Elastomeric Paint?

[THX2112]

I am in the process of remodeling a stucco hillside house that I would like
to move into soon. During the recent heavy rains in Los Angeles, water
leaked into the house. I had an inspector check it out and he suggested
caulking all the gaps around the house and fixing the small cracks in the
stucco. Apparently, the water runs down the exposed stucco wall and when it
hits a crack enters the wall rather than continuing down. The inspector
suggested hiring a painting contractor to do this.

I think fixing the cracks and caulking will help, but I am also considering
having the house painted with elastomeric (sp?) paint to prevent the water
from penetrating the stucco. Painting the house (with elastomeric or other
paint) will be very expensive because scaffolding will have to be set up
around the house on the downslope side (the top floor is 40 or 50 feet above
the ground on that side), so I want to be sure painting with the elastomeric
paint is the right choice? Any opinions of elastomeric paint? Any other
suggestions? I need to have the leaks fixed prior to installing new floors.

[Frank]

Our painter use it on my house in areas where the wood siding has deteriorated -
cheaper than replacing the wood. A few years now and holding pretty good. There
are a few places where the paint has split open as it could only stretch so
much. Our painter didn't charge us much more - only in material, the labor is
the same. Real good stuff, I'll use it on all the managed properties.

[AndyK]

Providing the prep is done properly an elastomeric coating is a proper spec
for these conditions.

Andy

--
Start with "bagelsNbrew" then add a "@" and finish with "yahoo" a "." and a
"com"

"THX2112" <thx...@scubadiving.com> wrote in message
news:nE1j6.2794$Sx5.2...@news.flash.net...

[Chris Frey]

THX2112 wrote in message news:nE1j6.2794$Sx5.2...@news.flash.net...

The one caveat I would add is that you should look at the manufacturer's
product data sheet to ensure that the coating you apply is somewhat
breathable. Ideally, you'll find a coating that repels water but allows any
water that does get in (and it will, eventually - if not through the
weathering surface of the stucco, then through roof-wall junctions, etc.) to
escape in the form of vapor.

How old is your house? Do you know what your stucco is made of (lime?
cement? prefab?)? Reason I ask is that while elastomeric coatings may be
appropriate for hard, modern, cement-based stuccoes, they may not be so for
older, lime-based materials.

---
J. Christopher Frey
Associate, Noble Preservation Services
http://www.noblepreservation.com

[THX2112]

The house was built in 1987. I think it has cement based stucco (at least
that is what it looks like).

"Chris Frey" <chris_frey...@yahoo.com> wrote in message
news:96jag...@news2.newsguy.com...

[Dan Hicks]

If the house is real stucco then I think this would be a bad idea.
Stucco must breathe, and sealing it can cause it to fail or cause rot
within the framework of the house.

You should have eave overhangs, gutters, and flashing to prevent
significant amounts of water from running down the side of the house.

[THX2112]

> If the house is real stucco then I think this would be a bad idea.
> Stucco must breathe, and sealing it can cause it to fail or cause rot
> within the framework of the house.
>
> You should have eave overhangs, gutters, and flashing to prevent
> significant amounts of water from running down the side of the house.

The problem is that this won't work because there is the 50 to 60 foot tall
back wall is exposed to wind, rain, etc. The overhangs and gutters cant
stop the rain from hitting the wall and running down.

Do elastomeric paints breath or are they completely waterproof? By the way,
what is the difference between elastomeric paint and the texture coating
that is heavily advertised?

[Paul B]

"THX2112" <thx...@scubadiving.com> wrote :
"Dan Hicks" <danh...@ieee.org> wrote :

> > If the house is real stucco then I think this would be a bad idea.
> > Stucco must breathe, and sealing it can cause it to fail or cause rot
> > within the framework of the house.

Today's elastomerics have advanced properties making them ideal for problem
stucco. It breathes, stretches, and is a high build product, able to bridge
and seal all hairline cracks. Larger cracks should be sealed with an
elastomeric caulk, or repaired.

Although they are overspec'ed, IMO. They won't cure any internal problems
related to poor design, or improper installation.

> > You should have eave overhangs, gutters, and flashing to prevent
> > significant amounts of water from running down the side of the house.
>
> The problem is that this won't work because there is the 50 to 60 foot
tall
> back wall is exposed to wind, rain, etc. The overhangs and gutters cant
> stop the rain from hitting the wall and running down.
>
> Do elastomeric paints breath or are they completely waterproof? By the
way,
> what is the difference between elastomeric paint and the texture coating
> that is heavily advertised?

Here's a site that sums it up well-
http://www.dehavenconstruction.com/elastomeric/index5.htm

For more sites, just search for elastomeric, stucco and breathe as keywords.
Keep in mind that the commercial sites are selling products.

The texture coatings are typically a sealant, and an elastomeric top coat.
You're paying double or triple for the adverts and warranty. Color changes
and failure of mildewcides are a concern for such long life coatings and
contracts.

--
Broussard Paint Contractors, friend of Bill's
http://www.broussardpaint.com