The balcony soffits in my condo are moisture-resistant gypsum board (greenboard) that have been skim-coated with joint compound, probably setting type. Areas of gypsum board on several balconies have been failing after having been in place many years, apparently due to moisture vapor in the unventilated space above the soffit. These are fully exterior balconies, no interior or enclosed space above.
I am looking for ideas to replace the soffits. Given my druthers Id use Portland cement plaster on galvanized metal lath, but its funny how important cost becomes when youre paying for it yourself.
G-P DensGlass Silver has been recommended to me as a possible solution. I am not familiar with this product, only with DensGlass Gold. Does anyone have experience with this product for use as a soffit material? Can the exposed face of Silver be painted, or does it need to be skim-coated? If it has to be skim-coated, is DensGlass Gold be a better product for the use?
I also plan to ventilate the space above the soffit, probably with a vented perimeter edge trim.
Thanks for any ideas you may have.
Dave, I have specified in the past for similar situations glass-mat gypsum board with a direct-applied finish system (DAFS), which is essentially an EIFS without the “I.”
Good idea Ron. I’m more comfortable with DAFS than with setting-type joint compound, both in terms of water resistance and in ease of application.
Thanks.
Dave asked for ideas, so let’s not limit our replies to flat monolithic-looking finishes. What are your IDEAS.
Given my druther, I would use corrugated galvanized steel sheet. Consider… Lightweight, easily installed, does not need painting now or in future, has a nice spangle now that will form a beautiful patina, light will ripple off the corrugations – reflected sunlight by day and interior light by night, readily recyclable without loss of material value, will not rot, the ends of the panels allow ventilation, etc.
Challenge accepted…
Use multiwalled structured polycarbonate glazing. But, before installing that, install fiberoptic lighting system (No bulbs to change) to make the entire soffit light up at night time.
Vines: Grape, wisteria, morning glory, jasmine, beans, cucumbers. With birdhouses on each balcony and bee hives on the roof.
Back to the less creative. . .
I usually suggest DAFS (which I refer to as DEFS – Direct-Applied Exterior Finish Systems) as an alternative to exterior gyp board soffits. I’m glad you got many years of service from the gyp, Dave. I have seen them fail within a year – usually at edges where wind-driven rain tends to collect if there is a drip edge condition.
Cement board is a better substrate for long-term durability, in my opinion. Sto markets a system that is specifically for use on a glass-mat gyp substrate: StoQuik Gold Soffit, which I have in my office master.
I have specified DEFS infrequently for a number of years. The product data for this system cautions that it is for horizontal, “protected” applications only. Designers will be tempted to trim out the system with similar construction which should be a “no-no”, but is definitely a firm “hell no.” for applications at the outer edge of the soffit.
I recently learned that Dryvit offers DEFS for walls: “Cement Board MD Finish System” which is a drainable assembly. Drainage strips are applied over a water-resistive barrier, and the cement board is outboard of the drainage cavity.
This was proposed by a CM in lieu of traditional cement plaster spec’d for a project, so I revised the spec and added this system to my DEFS master.
Seems like it ought to work – we’ll see how it goes.
Suggest that when the soffit has been removed you have an engineer inspect for structural damage as a result of the moisture. This could also be an opportunity to identify/verify the source of the moisture.
Install a 3d printer in lobby and let each tenant create their own ceiling.
I agree with you, Mark. Actually we did have an engineer go up in a bucket recently, to inspect the walls when separate brick repairs were being carried out; their report is due shortly. I suspect a cause of the problem is deteriorated or non-existent flashing.
The most prudent, and most expensive, solution would be to remove brick, install new flashing, and reinstall the brick. Otherwise, I like the StoQuik Gold Soffit system which Jeffrey mentioned, combined with continuous perimeter venting trim such as PB “F” Vented Reveals by Vinyl Corp. Even better if the StoQuik can be used with fiber cement board instead of DensGlass Gold.
Thanks to all for your creative replies.
Mirrors. Tenants can sit in their apartment and see what is happening on the ground below without having to stand up.
Perhaps a solution that could combine these ideas would be to mount a flat screen monitor on the soffit so that you could set up a slide show to scroll through images of all of these options.
Steven, I am surprised at your post, I usually find you posts informative and interesting, except for the last one, which is just downright mean. I admit some of the posts were bizarre, but all were supportive, even Michael’s. Perhaps the Father’s Day Fairy missed your house today. It missed mine too, my daughter has been in the hospital for 52 days fighting bacterial infections that won’t go away, and since my wife died 6 years ago from a staff infection she could not fight, I am pissed at the world these days, still I lurk, but don’t post much.
Happy Dad’s day Steven & all other Dad’s lurking today, and a special shout out to Ken Hercenberg, get well soon Ken.
Prayers, Jerome, for a complete recovery.
Dave: I completely agree with the DEFS/DAFS “supporters”. Glass Mat sheathing as your new soffit substrate and proceed with the the fiberglass mesh embeded into a polymer-based base coat. An Acrylic finish applied, but, make sure you use same manufacturer of the three products. Accessories and vent screeds should all be Exterior grade plastic. Plastic Components make accessories specifically for DEFS/DAFS systems. this system for soffits is light (only a few pounds per sq’) cost effective and attractive (in my opinion) Plus the system is very crack-resistent.
Jerome, I have re-read my post for the tenth time and cannot find an ounce of mean or lurking in it.
My prayers go to the recovery of your daughter.
My final idea…
I don’t care what the soffit is made with, as long you provide clothes lines on balconies so tenants can use renewable energy to dry their washed clothing. (There ought to be a LEED innovation credit for this.)
Seriously Steve, perhaps you should have someone read it to you, your post mocks the solutions given by others on this thread, perhaps I should not have posted, my mind is elsewhere these days. My apologies.
Michael, so you wouldn’t mind spending a mil on a condo only to look out your window to see your neighbor’s undies hanging out to dry, not the kind of relaxing view I want in retirement.