Waterproof Deck Coatings Understanding the Differences Tips on Maintaining Them and Tips on Setting a Reserve Schedule for Maintenance & Replacement Presented by Bill Leys

In Today’s Session, you will become familiar with The different types of waterproof deck coatings available. Pro’s and Cons of the various types of coatings. Basic Maintenance tips. The life cycle of these deck coatings to use to set reserve costs/maintenance cycles.

How to Tell the Difference Between Deck Coatings Slip Sheet systems generally have a flat smooth surface material with a flat/matte sealer/finish. Slip sheet systems sound hollow when lightly tapped with a finger. Urethane systems usually have a flat or sand finish and have some give when pressed against. Fiberglass systems are difficult to tell from cement coatings as they are finished in much the same way with acrylic top coats. Meal Lath Reinforced Concrete systems are very hard. A knockdown texture is a typical finish found on these coatings.

There are also two other coatings that some of you may run into. MAGNESITE, which is a Magnesium Oxychloride Flooring System manufactured by Hill Brothers Magnesite systems have rounded bull nose on stair edges and outside edges. Very hard and durable, but brittle.

Pro’s and Cons of Magnesite and Pebble Bond Systems Inexpensive to install. Fast drying eliminates down time. Unique looks enhances a buildings architectural details. Cons Requires frequent maintenance. Expensive to maintain. Difficult to repair if damaged.

Architectural Detail for a Typical Urethane Installation

Have you ever seen a deck that looked like this Have you ever seen a deck that looked like this? Do you know what has happened to this deck? Answer- UV has damaged this urethane coated deck. Timely maintenance is critical. Resealing the deck with sealer would have protected it. As it is, it’s useable life is over. The dark lines are a fiberglass tape placed over the plywood Seams to help prevent cracking at this area.

Here are several details for a typical slip sheet system. Slip sheet systems rely heavily on being properly vented To stop water intrusion from causing issues underneath.

A fiberglass deck that has failed. This deck failed due to water intrusion from the opening at the stucco edge.

These are some of the manufacturers who make metal lath reinforced cement coatings. Desert Brand division of Hill Brothers Chemical Company. Life Deck Excellent Coatings Pli-Deck AVM Industries

Metal Lath Reinforced Concrete Deck System The basic components of these systems are galvanized metal lath/polymer modified cements, fiberglass with a bonder to glue it to the surface (some systems do not use fiberglass which gives added resistance to cracking), a screed coat over the base coat and then a choice of finishes.

Have you ever seen a deck that looked like this Have you ever seen a deck that looked like this? What is wrong with this picture? Answer-A heavy clay pot has indented the surface, causing permament damage. Heavy items aren’t good for many deck coatings.

Have you ever seen a deck that looked like this Have you ever seen a deck that looked like this? What is wrong with this picture? Answer-Failure to put a pan underneath the grill let a coal burn into the coating. A $10.00 pan would have saved several hundred in repair costs. Just because a deck has a fire rating, doesn’t mean that it can’t be damaged severely by a hot coal. Many coatings will burn through if left to long. The only coating I know of that won’t burn through to the waterproofing layer are metal lath/cement based coatings.

Don’t ever allow these to be put on the surface of the deck… Indoor outdoor carpet, it traps water under it and may block drains or scuppers from allowing water to drain… Rubber mats, they trap water too! Cinder blocks/bricks, they hold water.

Associations should keep a written log on their decks… To track what maintenance was done, by who and when…and when it will need maintenance again… To provide a clear idea of which decks have problems, when they were fixed and what was done and to see if any patterns emerge… To use to keep track of what reserve monies are needed for maintenance. Maintenance logs will also help prove work was done in case they need to seek repairs under any warranty the Association might have.

Speaking of reserves…it’s time to talk about setting reserve schedules for regular resealing of the surfaces and for the eventual replacement of the deck coating itself.

Why does a deck need to be resealed periodically? To maintain the manufacturer’s warranty (if applicable) To improve it’s appearance from normal wear and tear. To protect the tender under-layer from UV exposure. (This statement applies mainly to urethane and slip sheet coatings) To allow an opportunity to inspect the deck for other damage.

Don’t let Your Associations Use this Dangerous Product! I found this cartoon in a cartoon book drawn by Jim Benson titled aptly enough, Dealing With the Idiots In Your Life published by Simon and Schuster. I modified it to better fit our HOA world that we deal with. Decks need to be resealed when the manufacturer says so. Follow the manufacturer’s recommended schedule!

Knowing that information, take into consideration when calculating life spans and maintenance requirements, factors such as... The decks exposure to sunlight. Is the deck in direct sun all day? It will probably need maintenance more often than a deck protected by a trellis or roof for most of the day. What about location? A deck in Palm Springs will probably need more maintenance than a deck in La Jolla due to extreme UV exposure and heat. Consider too that a deck on the north side of a building won’t see as much sun as a south facing deck would. Sun is the number on killer of decks. Sun is the number one killer of decks. Sun is the number one killer of decks. Are we clear on that?

Galvanized flashings and posts are very vulnerable to salt air! Deck Coatings that are exposed to a lot of salty water from rain need extra attention too! Galvanized flashings and posts are very vulnerable to salt air! COPPER FLASHINGS ARE THE BEST TO USE IN SALT AIR ENVIRONMENTS. DECK COATINGS THEMSELVES ARE LARGELY UNAFFECTED BY SALT IF CLEANED REGULARLY.

Even with regular maintenance, deck coatings will eventually need to be replaced. Don’t forget to have your clients reserve money for REPLACEMENT of the coating system. One thing that’s difficult to factor in is costs for replacement of flashings. Stucco building can be very costly to open and remove flashings. Wood sided buildings don’t cost as much but the total costs add up.

Keep in mind a few principles when setting the reserve schedule for your clients. Should the association fail to provide proper maintenance, then it will be very difficult to anticipate the useful life of the coating. A few of the factors that will effect your estimate of the remaining useful life are it’s current age, physical condition and past maintenance history and lack of maintenance. The remaining life is generally defined as the expected number of years the coating will continue to serve it’s intended purpose prior to replacement. The remaining life of a component specifies the year in which the coating must be replaced. Costs are subject to regional factors and so no costs are offered as a guideline for maintenance. Consult in your local area with reputable contractors, use the available cost guidelines. Don’t forget to allow for access issues and how long it might take to do. Consider-it takes far longer to clean and reseal 20 decks measuring 30 square feet each on the second floor and having to climb a ladder to them than a deck measuring 600 square feet up a set of stairs. It is unreasonable to assign the same costs to reseal these decks.

SUMMARY Advise your clients to maintain their decks as per manufacturer’s specifications, to protect their warranty and their investment. Advise your clients to inspect the decks frequently, it will save them money. Advise your clients to investigate all avenues before selecting a coating for their decks and not just select the lowest bid they received.

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