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Rental House Work #4: Front Wall Surprise and Repair

Blog entry by 3fingerpat posted 08-23-2009 06:28 PM 2916 reads 0 times favorited 6 comments Add to Favorites Watch
« Part 3: Drywall Repair Part 4 of Rental House Work series no next part

The next saga of the rental house documents the front wall repair that was not planned or expected. I had contracted a carpenter to replace several rotted fascia and soffit boards during the replacement of the roof and also asked him to replace one piece of rotted 2×4 that I found on the front porch overhang. Just before our arrival in Oregon, I got the call from the carpenter reporting that there was much more extensive damage and rot then he was tasked with and recommended that I look at the problem before he continued.
Here is a before shot of the area in question:

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There is a ledger board for the overhang bolted to the house right next to the small half moon window just above the 3 main windows. That ledger board had no flashing or any type of prevention for water intrusion. We had no knowledge of how long it had been on the house before we bought it about 5 yrs ago. After removing the overhang, here is what we found:

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You could see and feel where the window trim was soft and rotted :o(
So we had the siding removed and found this:

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The plywood was added to cover the holes where the windows were:

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Another unexexpected off shoot from this damage was that now we needed to replace the front porch and steps.

The contractor is finished with the framing and new siding, but still has to finish the drywall mudding, texture coat, painting, window sill installation and hanging the blinds and drapes. We couldn’t stay any longer, so he is finishing the work by himself and will send pics of the finished product. Here is one last pic of the mostly completed framing:

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I will add the pictures of the completed work once we get them.

Update:
Here is a picture of the completed front wall repair from the outside, still waiting on the pictures of the inside:
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3fingerpat

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6 comments so far

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Beginningwoodworker

205 posts in 3383 days

posted 08-23-2009 07:51 PM

Nice progress.

-- CJIII

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PaBull

701 posts in 3822 days

posted 08-25-2009 01:18 AM

Hi Pat, nice going.

Repair and remodel always goes over budget.

View 3fingerpat's profile

3fingerpat

86 posts in 3756 days

posted 08-25-2009 06:21 AM

Thanks guys, another item I forgot to mention was that we replaced the old security screen door with a nice storm door and also replaced the front entry light.

View BillyJ's profile

BillyJ

258 posts in 3372 days

posted 09-01-2009 03:50 AM

Good progress so far. Had you already replaced the drywall when the pics were taken? If not, I’m amazed that there does not seem to be any mold.

Can’t wait for the next installment.

-- No matter how many times I measure, I always forget the dimensions before I cut.

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3fingerpat

86 posts in 3756 days

posted 09-01-2009 04:25 AM

Billy, thanks, luckily there was no mold, only some water staining on the drywall at the one window, so that was a nice surprise.

I am still waiting for the pics from the inside from the property manager. The contractor finished up the inside this past Friday. I just called him today to authorize him to replace 3 more walls of exterior siding and build a new front porch.

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hardwoodflooring

68 posts in 3366 days

posted 09-06-2009 02:20 PM

I like the replacement windows but changing out the security door to the storm door makes the front of your house look a thousand times better.

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