• image

    USE ARROWS TO SEE PHOTOS

  • image

    EXTERIOR: BEFORE

  • image

    ROOF: BEFORE

  • image

    INTERIOR WINDOW

  • image

    WATER DAMAGE

  • image

    WATER DAMAGE

  • image

    WATER DAMAGE

  • image

    DURING REPAIRS

  • image

    DURING ROOF REPAIRS

  • image

    EXTERIOR: AFTER

  • image

    EXTERIOR: AFTER

  • image

    EXTERIOR: AFTER

  • image

    EXTERIOR: AFTER

  • image

    EXTERIOR: AFTER

PROJECT: YARROW BAY RESIDENCE

LOCATION: KIRKLAND, WA

High-end single family residence with moderate exposure to wind and rain. Investigation of the building envelope revealed failure in exterior envelope systems including failure of the roof membranes, failure of the stucco system, failure of the aluminum window system, and failure of the deck waterproofing systems. Additional structural review revealed localized failure of the entrance foundation systems which resulted in limited, differential settlement of the driveway.

The initial damage observed included water damage to the interior finishes in the vicinity of the windows and exterior doors, as well as water stains beneath significant structural elements and partial settlement of the driveway. Significant physical damage to concealed sheathing and framing members was discovered during the removal of the original roof and stucco systems. The damage was so severe that a variety of structural wood members were compromised and required to be replaced.

Key Exterior Materials

Stucco, modified bitumen roofing, custom high-end cedar siding, aluminum windows and aluminum exterior sliding glass doors, liquid applied commercial-grade horizontal waterproofing. Custom glass block and custom zinc panels were utilized at the radius entrance.

Unique Consulting Challenges and Solutions

To maintain the essence of the original design of the structure, while updating the exterior with warmer materials, combined with bold steel accents for a more Chic, updated look. By working closely with the contractor in identifying efficient design and installation techniques, we were able to maintain a manageable construction budget for the owner.

REFERRALS PROVIDED UPON REQUEST

CONTACT US