Archived Projects
PBE was hired to perform a complete reclad of the building exterior at East Thomas Condominiums in Seattle. We quickly provided a transformation of this community by installing new James Hardie Siding over a rain-screen drainage system and installed new VPI vinyl windows and sliding glass doors throughout the project. PBE also installed a completely new low-slope roof to provide homeowners protection for years to come, all the while the units were fully occupied.
The existing stucco cladding and aluminum windows on the building had ran their course and was starting to allow water intrusion into the building structure. The metal railings were no longer code compliant. It was also time to upgrade the exterior of the building including replacement of the roof. Pacific Building Envelope was hired to repair the exterior of the building all while the units were occupied.
Pacific Building Envelope was hired to complete this strip and re-clad project on the waterfront near Alki Beach in Seattle. A decision to tent the building was made early on largely because of the need to keep waterproof coatings completely dry and warm enough for their application. Since this property was subject to harsh wind and rain from the Puget Sound, a rain-screen cladding system was installed which created a drainage plane between the James Hardie fiber cement siding and underlying weather resistive barrier (WRB) papering. New brushed nickel lighting sconces, glass panel railings, a mixture of panelized and lap siding, and the lighter color palette chosen gave this building the contemporary look the homeowners group desired.
The mix of cladding on the building had seen its better days. The building had been leaking enough that the decks were completely rebuilt as part of the scope of repair. Pacific Building Envelope was hired to remove all cladding, repair framing decay, reframe post and beam decks & reclad with James Hardie Fiber Cement. All was accomplished while the building fully remained occupied.
The stucco siding at Queen Anne Twenty had seen the end of its life with failed fastening allowing the stucco to loosen from the walls and was allowing water intrusion. Stucco was removed with new Hardie panel and Artesian cladding being installed on the building complete. Additionally owners took the opportunity to provide a new South Entry onto the building.
The old stucco was 45 years old and leaking into the wall and deck framing. After competitively pricing and interviewing for contractors, the HOA hired us to replace their worn out cladding system with new Hardie siding, VPI windows, new deck doors and coatings with glass railings. We also fully waterproofed their common area courtyard which was the equivalent to two football fields in size. All landscaping and topsoil in this area was replaced to allow for the new waterproofing all while the building was occupied.
Pacific Building Envelope was hired by this association after water began leaking into their underground parking garage. The community's courtyard was built on top of the garages below and over time moisture began to penetrate the concrete structure. To correct the problem our team excavated around the perimeter of the courtyard where the building foundation walls intersected with concrete garage below. The concrete patios and garage slab was cleaned, shot blasted and a monolithic waterproofing membrane was applied. New drains and a comprehensive drainage system was installed Along the way we uncovered and repaired dry-rot on the building caused by soil being in close contact with the siding. To finish the job our team installed rock along the perimeters to create a drainage barrier between the buildings and new landscaping.
The Bell Centre Apartments Courtyard Waterproofing project had many logistical challenges. Maintaining egress for renters, moving heavy machinery to and from elevated courtyards, identifying where post-tensioned steel cables where located in structural concrete slabs and keeping buildings weather tight during construction were just a few of the obstacles we faced during renovations. Our team persevered through this year-long endeavor and was able to deliver three fully waterproofed courtyards with new amenities tenants are sure to enjoy for years to come.
Our team was contacted by the Village at Montreux HOA because they were dissatisfied with new waterproof coatings applied by a previous contractor. Upon inspection of multiple walking surfaces we discovered several deficiencies with the coatings the Association had paid for. We worked closely with the Board of Directors to formulate a replacement plan and were ultimately hired to apply new elastomeric pedestrian traffic coatings with proper flashings and application techniques. After building some trust with the Board we were also hired to inspect roofs and aid in an Intrusive Inspection of the community’s vinyl cladding system. Subsequently our team repaired uncovered water intrusion damage and completely replaced roofs which had failed prematurely due to a lack of proper ventilation.
Over the course of a decade this poorly designed and installed cladding system really took a beating. As a result, windows leaked and infiltrating water caused substantial damage to framing members and other building components. The solution in part called for the installation of a new rain-screen system.
Perched on the west side of Capitol Hill near downtown Seattle the Maxwell Condominiums receives the full force of this region's weather. The Maxwell Homeowners Association is a good example of a proactive community. They recognized their brick and stucco facade was in need of some help, or at very least some close examining. After hiring a professional architectural firm it was determined simply maintaining their existing cladding and waterproofing systems made good financial sense. Our crew repaired the balcony deck's waterproofing system and replaced all of the backer rod and sealants around windows, doors, and expansion joints. Before the scaffolding came down windows and sliding glass doors were cleaned and the building exterior was pressure washed.
Our team worked with this community for several years to fix their deteriorating unit decks. It wasn’t feasible from a cost standpoint to repair all of the decks at once so we worked closely with the Association to scheduled repairs at a few decks each year.
PBE was hired by the Taylor Ave Condominium HOA to perform a limited scope of repairs. We worked with the Association’s President and the Property Manager to successfully complete all contracted work.
KIRKLAND CENTRAL CONDOMINIUMS ($496K) KIRKLAND, WA
Our team worked as the siding subcontractor on this project in Kirkland. We installed penetration flashing, windows and fiber cement siding over a rain-screen system.
Spring Street Condominiums ($200K) Seattle, WA
Our Team worked closely with the Architectural Consultant and the HOA to replace this walkout roof deck surface. Access had to be obtained by erecting a twelve story scaffolding tower. Work included demolishing 6-inches of thick mortar bed which had to be lowered to the street level. The application of new Sarnafil membrane waterproofing system, custom sheet metal flashings, decorative panels, and an elevated pedestal walking surface with stone tiles was also included in the scope of work. The project was successfully completed on-time and within budget.
Sammamish Landing Condominiums ($500K) Redmond, WA
Our team worked with the HOA and Architectural Consulting firm to install a new cladding system. Work included the installation of a new weather resistive barrier; pre-primed James Hardie fiber cement siding; vinyl windows; Azek composite trim detailing; aluminum deck guardrails and Deck-Tec vinyl protective sheet goods at unit decks. The entire building including the carports were also painted.
Highland House ($449K) Kirkland, WA
Our Team worked with Amento Group, an architectural consulting firm and the HOA to correct faulty workmanship performed by the previous repair contractor. The scope of work included: structural framing repairs; selective stucco demolition and installation; new Kynar sheet metal coping at deck pony walls, new glass panel guardrails; the installation of a new Carlisle deck waterproofing system, which required the decks to be flooded with water and tested for leaks over a 24-hour period to demonstrate a water tight seal. The project also entailed the installation of NanaWall systems www.nanawall.com in four separate condominiums.
Ashford Park Condominiums ($2.58M) Redmond, WA
Our team worked closely with the HOA, Architectural Consultant and Third Party Inspector to complete this strip and re-clad of (75) occupied townhouse style condominiums. Costs were carefully tracked and the total construction costs came in roughly $400K under what was originally budgeted.
Greensview Apartments ($1.35M) Everett, WA
Jon Walkley, Charles Davis, and Ashley Hogan all members of our team were hired by this apartment owner to complete rot repairs, liquid applied traffic coatings, and the reinstallation of existing vinyl siding while the (94) apartments were occupied. Since this was an ongoing insurance claim for the client, careful documentation of the repairs and expenses were an essential part of this project.
Henry Apartments ($551K) Seattle, WA
Jon Walkley, Charles Davis, and Ashley Hogan, all members of our team worked with a local building envelope consulting firm and the property manager on this total siding re-clad job. The repairs on this occupied apartment complex included: installing new vinyl lap siding with proper weatherproof flashings; installation of new vinyl windows and sliding glass doors; the application of liquid applied traffic coatings; installation of aluminum deck guardrails; a completely new TPO membrane roof and extensive dry rot repairs.
Horizon Square Apartments ($644K) Everett, WA
Our Team completed a total strip and re-clad of this apartment building. The scope of work included: the replacement of James Hardie Siding; CertainTeed asphalt shingle roofing; Pacific Polymer liquid applied traffic coatings; aluminum picket deck guardrails; custom sheet metal gutters and downspouts; and Milgard vinyl windows and sliding glass doors. This project also required extensive framing repairs as a result of uncovered dry rot and decay. We were able to accomplish all of this while apartments were occupied with tenants. Since this project stemmed from an insurance claim, we worked in concert with the owner, insurer, and attorney to ensure construction costs were properly documented for the claim.