Palos Verdes Estates Garden Room Additions
Palos Verdes Estates home additions with pan flashing under every glass door and a layered wall that sheds water, by Palmcrest Contractors.
A sloped pan of flashing under the sill is what keeps a patio door dry. On a Palos Verdes Estates addition every glass door gets one, lapped under the wall wrap and over the floor framing, so any water that finds the weatherstripping runs out to the patio and the framing stays dry. The rest of the wall is built with the same layered logic.
Layers of the wall
Behind the siding goes a water-resistant barrier lapped like shingles, top over bottom. Flashing tape seals the sides and head of each opening. At the foot of a stucco wall a weep screed lets trapped water drain out, and the stucco stops above the paving so it does not wick moisture. On a coastal lot damp air can linger, so these details count. The siding on the new wall is lapped to match the old, with a gap at the bottom so water drains freely.
Under the floor and out to the yard
A new slab sits on a vapor barrier over compacted gravel, and a crawlspace gets vents or a ground cover, so ground moisture stays below the flooring. Outside, the patio falls away from the wall. A drain line from the downspouts runs to a place the drawings show. Before any of it is built, the survey tells us where water goes across the lot today. A cleanout in the drain line lets it be flushed or inspected later. Window sills tilt outward so water leaves the wall.
About room additionsEverything we build in Palos Verdes Estates
Room Additions in Palos Verdes Estates: what people ask
Yes, with a header sized by an engineer and a pan under the sill of each door. Folding doors, sliders and fixed glass all need the same flashing. The patio outside is sloped away from the sills so water leaves the area.
Out puts a new roof and slab on the lot, which adds water to manage. Up adds roof without a bigger footprint, though the old structure takes the load, so the engineer checks it. Either needs a drainage plan on the permit set.
It is priced apart from the room. The line covers the joint where old and new roofs, walls and floors meet, which is also where water finds a way in if the join is poor. Damage found behind old siding raises it.
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