Brighton Condos at Kingston Plantation is a 500-unit luxury housing project built in 2001. A study by engineering consulting firm R.J. Kenney Associates Inc., Plainville, MA, revealed failed sealant joints and unsealed gaps around the stucco envelope's flashing and accessory points. The exterior stucco panels also had isolated hairline cracks typically found on stucco-clad buildings. R.J. Kenney recommended a comprehensive repair and weatherproofing solution that included Dow Corning® 790 Silicone Building Sealant, 795 Silicone Building Sealant and AllGuard Silicone Elastomeric Coating.
Michael Kenney, director of Technical Services for the engineering consulting firm, explained that the building's exterior envelope required extra protection because of its height and location on a beach in a hurricane zone.
"Some external systems, such as one-coat stucco, don't tolerate long exposure to water," he said. "So if you're in an area with frequent rainfall, you have to make the outer skin of the building as watertight as possible. That's why it's so important to upgrade to the best waterproofing products available, like Dow Corning silicone sealants and AllGuard."
According to Roger Koehler, project manager for Pro-Tec, there was never any question that Dow Corning products would be used for the repair.
"We have a high degree of confidence in Dow Corning products and in the Dow Corning warranty," he said. "We have worked on similar projects with R.J. Kenney and have had a very good success rate using these products."
Kenney agrees: "Dow Corning has high-quality silicone sealant products that we've had decades of experience with."
1. Cleaning and preparation of the entire exterior surface.
2. Application of about 100 gal of Dow Corning 790 Sealant around the balconies and in stucco surface cracks. (Windows and stucco joints were re-sealed with about 300 gal of 795 sealant.)
3. Covering the building envelope with about 2,500 gal of AllGuard Coating.
Koehler explained that product selections and repair methods were decided upon after close consultation among the project's contractors, engineers and suppliers. "We try to partner with the manufacturer and get their input up front," he said. Before work began, Pro-Tec did a mock-up of the proposed repair procedures and R.J. Kenney tested it for weatherproofing effectiveness. Dow Corning products and Pro-Tec's application methods passed with solid results.