Garage Apron Failure

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Garage Apron Failure

Most garages have a section of asphalt or concrete that extends 2-4 feet outside of your garage door. This is called a garage apron. It acts as a transition between your garage and your driveway and helps to direct water away from your home. This area is very susceptible to failing or damage if it has not been constructed correctly or does not seal properly between the transition of the apron to garage or apron to driveway. Have you noticed cracks, gaps, erosion, sink holes, or heaving around this area? If so, you may want to consider repair options before the issue progresses any further.

Why should I replace or repair?   

If moisture is getting under your garage apron, the integrity of your garage’s foundation is at risk. If water is not deterred from this area, the severity of the visible issues will progress. The issues you cannot see, such as degradation to your foundation, will also advance.
These common garage apron defects are typically due to settlement (ground movement). Settlement can occur for many reasons: inconsistent soil compaction, the wrong soil selection, tree root invasion, or water erosion. When you live in areas with drastic temperature changes, such as Minnesota, these problems become more prominent because of the frost heave cycle. If you are planning to sell your home and you have any of these conditions present, it is likely they will be addressed in an inspection report.
Failures in driveway and garage
The picture above depicts a transition between a garage floor and driveway that has failed. Water has been able to enter this transition and settlement has occurred causing a significant hole. This can lead to additional failures in the driveway and garage if this defect is not addressed.

What to do?
Depending upon the type of issue and progression, different solutions are available. It could be that the soil compaction was not consistent. In this case, the soil would need to be dug up and replaced. If sink holes are present, the entire apron may need to be removed, foundation filled, and base material raised. To determine the severity of your problem and a lasting and cost effective solution, call CBS today.

(612 ) 868-2922

Kickout Flashing…It’s Important!

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Did you know that one small piece of metal could be the difference between a healthy home and a home with serious moisture intrusion problems?

This piece of metal is called KICKOUT FLASHING.

 

Kick out flashing can be found on roof to siding junctions where the wall extends out past the roof line. Rain is meant to run alongside of the wall and move into a gutter. However, it needs to be directed into a gutter by means of kickout flashing. Without this small detail, the water can migrate behind the siding and end up seeping into the wall. Remember, water seeks the path of least resistance. Leaks and serious damage occur this way.

Below is a picture of kick out flashing properly doing its job.

kick out Flashing

Photo credit: homearchitects.com

kickout-flashing

When kick out flashing is missing, moisture will indefinitely infiltrate the home. Often times damage is occurring without the homeowner realizing. Some side effects are mold, mildew, rot, and an overall breakdown of building materials.

Below is a photo depicting missing kickout flashing. Notice the water staining and mildew on the sheathing (due to lack of kickout combined with improperly installed WRB).

Missing kick out flashing

Call Today to have your roof inspected.

(612) 868-2922

Architects and Engineers Working Together

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Architects and Engineers Working Together

“Architects put the dream on paper, but it is the engineers who help make that dream a physical performing reality.”

Architect. The artist, the creator, the theoretical thinker. The contributions these individuals make to building form, space, & aesthetics is paramount. They are trained to be adaptive which enables them to develop original solutions to intricate design problems within homes.

Engineer. The mathematician, the implementer, the system builder. Left brained engineers assure building performance through their structural and code knowledge. Safety and functionality of the building design is their main priority.

The mindset from which engineers and architects approach projects is very different. Because of this, collaboration between the two can make for an outstanding final project.

Our engineering firm, Complete Building Solutions, has hired architectural firms to help implement new designs within condo/townhome complexes throughout the Twin Cities. One project we collaborated on required us to convert an attic with a sprinkler system into an attic with draft stops. This sort of project is very intricate, and the input from our architect was very beneficial.

Architects hire Complete Building Solutions regularly to ensure that their plans are structurally sound. I had the opportunity to interview a phenomenal architect in the twin cities, Rick Storlien, to ask him what he most regularly hires engineering firms for. Rick’s firm, RDS Architects, deals with anything from room remodels to luxury home design.  He explained that in the past he rarely required engineering services because certain codes were not enforced. However, this past year has marked changed times and he now hires engineering firms on almost 50% of his projects to satisfy specific code requirements.  Typically, these projects consist of load bearing structures like beams, headers, & lateral bracing. It is the engineer’s duty to verify that these structures are safe & compliant with code through calculations and other measures. Complete Building Solutions does this sort of work all the time.

If you are an architect looking for engineering assistance, do not hesitate to call Complete Building Solutions today. We love collaborating to ensure that homeowners are delivered the highest caliber projects on the market. (612) 868-2922

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