Wayne Achen: How to Tell When Your Multifamily Asset Needs Updates

HFO partner Greg Frick interviews Wayne Achen from Pacific Exteriors NW, a company with over 30 years of experience in exterior building envelopes. They discuss prevalent issues in multifamily buildings in the Pacific Northwest, particularly the challenges posed by aging windows, siding, and decks, which often arise from improper installation rather than product defects. Wayne stresses the necessity of regular maintenance and professional evaluations to uncover hidden issues like water intrusion concealed by siding. He also mentions the advantages of architectural roofing over three-tab roofing in terms of longevity and wind resistance. The conversation concludes with a note on the resolution of supply chain problems stemming from the COVID-19 pandemic, highlighting that Pacific Exteriors NW continues to provide year-round services in all weather conditions.

The Value of Preserving Multifamily Building Exteriors

Multifamily investors must maintain the exteriors of apartments for continuous peace of mind, protection of their investment, and savings on energy costs. In our recent interview with Project Coordinator Wayne Achen of Pacific Exteriors NW, he listed important points property owners should consider in preventing costly repairs.

Typical Issues Involving External Envelopes

Essential to a building’s structural soundness, outside envelopes include siding, windows, roof, gutters, and decks. The commonly occurring source of challenges is improper installation, usually resulting from employing contractors that offer low bids. Water intrusion is one of the primary sources of hidden damage, including the development of mold or rotting within the interior structure and buildings. Older structures with vinyl siding are especially prone to this issue since concealed moisture can compromise its integrity even if the outside looks perfectly intact.

Critically Important Things to Track and Maintain

Siding

Poor installation—such as over-sealing or tightly fastening siding—causes early degradation and water intrusion. Early signs of degradation are warping, cracking, and discoloration.

Windows

Windows typically last 10 to 15 years before seals and insulating gasses fail, leading to internal damage and energy inefficiencies. Old windows must be replaced to maintain insulation and prevent additional structural damage.

Decks

Inadequate waterproofing, bad material choice, and poor deck installation can cause problems within as little as seven years. Repairing dwellings is costly and can put residents at great risk of injury. Integration into the building structure and appropriate plank spacing are crucial.

Roofs and Gutters

Clogged gutters can lead to water accumulation, ice dams, and roof leaks, particularly in regions with heavy rainfall like the Pacific Northwest. Older roofing systems, including three-tab shingles, have shorter lifespans (15 years) compared to newer architectural shingles, which offer 30+ years of longevity and wind resistance.

Guidelines for Preventive Maintenance

1. Schedule regular inspections.
2. Look for exterior signs of concern like fractures, warping, discoloration, and seal failures.
3. To see these issues before they get worse, use dependable professionals.

Preventative Maintenance Tips:

• Work with experienced professionals. Qualified specialists can help you select the best materials, including architectural shingles or Hardie plank siding—and ensure that appropriate installation techniques are used to ensure long-lasting results.
• Purchase premium materials. Though they cost more initially, durable, high-quality components save money over time by reducing repairs and energy savings.

Summary

Maintaining the exteriors of multifamily buildings goes beyond looks; it is essential for their long-term structural integrity, energy efficiency, and overall value. Prioritizing regular maintenance can help address repairs promptly. Ensuring quality installations with reliable contractors can help property owners protect their investments and reduce the need for future maintenance.