If you’re a homeowner in Alameda, Albany, Moraga, El Cerrito, Kensington, Oakland, Orinda, Piedmont, and San Leandro, CA.
Older concrete stairs and porches are often in poor condition due to failed waterproofing. The original tar paper membranes have a limited lifespan. Older concrete can crack and become porous, weeping or leaking water and causing the membrane to fail, which then leads to damage to the underlying plywood and framing. The foundations are often in poor condition as well. The scope of work will range from adding additional supports on up to complete replacement.
Often in poor condition if original to the building, requiring repair or replacement depending on which elements are damaged.
May also need repair or replacement if older, particularly on down-slope properties where there may be fill and settlement at the back of the house.
Porches, or landings are generally present adjacent to concrete stairs and subject to similar waterproofing and structural problems. They are often replaced or repaired in conjunction with the stairs.
A general term that refers to the combination of stairs and landings that combine to create the front entrance to the house. Generally, they need to be treated as a single unit when looking at repairs or replacement.
Old porches often have failed waterproofing under the concrete leading to structural damage to the framing below. They used to use building paper, with al life span averaging 20-50 years. We now install a bituthene membrane, in conjunction with galvanized flashing and proper lathing for the stucco at the perimeter walls.
If the concrete, brick, or other material making up the porch is in good condition and it looks like the waterproofing is intact, we can often beef up or replace the framing below with new pressure-treated structural framing to upgrade the support structure of the porch.
If the porch surface is damaged, and there are issues with the waterproofing and support framing, it is then necessary to consider complete replacement.
Aka porch replacement, the complete rebuilding of the porch structure including new structural framing, new plywood, waterproofing,and reinforced concrete, along with any needed stucco repairs. If the foundation
is damaged or in poor condition it may need to be replaced as well.
Stairs that exhibit damage, often from improper waterproofing or foundation settlement, will need to be repaired or replaced.
Often done in conjunction with porch reconstruction, where new framing, waterproofing, reinforced concrete, and new foundations are replaced if in poor condition
Aka porch reconstruction, the replacement of all of the structural elements making up the porch.
Aka stair reconstruction, the replacement of all of the structural elements making up the stairs.