Athens Building Corporation has been awarded the Restoration Contract for the Building Envelope Repairs at the Seascape Condominium located at the Oceanfront in Virginia Beach. Construction is set to commence in September 2023, following the beach season. This project aims to address critical maintenance and repair needs, ensuring the longevity and safety of the condominium units. The restoration will include comprehensive evaluations of the building envelope to identify areas requiring immediate attention. Key components of the project involve roof repairing, concrete repairs, EIFS, exterior painting, and enhancing waterproofing systems to protect against coastal weather conditions.
The team at Athens Building Corporation is dedicated to preserving the architectural integrity of the Seascape Condominium while implementing modern construction techniques. Our goal is to seamlessly blend necessary repairs with the building’s existing design, maintaining its aesthetic appeal and functionality.
Residents and visitors can look forward to improved energy efficiency and enhanced living conditions once the project is completed. Stay tuned for updates as we embark on this exciting restoration journey, revitalizing Seascape Condominium for the enjoyment of all who call it home and those who visit the beautiful Virginia Beach Oceanfront.
September 2023
The scaffolding arrived at the job site, and the materials were unloaded. We began the setup process, working on erecting the scaffolding in the parking lot and the area between the two buildings. With precision and care, each section of the scaffolding is secured, ensuring a safe and stable platform for our team to be able to perform their tasks.
October 2023
As the scaffolding team advanced with the installation, we encircled the entire perimeter with safety netting.
Moreover, we initiated the demolition of the lower levels of the building, where cracks had been identified in the EIFS. This involved both demolition and repairs to the cracks around the midsection and balconies of the structure. While they worked on the EIFS repairs, railings were also taken down from the first floor.
Progress has been made in applying the final coat to the EIFS around the balconies and selected windows. Our team pays close attention to detail, ensuring that both the EIFS color and caulk color are approved to coordinate perfectly with the new finish. We are committed to achieving a seamless look that honors the building’s unique charm. The team will soon be begin roofing repairs!
November 2023
One person was carefully applying insulation to the roof, while another concentrated on installing the necessary nail boards. Meanwhile, two others were busy soldering the pitch pockets.
In conjunction with the color selection made by the engineer and the team, we prepared to receive the new tapered insulation. As we convened to discuss the proposed changes, the significance of each decision became clear. The introduction of the tapered insulation would greatly enhance drainage and energy efficiency, which is vital for coping with the challenges of the coastal climate. We installed scuppers and commenced building the parapet wall while we readied ourselves to begin the installation of the new iso and tapered insulation.
At this stage of the roofing process, the team is in the midst of installing the tapered insulation and EPDM. Following that, we applied pourable sealer to the stanchion supports that had been previously poured. Lastly, we concentrated on securing the scuppers by firmly hammering them into position.
December 2023
Ensure that everything is waterproofed to 100% around the membranes using the cover strip, seam tape, and black caulk. By waterproofing the roof, we enhance durability, prevent structural damage, and preserve the building’s visual appeal. Next, we install the ice and water shield.
In addition to waterproofing, we initiated the demolition of the metal panels from the roof, starting from the top surface and working our way down. A crucial aspect of a successful roof assembly is the installation of wood nailers. These wood nailers serve as a reliable substrate for installation details and offer robust protection for the membrane underlayment. This ensures that edges, scuppers, and all accessories with metal flanges are securely fastened.
When the weather was unsuitable for roof work, we focused our efforts on the handrails and drywall patches throughout the building.
In mid-December, the roofers focused on installing the strip vent and J channel for the metal panel soffit. This step was crucial to ensuring proper ventilation and protecting the roof from moisture buildup, which is essential in the humid coastal climate. With precision, the team aligned each component, guaranteeing a snug fit that would withstand the gusty winds often experienced at the oceanfront. Next, we began the installation of the drip edge that would go over the EIFS on three sides of the building. Since the soffit detail is unsuitable for the oceanfront side of the building, the engineer will provide specific details on the plan for approval pertaining to that side.
We have installed vertical metal panels on three-quarters of the building, taking into account the unique detail for the drip edge on the oceanfront side. Following that, we continued to work on the installation of the vertical metal panels on the same portion of the building. Lastly, we proceeded to install the parapet door.
January 2024
After the new year, discussions arose regarding the installation of the drip edge on the oceanfront side of the building. In addition to this task, the punch list includes installing a drip edge around the stair tower and elevator shaft and placing wet pads around the HVAC units.
With successfully acquiring three sheets of aluminum and pop rivets, the plan is to have a drip edge bent to cover the existing one, as requested by the engineer. About three-quarters of the roof work has been completed, including the transition and coping, along with the installation of all metal panels on the oceanfront side. The team has successfully installed all the drip edge and ice and water shield on that side of the building.
New concrete anchors have been installed for the handrails, and the holes in the stucco, created where the scaffolding was secured, have been repaired. Additionally, any damage from the recent demolition has also been addressed. Our roofers are 95% complete, leaving the installation of the roof vent as the final step to completion.
As per the HOA’s request, we will caulk all the windows before the scaffolding is removed. It is essential for Athens to ensure that our customers are satisfied with our work and to make the most of our resources whenever the chance arises.
After making all the final touches, the scaffolding would come down completely.
February 2024
We aligned the handrails and secured the channel to the top using self-tapping screws. Finally, we installed the handrail caps.
March 2024
Following the final inspection of the roof, our team proceeded to install handrails on every floor throughout the building. Each handrail was meticulously aligned to ensure both safety and aesthetic appeal, complementing the building’s existing design. The installation process involved careful measurement and adjustment, guaranteeing that each handrail provided sturdy and reliable support for residents and visitors alike.
Once the handrails were securely in place, attention turned to the finishing touches that would complete the restoration project. The remaining tasks included a thorough cleaning of the work areas and a final walkthrough with the condominium association to ensure all expectations had been met.
The transformation of the Seascape Condominium was not just about repair; it was about revitalization. With the new enhancements, residents can enjoy not only improved safety and functionality but also an elevated living experience. The refreshed exterior, boasting weather-resistant features and modern finishes, stands as a testament to the dedication and craftsmanship of the Athens Building Corporation team.
As the restoration journey comes to a close, the Seascape Condominium now stands ready to face the challenges of its coastal environment with renewed resilience and charm. We thank the residents for their patience and cooperation throughout the process and look forward to seeing the community thrive in its beautifully restored home by the oceanfront.