shed 4or�i,elip4il ew ill,g o, Y.{.ing yst p,�lpied
'es ; .4...i ,,+.a$.1. ,ar"da`s. dt,. . .>, -zd ¢:Ir.3 :, .st ,.rigi •,.tz i a•.'. 7,Ii;:1E X •' ,f r
Additional Information " ,
1
The Southern Pine Marketing
Council offers more details for using
Southern Pine products in the book- ,.1 • �* ;.,;'•
let, `Exterior Wood in the South— • ".;., 1:
, It -
Selection,Applications, and Finishes," .
'a publication produced in cooperation -'. ;r ;r,„f
with the USDA Forest Products Lab- 4; ,s...�•
oratory. A free single copy is avail- = }.
able from the council;request ubli- •,o, I I
cation#700. Direct inquiries top -; 1.; g • li i IIIII,II li L11101 I, IIlII11IIIIIIIIIIIII IiiIiiIiiiiiiiiifli1 moor -, gar,,11,1 ,
SPMC, Box 641700, Kenner, LA • - "" , T r r
70064-1700. :`4s�` 5"..,. .* JI.•:• ,,
fi::A7.S7SJRWVAMICITl.MIMMO T. ..::77R1TfaC.tT11.017Tr.A11RRT..'s,.uA:xracrcmar.QSi....l.' ..U.'Cr=0”7,f'f::'.LC.'S71fr,ialt'r"V:iG.".T.Wni.iNTSIVret. ..•4,,,..i4T.4trv,PyVX.I., TVL..7
I
1
C Southern Pine ,.l
A'rrN Marketing Council
Southern Forest Products Association Southeastern Lumber Manufacturers Association '
P.O.Box 641700 Kenner, LA 70064 (504)443-4464 P.O. Box 1788 Forest Park,GA 30051 (404)361-1445 '
SFPA#701/8M/5.83
Exhibit C
Coating Failure Analysis Report
by S. G. Pinney & Associates, Inc.
S.ILPRIDDYEASSOCATS,we 4 ASESE 4eff.•..•
STEPHEN 0.PINNEY P.E 44I ,0. .{L HEARER:
LOUC D.VWCENT AMERCAN COUNCIL OE
RA GS S.G. PINN Y. ASS • •IATE INC. " °" "�
DROBIWATEH Eµ:AiERWD SERVICES,INC. NATIONAL Spam
oF
THE COATINGS LABORATORY.NG PRO 0 AL.ENGINEERS 0 oF
AISPELDON DETRIMENT SALES . .\./
�� v 4 �,4��biN munom
_ AONIFMAE SERVICES
`PECTON SERVICES �`\�AEI�, `"� STEELsmucivRes
.40 IMComaa
EASTERN REGION SOCIEMI OF NAVAL
SOUTHEAST NwuIECTS A ENWEEERS
- NORTHEAST
Y9ARINIC ASS TION OF DMA°
(MTACNR
NORTH CENTRAL
P.O.DRAWER 9220 µSuFETv HOEaERS
WESTERN PEOON PORT ST.LUCIE,FLORIDA 34985-9220 xAllpY..vAn
SOUTH CENTRAL PHONE 561/337-3080 • FAX 561/337-0294 ABATEMENT COUNCIL
._ wtsrcasr
NORTHWEST PMERICAMPOUSMIAL eeWI
MID PAC4% HYGIENE W.K.Ot'UMXI
ANEMONE SOCIEI?FOP
MESTNO&MATERIALS
COATING FAILURE ANALYSIS REPORT
Investigation of Pervasive Mildew on the City of Ocoee,
Florida, City Hall & Police Station
April 22, 1997
`, submitted to:
City of Ocoee, Florida
submitted by:
S. G. Pinney & Associates, Inc.
Prepared By:Qoa-,-•S /q'Gw j. ` Date: sfri47
r SGPAI Associate
WORLDWIDE ENGINEERING,INSPECTION AND UNDERWATER SERVICES,SPECIALISTS IN CORROSION CONTROL
Investigation of Pervasive Mildew at the City of Ocoee I of 4
Florida,City Hall&Police Station
Introduction
S. G. Pinney & Associates Inc. (SGPAI) is pleased to provide this report resulting from a
coating failure analysis performed of the exterior surface coating applied to the recent
construction of the City of Ocoee City Hall and Police Station. The nature of the failure
is pervasive mildew over approximately 85% of the exterior painted surface area. This
work was performed under contract with City of Ocoee, Florida. SGPAI scope is to
determine the origins of the mildew problem and suggest options to address the situation.
After discussions with Cassidy Construction and Management, Inc., SGPAI will offer
- options to address the water intrusion problem as well.
Background
The following sequence of events, as explained by Mr. John Cassidy of Cassidy
Construction and Management, Inc., provided the known background which appears to
be the contributing events to the mildew problem, and subsequent solicitation of SGPAI's
services to assist in determining the cause of the stated condition. Mr. Cassidy's
comments are based on a site appraisal and interviews with the painter who applied the
paint.
• The City of Ocoee retained the Architect/Engineer, C.T. Hsu & Associates, Inc., to
design the structures. In order to keep with the historical nature of a building adjacent
to the municipal complex it was determined that the exterior of the structures would
have a lap wood appearance.
• The construction plans do not give a detail showing the connection between the lap
wood siding and the trim sections. According to the Southern Pine Marketing
Council's Guide to Southern Pine iding, "Siding should butted snugly and squarely
against door and window casings, corner boards, and adjoining boards." No mention
ofjoint caulking is made, however, in Specification Section 09900 - Painting, Part 3.2
- O., " Exterior Wood Scheduled to Receive Paint Finish: Remove dust, grit, and
foreign matter. Seal knots, pitch streaks, and sappy sections. Fill nail holes with
tinted exterior caulking compound after prime coat has been applied."
• According to interviews with the painter, the wood arrived on-site and was allowed to
sit uncovered for an unknown period of time awaiting installation. The siding was
then installed in its entirety. No visual evidence of mildew was observed. Pre-
treatment to remove mildew was not performed. It is unknown when the boards were
back primed, however upon removal of rotting siding it was discovered that the
boards were backprimed but were not endprimed.
• The siding was painted following installation. No record of moisture content,
ambient conditions during application, pre-treatment, etc., were available, Interviews
with the painter indicate that no measurements were taken.
S.G. 'INNE &ASSo !APES INC.
PROFESSIONAL.ENGI EERS •
s, ,I'tp
Investigation of Pervasive Mildew at the City of Ocoee 2 of4
Florida,City Hall&Police Station
• At this time, approximately 30-50 siding boards have been replaced due to
decomposition. The decomposition appears to be primarily caused by water intrusion
being trapped behind the siding which keeps the siding constantly wet.
• David Hunter arrived on site and removed six (6) samples of the siding/coating
material up to 1/4" in depth in areas of mildew in order to determine the origin of the
mildew by laboratory analysis. Approximate locations of samples taken are shown in
the plan view sketch located in Appendix A. The following observations were made:
• A. The siding on both buildings exhibited pervasive mildew over 85% of
the surface area.
B. Several areas were observed were the in-situ siding was rotting. One
sample was taken of the rotting siding. It was also noted that all rotting
situations appeared at siding/trim joints or at board/board butt joints.
Laboratory Analysis of Coating Sample
Laboratory analysis of the coating/siding samples was performed by The Coatings
Laboratory (TCL) of Houston, Texas, an affiliate of S. G. Pinney & Associates, Inc. Six
(6) samples were sent to the lab to analyze the origins of the mildew. Specific laboratory
results from The Coatings Laboratory of Houston, Texas, are located in Appendix B of
this report.
Conclusions
The samples were analyzed both visually and microscopically for evidence of mildew per
ASTM D 4610 and ASTM D 3274. Each of the samples showed evidence of mildew
beginning at the wood substrate and penetrating completely through the coating to the
surface. Based on this evidence, the mildew was not removed prior to application of the
prime and finish coats required per specifications, paint data sheets, and Guide to
Southern Pine Siding.
•
Recommendations Addressing Coating Mildew
Based on the above conclusion, the following alternatives are offered to address the
• mildew problem. Unless the siding is stripped to the bare wood surface, the coating will
exhibit continual maintenance problems with mildew, and increase the recoating cycles
and speed of failure.
Option 1:
Replace pinewood siding and reinstall new pinewood siding. Provide coating and
installation inspection during to the entire work to ensure moisture, ambient conditions
and pre-treatment are followed per manufactures instructions. This procedure will
completely address the problem, however at a significant cost. AN-
4
S.G.PINNEY&ASSOCIATE INC.
••. iueens 77
t$! a trlo,
Investigation of Pervasive Mildew at the City of Ocoee 3 of 4
Florida,City Hall&Police Station
Option 2:
Remove all siding and discard all section of siding which are in poor condition. Strip
coating from wood siding by either baking soda blasting or commercial paint stripper.
Clean all wood of paint removal products. Treat wood with a mildewcide to remove all
visible and non-visible mildew products. Edge and end prime coat all sections of the
siding, reinstall/replace siding as necessary, caulk nail holes per specifications, clean
surface per specifications, and recoat. Provide inspection during entire process to ensure
quality control verification of procedure compliance. This procedure will completely
address the problem, however at a cost.
Option 3:
Pressure wash all exterior surfaces to remove dirt, dust, etc., using the solution
recommended in the Guide to Southern Pine Siding, followed by scrubbing the surface
with bristle brushes or sponge wetted by the same solution. Allow contact time, rinse,
caulk all nail joints and the recoat with an additional top coat of M.A.B. Sea Shore
Acrylic Latex Enamel with additional mildew additive in each application. An
alternative product may be specified upon receipt form the manufacturer a letter stating
compatibility. This procedure provides no guarantee of success, however this procedure
has met with success by experience in some field cases. Expected lifespan prior to
additional maintenance is 1-5 years.
Recommendations Addressing Water Intrusion
In addition to the above recommendation alternatives, to completely address the situation,
recommendations must be made to address water intrusion along the butt joints in the
structure.
Option I:
In conjunction with option one from above, during installation of wood siding, caulk all
joints between the trim and the lapwood and all intermediate board joints.
Option 2:
In conjunction with option two or three from above, caulk all joints between the trim and
the lapwood and all intermediate board joints. This can be accomplished by opening the
joints by sawing and installing caulking compound into all joints. Also install midget
louvers in all areas with evidence of water intrusion. Monitor and install additional
louvers in additional areas if evidence of continual water intrusion warrants.
Option 3:
In conjunction with option two from above, caulk all joints between the trim and the
lapwood and all intermediate board joints. This can be accomplished by opening the
joints by sawing and installing caulking compound into all joints. Then insert siding
wedges into the overlap between courses. Once the siding moisture content has dropped
- below 16%, brush on a water repellent followed by a 100% acrylic latex primer and
topcoats that contain a stain-blocker and mildewcide. /, g��,
S.G.PI 1 Y 'ASSOCIATES INC.
0 sang
Investigation of Pervasive Mildew at the City of Ocoee 4 of 4
Florida,City Hail&Police Station
- Recommendation to Increase Siding Lifespan
The Southern Pine Marketing Council suggests in their literature that the siding should be
installed a minimum of 8 inches above grade unless the boards are pressure treated with a
wood preservative. It is unknown if the lower boards are pressure treated. The lower
boards should be removed and new boards treated per the manufactures instructions
should be installed in areas that violate this clearance distance. An alternative is to install
cedar in these areas, however, this will cause a variation in the architectural finish, and
would incur a significant expense.
r
S.G.PIN El' A& SS IA - INC.
• P o NALE mum
p�� Ir
a-mac
Anil
...we rte.
TL� 8605 Rayson Road • Houston, Texas 77080 • Tel: (713) 939-8853 • Fax: (713) 939-8841
E-mail: paintlab@phoenix.net
Mr. David Hunter
S.G. Pinney& Associates
PO Box 9220
Port St. Lucie, FL 34985-9220
RE; Ocoee, Florida Police Station and Municipal Building, SGPAI Job #1652, Laboratory
File#5674.
Six samples of painted wood chips with accompanying photographs were received by the
laboratory. Each of these samples was examined both visually and microscopically, for any
evidence of mildew both from the distinctive growth pattern visible in the microscope, and by the
identification procedures performed in accordance with ASTM D 4610 and ASTM D 3274.
Each of these samples contains mildew starting in the wooden substrate, and penetrating
completely through the coating to the surface. Samples #1 and #4 also show considerable rot in
.► the wood itself.
The MAB technical data sheets indicate that mildew should be removed from any surfaces to be
painted with a pretreatment of 3 tablespoons of trisodiumphosphate (TSP) dissolved in one quart
of sodium hypochlorite bleach and three quarts of warm water, with a through rinse afterwards.
.
Tom Schwerdt
Managing Chemist
The Coatings Laboratory, Inc -
State of Texas, County of Harris, April 22, 1997.
APR 2 81991
•
-
TESTING, ANALYSIS. FAILURE INVESTIGATION OF PROTECTIVE COATINGS
C`{Y o f OCOEE , FIoruatS
&lige Lean/ion MA1
a
4
d a
_ d 0
Police
41/41
MoT To SCAt_E
LEaQ
SAMPLE No. iacA Lion( 0
Exhibit D
Preliminary Estimates for Remedial Work
by
Cassidy Construction & Management, Inc.
13-May-( OCOEECRYI( &POLICE STATION ( PG 1
Labor :.Materia Sok
Description ON UNIT Unit Labor Uniti:: Materia Unit$ Sup Tote
ADMINISTRATION
PREPARE BID DOCUMENTS 16.00 HRS 75.00 1,200.00 1.200.00
RFI'S&BID ANALYSIS 8.00 HAS 75,00 600.00 60060
TECHNICAL SPECIFICATIONS 8.00 HRS 105.03 840.00 840.00
SITE VISITS/MISCADMIN 16.00 EA 225.00 3,600.00 3,1500.00
MEETINGS&MISC 1600 HAS 75.00 1,200.00 1,200.00
ADVERTISING/PRINTING/MISC 1.00 LS 1,000.00 1.000.00 1,000.00
COATINGS QUALITY CONTROL 7.03 DAYS 1.373.00 9,611.00 9,611.00
LEGAL EXPENSES 1.00 LS 1.6000 1,620.00 1,600.00
SUBTOTAL ADMINISTRATION 19,651.00 19,651.00
OPTION S1: REMOVE AND REPLACE SIDING &TRIM -WOOD SIDING
BARRIERS/MISC SAFETY DEVICES 40.00 DAYS 10.00 400.00 400.00
CLEAN-UP/MISC 40.00 DAYS 9600 3.840.00 3.840.00
SCAFFOLDING 2.000.00 SF 0.53 1.060.00 1.060.00
SUPERVISION 4000 DAYS 300.00 12,000.00 12,000.00
DUMPSTER CHARGES 5.00 EA 400.00 2,000,00 2,000.00
SIDING/TRIMDEMCL'TON 20245.00 SF 0.50 10,122.50 10,122.50
INSTALL NEW SIDING 18567.00 SF 1.78 33.064.11 0.96 17.638.65 50,702.76
INSTALL NEW TRIM 1.678.00 SF 2.00 3.356.00 3.356.00
SYNTHETIC WRAP 20245.00 SF 0.05 1.214.70 0.10 2,024.50 3.239.20
LATEX CAULK 1,678.00 LF 1.71 2,869.38 2.869.38
GUTTER REPLACEMENT 1.00 LS 1,300.00 1,930.00 1.320.00
BACKPRIME SIDING/TRIM 20245.00 SF 0.35 7065.75 7,065.75
PREP/PRIME 1 TOP COAT PAINT 27,900.00 SF 0.71 19.809.00 19,809.00
2nd TOP COAT 275900.00 SF 0.41 11A39.00 11,439.00
EDGE PRIME ALL CUTS 1.00 LS 500.00 500.00 500.00
HOISTING 4.03 WKS 1,04500 4,180.00 4,180.00
SET/PJTTV/PRIME NAILS 27,900.00 SF 0.03 837.00 837.00
MISC/FLSHING/CNJLK 1.00 LS 1,000.00 1,000.00 1,000.00
2 COATS OF WATER REPELLANT 2790000 SF 0.35 9.76500 9,765.00
SUBTOTAL, 15.840.00 40,85900 88.807.00 145,50600
GC BOND: 1.5% 2.182.59
GC OVERHEAD&PROFIT:15% 21.825.90
GC SUBTOTAL 169.514.49
TOTAL OPTION#1 WITH ADMIN COSTS 189,165.49
OPTION S1A: REMOVE AND REPLACE SIDING &TRIM - HARDIE BOARD SIDING
BARRIERS/MISC SAFETY DEVICES 40.00 DAYS 1000 400.00 400.00
CLEAN-UP/MSC 40.00 DAYS 96.00 3,840.00 3,840.00
13-May-97 OCOEE CITY HA 4 POLICE STATION ( PG 2
!Description DLt4 UNIT Unit `. Labor MUnt$ Materia Unit Suk Tote
SCAFFOLDING 2.500.00 SF 0.53 1,060.00 1,060.00
SUPERVISON 40.00 DAYS 300.00 12,000.00 12,000.00
WMPSTER CHARGES 5.00 EA 400.00 2,000.00 2,000.00
SIDING/TRIM DEMOLITION 20245.00 SF 0.50 10,122.50 10,122.50
INSTALL NEW SIDING 18,567.00 SF 098 18.106.54 1.10 20,423.70 38,530.24
INSTALL NEW TRIM 1,678.00 LF 2.00 3,356.00 3,356.00
SYNTHETIC WRAP 2024500 SF 0.06 1,214.70, 0,10 2,024,50 3.23920
LATEX CAULK 1,67803 LF 1.71 2,659.38 2.869.38
GUTTER REPLACEMENT 1,00 LS 1,330.00 1,330.00 1,33000
RACKPRIME TRIM 1,678.00 SF 0.35 587.30 587.33
PREP/PRME 1 TOP COAT PAINT 27,900.00 SF 0.62 17298.00 17298.00
2nd TOP COAT 27,900.00 SF 0.41 11,439.00 11 439 00
HOISTING 4.W WKS 1,045.00 4,180,00 4,180.00
SET/PUTTY/PRIME NAILS 27,900.00 SF 0.03 837.W 837.0a
MISC/FLSHING/CAULK 1,W LS 1,W0.0C 1,WO.W 1,000.00
2 COATS OF WATER REPELLANT 1,67800 SF 035 587.30 587.30
SUBTOTAL 15,840.00 25.901.00 72.905.00 114,646.00
GC BOND: 1.5% 1,719.69
GC OVERHEAD&PROFIT:15% 17,196.90
GC SUBTOTAL 133,562.59
TOTAL OPTION#1A WITH ADM COSTS 153.213.59
OPTION#2: REMOVE EXISTING PAINT/PREP/REPAINT
BARRIERS/MISC SAFETY DEVICES 35.00 DAYS 1000 350.W 350.03
CLEAN-UP/MISC 35.00 DAYS 96.00 3.360.00 3,350.00
SCAFFOLDING 2,000.00 SF 0.53 1,O0.W 1,060.00
SUPERVISION 10.00 DAYS 400.130 4.030.00 4,000.00
WMPSTER CHARGES 1.W EA 400.00 400.W 400.1:0
REPLACE DAMAGED SIDING 405000 SF 1.70 6,858.80 2.50 10,125.00 16.993.150
BACK PRIME REPLACEMENT SIDING 4,060.00 SF 0.35 1,41750 1,417.50
STRIP EXISTING PAINT 27,900.00 SF 1.50 41,850.00 41,850.00
LATEX CAULK 1,678,00 LF 2.03 3.356.00 3,356.00
GUTTER REPLACEMENT 1.00 LS 1,30000 1.330.00 1.330.00
PREP/PF0ME 1 TOP COAT PAINT 27900,130 SF 0.71 10609.00 19,809.00
2nd TOP COAT 27.90000 SF 0.41 11,439.00 11,439.00
EDGE PRIME ALL CATS 1.01) LS 50.00 50.00 50.00
HOISTING 1.00 WKS 1,045.00 1,045.00 1.045.00
SET/PUTTY/PRIME NAILS 27900,00 SF 0.03 837.150 837.03
MISC/RSHINGLCAULK 1.00 LS 1,000.00 1,000.00 1,1300.00
2 COATS OF WATER REPELLANT 4 27,900.00 SF 0.35 9,768W _ 9,765.00
REPLACE RUSTING NALS 96.00 I-IRS 15.00 1,440.00 1,440.00
13-May-( OCOEE CITY14 3 POLICE STATION ( PG3
Labor r Materta nit
Description UNIT Uniti Labor UnIU Materia Unit Sot iota
SUBTOTAL] 7,360.00 8,664.00 103,449,00 119.472.00
BONDS 1.5% 1,792.08
SUBTOTAL 121264.08
TOTAL OPTION#2 WITH ADM IN COSTS 140,915.06
OPTION #3: PREP/REPAINT EXISTING SURFACE
BARRIERS/MISC SAFETY DEVICES 25.00 DAYS 1000 250.00 250.00
CLEAN-UP/MISC 10.00 DAYS 9600 960.00 960.00
SCAFFCLDING 2000.00 SF 0.53 106000 1,050.00
SUPERVISION 10.00 DAYS 400.00 4,000.00 4,030.00
REPLACE DAMAGED SIDING 2,05.00 SF 1.70 3,434.40 2.50 5.05250 8,99690
BACK PRIME REPLACEMENT SIDING 2,025,00 SF 0.35 708.75 708.75
LATEX CAULK 1,678.00 LF 200 3,356.00 3,356.00
GUTTER REPLACEMENT 1.00 LS 1,300.00 1,3)0.00 1,300.00
PREP/PRIME 1 TOP COAT PAINT 27,900.00 SF 071 19,809,00 19.80900
2nd TOP COAT 27.900.00 SF 0.41 11,439,00 11.439.00
EDGE PRIME ALL CUTS 1.00 LS 50.00 50.00 5000
HOISTING 100 WKS 1.04500 1,04500 1,045,00
SET/PUTTY/PRIME NAILS 27.900.00 SF 0.03 837.00 837,00
MISC/FLSHING/CAULK 1.00 LS 1,000.00 1,000.00 1,600.00
REPLACE RUSTING NAILS 96.00 HRS 1500 1.440.00 1.440.00
SUBTOTAL, 4,95000 4,729.00 46.062.00 55752.00
BONDS 836.28
SUBTOTAL 56,58828
TOTAL OPTION#2 WITH ADMIN COSTS 76239.28
OPTION#4: COVER EXISTING SIDING WITH VINYL SIDING
BARRIERS/MISC SAFETY DEVICES 3500 DAYS 1000 350.00 350.00
CLEAN-UP/MISC 35.00 DAYS 96.00 3,360.00 3,36000
SCAFFOLDING 2,000.00 SF 0.53 1,060.00 1060.00
SUPERVISION 10.00 DAYS 400.00 4,000.00 4000,00
DUMPSTER CHARGES 1.00 EA 400,00 400.00 400.00
REPLACE DAMAGED SIDING 2.025.00 SF 1.70 3,434.40 2,50 5062.50 8.496.90
BACK PRIME REPLACEMENT SID NG 2025.00 SF 0.35 708.75 708.75
13-May-J OCJEE CITY HI :POLICE STATION ' PG4
Description UNIT Unit Labor Unit�.> Materia Unit Si Sus Tota
GUTTER REPLACEMENT 1.60 LS 1.300.00 1,300.00 1,330.00
HOISTING 1.00 WKS 1,045.00 1,045.00 1.045.00
MISC/FLSHING/r'MM ILK 1.00 LS 1.600.00 1,000.00 1.600.00
REPLACE RJSTING NALS 96.00 HRS 1500_ 1,440.00 1,440.00
VINYL SIDING 20245.00 SF 1.66 33,404.25 33,404.25
PREMIUM FOR SPECIAL TRIM 1,678.00 LF 4A0 6,712.00 6.712.00
SUBTOTAL, 7.360,00 5,22900 50.668.00 63277.00
BONDS 1.5% 949.16
SUBTOTAL 64226.16
TOTAL OPTION#2 WITH ADMIN COSTS 74266.16