The Beachouse Condominiums in Charlevoix, Michigan are nestled on the shores of Lake Michigan. This location in conjunction with the northern climate makes the structure especially subject to the forces of nature. Further, several rooflines, wings, and transitions provide the potential for water to make its way into where it doesn’t belong.
Trisco Construction Services, LLC (TCS) was brought into this project through an associate engineer who was contracted as the owner’s representative for designing repairs to the structure.
The structure had problems with moisture intrusion at the perimeters of fenestrations and at roof transitions, such as the base of the upper walls. This led to the deterioration and in some cases disintegration of the wood framing and sheathing beneath the Exterior Insulation & Finish System (EIFS).
The repair scope for this project included the removal and replacement of EIFS around every single window to allow for the installation of a new flashing system. The detail allowed for most windows to remain in place during the project. Many areas of EIFS were removed in order to replace the substrate. Sealants were replaced, roofing repairs were made at all transitions and lastly, a new weatherproof coating was applied to all EIFS surfaces.
This project required extensive coordination between the residents, the engineering team, project management, and onsite personnel to get this work completed during the short window of favorable weather in northern Michigan. Extra attention was required at isolated repairs so that they would blend in with the adjacent EIFS. In some areas, repairs were made to look like architectural enhancements rather than unappealing repairs. This project is another example of how effective communication, planning, and coordination between the owner-architect-contractor team is the key to a successful project that will last for years.
