help- getting scammed by contractor!

16 years ago

The condo association where I have a condo has decided to redo the outside of the condos- they need it badly, as the manager stole approx 2 million dollars from us...abother story.

The contractor says in his bid that e will be using Dupont Tyvek weather membrane. He is using EasyGuard. He of course has hired Hispanic guys that know nothing- hey overlap the vapor barrier by only a couple inches.

they are not taking the current windows out- they are cutting the vapor barrier ragged- maybe 1-3" from the frame, leaving 1-3" of sheathing exposed, then using the window tape on the outside of the wndow, not taking thewindow out and placing thetape on the inside frames of the window to deter water from leaking in. They are using the window water barrier tape on the outside, which is letting water drip in from above (at the bottom of the windows). Because they are not taking the windows out, there is wet drywall under the edges o each window- the new sheathing (the glue with wood scraps type) only goes up to the edge of the window, not under the lip of the window edge.

They are not replacing rotted 2x4's that are under the drywall....which brings me to anoter question...why did the original builder use drywall on the outside? I am talking about directly under the cedar sding- shouldn't tha have been wood sheathing?

I am rarely here. I looked at th work that they have done-they have completed 3 buildings and working on the 4th. That is where I have seen what they are doing.

The management group that is supposedly taking care of the condos does not even return calls. Our so called 'board' is not even checking up on the work- we are not even allowed to have board members phone numbers. If we top monthly condo fees, or the 'assessment fee'. They can put a lien on your condo and put it into foreclosure.

I am sure I will have more questions.

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Comments (4)

ilmbg
Original Author
16 years ago
My books of building are up north...are you supposed to staple the sheathing to the house, along with taping? There is supposed to be a minimum overlapping- both vertically and horizontally- is it 6"? Thanks
lorriew
16 years ago
I think that it sounds like you are being scammed by the condo association not by the contractor. I can probably tell you that the contract that the condo association signed said nothing about replacing rotted wood and probably states "Tyvek or similar product" which means that part is correct. Contracts usually allow the use of a similar product in case of problems attaining a certain type. Reading the small print is very important on a contract, it sounds like your condo association is not being proactive in following through with the project which is their responsibility. You pay your association fees to them so that they can maintain the property they are probably trying to spend as little as possible. In most contracts I have seen, my hubby builds houses and does renovations, every little detail is usually spelled out. I would suggest contacting the local building authorities if you don't get anywhere, but as they apparently passed the properties with drywall on the exterior I do not believe they will be any help. You might need to start legal action with the association to get the work done correctly. But if the contractor is following the contract he is doing his job.
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macv
16 years ago
EasyGuard is made in China and is a high-density polyethylene woven fabric coated with a low-density polyethylene coating. It is often sold by lumberyards with their logo on it; a very bad sign. It is in no way equivalent to Tyvek HomeWrap which is non woven. The amount of overlap is not as important as full taping of all joints as is normally required by the manufacturer so the membrane will act as an air barrier.

If the windows are not being replaced there is nothing wrong with stopping the weather barrier short of he window fins and sealing the fin and the wrap to the sheathing with self-adhering flexible flashing tape; in fact, that is recommended by more than one manufacturer. I don't understand the references to leaks and deterioration.
worthy
16 years ago
why did the original builder use drywall on the outside?

Gypsum exterior sheathing was used in the US from 1922 to 2004, when it was discontinued and replaced by a treated-core gypsum sheathing. The main problem was its susceptibility to water damage. Poor detailing--as is common in construction--could result in water running onto the sheathing, leading it to fail while sustaining mould. It is far less hardy than OSB in this regard. This was particularly disastrous under EIFS surfaces. I used Gyplap once, but covered it in Tyvek and building felt paper. Gypsum should have never been used as sheathing without a properly installed appropriate housewrap.

They are not replacing rotted 2x4's that are under the drywall

Rotted because of poor detailing letting in water. (Assuming they are rotten.)

Perforated housewraps such as the one your cost conscious contractor chose are useless as water membranes, according toleading building scientists.