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Peppertree Before Before Peppertree Condos After Forensics Study After

Peppertree is a 144-dwelling-unit condominium association comprised of twelve buildings off of First Colonial Road in Virginia Beach, Virginia. Each building is a three-story, wood-framed structure originally sheathed with plywood siding. The siding was at the end of its useful life and many of the single pane sliding glass doors and windows were failing. Some were in such a state of advanced deterioration that they couldn't be opened easily.

In response to a warning included in a Reserve Study regarding the deteriorating state of the plywood siding, a moisture survey of the gypsum sheathing and plywood cladding was requested and performed at Peppertree. The results of the moisture investigation identified extensive damage underneath the plywood siding that covered the exterior walls of the buildings. Several options were studied by the Association for the re-cladding of the exterior walls that would provide the weather protection that had been lacking. The Condominium Association then reviewed and approved a scheme that would upgrade and improve the appearance of the community to a contemporary residential appearance and which was most acceptable to the homeowners and their budget.

The new exterior cladding system incorporates a continuous moisture barrier behind the siding properly flashed at all the wall and roof penetrations to intercept any windblown moisture before it can come into contact with the wood sheathing and wood framing. The windows and sliding glass doors were replaced with new, insulated, high-performance doors and windows with low-e glass. In addition, the redesign of Peppertree incorporated several new architectural features such as horizontal bands at every floor line, lit cast bronze building identification signs, enclosing the original exposed flue pipes in false chimneys and enclosures for the exposed electric meters, as well as other trim details provided to enhance the overall appearance of each building. The re-cladding project utilized several exterior siding products. The 2012 cost for Phase One recladding project (six buildings) with aesthetic enhancements to the community was $1,900,000.


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