WickRight General Contracting project on W. Grace, in Lakeview East neighborhood, Chicago, IL - Notes from evaluation performed in 2021

Front Elevation

Problem:  Juliet doors and windows are set back from the face of the brick columns. All water travels down, both on the exterior walls and interior within the wall cavity. Water collects on the door and window lentils, flows off to the ends of the lintels soaks into the masonry above each door and into the masonry columns between the windows and doors. This is how water makes its way through the building vertically and horizontally and can eventually find its way out through electrical outlet

Solution:

Build scaffolding to access front elevation

Masonry Maintenance – including spot grind and re-point the front elevation and then seal with ChemTrete PB 100

Flash sills on 5 doors, Flash sill on 13 windows - Window sills requires delicate stone cutting, which takes talent and time

Additional Recommended Repairs Front Elevation:

Limestone stair flashing

Remove sills, Install WickRight Capstone Vented Drip Edge, Re-install limestone

Rear Elevation

Problem: No sill flashing under balcony doors

Solutions:

A. Remove sills under doors. Install flashing, end dams and drip edge, re-install sills.

B. Masonry maintenance Including spot grind, re-point and seal with ChemTrete PB-100

To save money, masonry maintenance, which includes glass block windows, should be scheduled consecutively with repairs to other elevations.

East and West Elevations

Problem:

Windows: limestone sills need flashing and walls need to be sealed.

Solution:

Pull sills, install drip edge, flashing and end dams.

Please note:  The first line of defense against water intrusion under windows should be pan flashing under the window. Ideally, all windows and doors should have pan flashing under both the window/door and the limestone sill. Unfortunately, most existing doors and windows will not survive being removed and reset due to weathering and damages from being installed for years.

Masonry Maintenance and Sealing:

Grinding, spot pointing and sealing with Chemtrete PB-100

Access: Cost of scaffold to access masonry, window and door repairs varies. To save money, these repairs should be scheduled consecutively.

Roof Level Repairs:

Demo deck and disposal - to save money your HOA could do this themselves.

Parapet walls and Stairwell Building walls:

Red lines - Install WickRight Metal Coping  – 145’ with a new metal cleat and coping, color of your choice.

Thick Yellow Lines – Install approx. 84’ x 4’ high WickRight Roof Vent. Replace up to 12” of roof membrane along 84’ of Roof Vent

Thin Yellow Lines – Install approx. 40’ WickRight Capstone Vented Drip Edge under capstones on the Front Elevation

Green Lines – Install approx. 152’ x 12” high WickRight Roof Vent and WickRight Double Caulk Pocket Counter Flashing above Roof Vent.  We will replace up to 12” of roof membrane along 152’ of Roof Vent.

Stairwell Building Roofs:

Thin Blue line – Install approx. 72’ WickRight Edge Metal Vent and approx. 80’ of new perimeter/gravel stop metal

Thick Blue line – Remove gutters. Install approx. 25’ WickRight Perimeter Vent. Re-install gutters

Additional Roof Level Repairs Needed:

2 Stairwell doors

Remove existing door, and jamb if necessary, insulate, waterproof and flash door opening as needed, install door pan flashing.

Remove limestone door sill, flash and re-set limestone door sill. Install new doors.

Air Conditioners: Remove AC units. Repair 8 x8 section of plywood sheathing under AC units. Re-set AC units

Pitch Pans: Scrape off existing sealants, clean with denatured alcohol. Install electrical / ac line set pitch pans. Reset in a pourable pitch caulk and seal base with modified bitumen.

Roof Replacement:

Tear off rest of roof membrane - middle of entire roof beyond the 12” that will be repaired when we install WickRight Roof Vent. Install 1/2” dens deck insulation, Liberty base sheet and GAF modified bitumen roof membrane.

In addition, hidden water damages and structural defects may be discovered in the course of planning and performing repairs. New repairs will be estimated separately and approved by the client prior to performing new repairs. Many of the repairs in this report can be performed in stages. We are happy to help your HOA stage repairs in the most cost effective manner.