Lanai ceiling separating at seams.

[graciegirl]

We had originally thought to use beadboard or a plastic like look alike to cover or replace the lanai ceiling, but that is a little more casual than I want to go and it would require putting it over the ceiling or taking the ceiling down and probably would still contract and expand at the seams.

Then we thought that maybe coffering would look attractive and cover the seams and allow them to expand and contract underneath where it won't show.

I will try to find some pictures of coffering on porches.

Here are some good ones; coffering on porches - Bing images (https://www.bing.com/images/search?q=coffering+on+porches&qpvt=coffering+on+porches&qpvt=coffering+on+porches&qpvt=coffering+on+porches&FORM=IGRE)

If you have any other good answer to fixing this problem, please share.

[Bjeanj]

Oh, wow! I didn't know it was called coffering, but that would be a stunning look, and in my (inexperienced) opinion could solve your dilemma.

[Bogie Shooter]

The POA is all excited about split seams and have collected over 500 folks with this problem. See current month bulletin.

[justjim]

The POA is all excited about split seams and have collected over 500 folks with this problem. See current month bulletin.

I read the POA Bulletin and has Bogie noted it appears (more than 500) have this problem either on their Lanai or garage.

I'm no expert but given where the problems seem to occur it could have something to do with humidity/moisture and heat in these area's. The answer to the problem---I leave to someone who has more expertise than me. The various coffering does look attractive.

[graciegirl]

I read the POA Bulletin and has Bogie noted it appears (more than 500) have this problem either on their Lanai or garage.

I'm no expert but given where the problems seem to occur it could have something to do with humidity/moisture and heat in these area's. The answer to the problem---I leave to someone who has more expertise than me. The various coffering does look attractive.

It seems inevitable and insurmountable. I think this may hide the gap.

[ColdNoMore]

With over 500 people reported to be having this issue, and a lot of people touting the superiority of craftsmanship and those who swear to the developers concern for its customers...one would think that the developer would proffer and pay for a solution. :shrug:

[photo1902]

We had originally thought to use beadboard or a plastic like look alike to cover or replace the lanai ceiling, but that is a little more casual than I want to go and it would require putting it over the ceiling or taking the ceiling down and probably would still contract and expand at the seams.

Then we thought that maybe coffering would look attractive and cover the seams and allow them to expand and contract underneath where it won't show.

I will try to find some pictures of coffering on porches.

Here are some good ones; coffering on porches - Bing images (https://www.bing.com/images/search?q=coffering+on+porches&qpvt=coffering+on+porches&qpvt=coffering+on+porches&qpvt=coffering+on+porches&FORM=IGRE)

If you have any other good answer to fixing this problem, please share.

Creative Finish Carpentry, while installing crown moulding last year, mentioned a composite material they are using on lanai ceilings, in combination with crown moulding. Had the budget allowed it, we would've gone with that option. At the time it was $1,600.00 for a stretched Gardenia lanai ceiling.

[graciegirl]

Creative Finish Carpentry, while installing crown moulding last year, mentioned a composite material they are using on lanai ceilings, in combination with crown moulding. Had the budget allowed it, we would've gone with that option. At the time it was $1,600.00 for a stretched Gardenia lanai ceiling.

Is Creative Finish the one that is owned by Mario something? Mario has done moldings and wainscoting in three of our friends homes and he is a master craftsman.

I understand why the seams crack, I just want a good way to fix it. The developer isn't my mother.

[photo1902]

Is Creative Finish the one that is owned by Mario something? Mario has done moldings and wainscoting in three of our friends homes and he is a master craftsman.

I understand why the seams crack, I just want a good way to fix it. The developer isn't my mother.

Yes, that's the company. When they were doing our house, I casually mentioned crown moulding on the lanai. He showed me samples, including the composite material used on the ceiling.

[Mrs. Robinson]

With over 500 people reported to be having this issue, and a lot of people touting the superiority of craftsmanship and those who swear to the developers concern for its customers...one would think that the developer would proffer and pay for a solution. :shrug:

Even if the number of those having a problem with their lanai ceiling is somewhat less than 500, it seems to me that there are far too many people with this same problem.

TV should be responsible for repairing and fixing this, not the homeowner. It's obvious the issue is with the workmanship, not the fact that it's a lanai. My lanai in southeast Florida never had this problem and the house was 30 years old.

Residents who are dealing with this should band together and make the developer do the repair!

[graciegirl]

Even if the number of those having a problem with their lanai ceiling is somewhat less than 500, it seems to me that there are far too many people with this same problem.

TV should be responsible for repairing and fixing this, not the homeowner. It's obvious the issue is with the workmanship, not the fact that it's a lanai. My lanai in southeast Florida never had this problem and the house was 30 years old.

Residents who are dealing with this should band together and make the developer do the repair!

They did repair it when it was under warranty. Our home now is almost six years old. I want to fix it in a way that is pretty and will stay fixed.

[villagetinker]

In the case of our house (4 years old), I noticed the crack when doing some work in the area, and it appears there is NO WOOD behind the ceiling drywall in that area, you can actually push the ceiling up in that location! IMHO, This means a simple fix will not work. I have provided the POA with this info.

[graciegirl]

In the case of our house (4 years old), I noticed the crack when doing some work in the area, and it appears there is NO WOOD behind the ceiling drywall in that area, you can actually push the ceiling up in that location! IMHO, This means a simple fix will not work. I have provided the POA with this info.

Then we had thought about the possibility of making it a cathedral ceiling. Sometimes that is a pretty look, especially if removal of dry wall is necessary anyway.

Found some pictures of Cathedral ceilings on porches;

cathedral ceiling on porch - Bing images (https://www.bing.com/images/search?q=cathedral+ceiling+on+porch&FORM=HDRSC2)

[Mrs. Robinson]

They did repair it when it was under warranty. Our home now is almost six years old. I want to fix it in a way that is pretty and will stay fixed.

In the case of our house (4 years old), I noticed the crack when doing some work in the area, and it appears there is NO WOOD behind the ceiling drywall in that area, you can actually push the ceiling up in that location! IMHO, This means a simple fix will not work. I have provided the POA with this info.

It sounds as though the original construction of the lanai was never done properly.
Even the "fix" by warranty was only a band aid when the fix needed sutures!

The developer should step up to the plate and fix what was never done correctly.
That probably means they have to remove the entire ceiling to get to the guts of the problem, but you shouldn't let them off the hook.

This is really a shame for all the homeowners who have to deal with a situation such as this.

[DangeloInspections]

I will do my best to stick to the facts here on this subject and not my opinion.

We find this issue very often on one year warranty inspections. Typically these cracks are at where the drywall seams butt together. When found under warranty, they do come back and attempt to fix the cracks. Some workers do a very good job and some may not. It is difficult to repair a knock down finish without it being noticeable. Sometimes when the crack is very small, the "cure" is worse than the disease. Even after repair, the crack can return.

Typically these cracks are found every four feet. We also try our best, (and one of the few companies that do) get back to the Lanai area in the attic and see the top side of the drywall in the lanai. Sometimes this is very easy, sometimes this is impossible, dependant on the model home.

This drywall appears to be the same interior drywall that is inside the home. I do not believe they use a drywall mud like durabond 90 here....in my humble opinion that would probably help, as it is stronger than regular drywall mud. It is what I have used in problem areas with no problems.

These cracks have been known to show up even a few years after the build....perhaps due to temperature swings, etc.

While most of the homes I inspect are of course in The Villages, I do warranty inspections in a few other communities around here also. While this is a common finding in The Villages, I find this rarely in these other communities. I am not sure why that is so.

I WAS told that The Villages is now using a better, more flexible paint on the Lanai ceilings, so this problem MAY be found less. We will see. It should be noted that we also find this on some of the larger front porches. Strangely, it is much more rare on the Courtyard villa ceilings, perhaps because they are smaller. This issue IS found more on the larger lanais.

I did have a homeowner a few weeks ago tell me he was going to pressure wash his Lanai ceiling because he thought it was the same stucco that was on the side of his home. I advised him NOT to. He was surprised to find out it was drywall. Glad I stopped him, it would not have been good.

I hope this helps a bit.

Respectfully, Frank

[skip0358]

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

[mulligan]

Frank, down in Collier county we used a product called "soffit board" which is a product allegedly designed for this application. Has this ever been used here that you know of ??

[HiHoSteveO]

It seems to me that the cracking is the result of expansion and contraction.
(Villagetinkers "no wood behind" problem makes it that much worse)

It's easy to see that there is no insulation over the cracking areas in the garage. Cannot easily see if there is insulation over the lanai, but I'll bet there isn't.

It's understandable to think, why insulate over an unheated/air conditioned space? I'm confident that it has been insulated to the building code, but I think the temperature differences (sometimes extreme) on either side of that drywall both in the Summer and the Winter is the cause of the expansion and contraction, leading to the cracks.

[DangeloInspections]

I have heard some folks say they thought adding insulation over the Lanai might minimize this cracking....but personally I do not think it would, or would be worth it.

I cannot really advise spending money to insulate unconditioned space....there is no payback.

In a well ventilated home there should not be too much difference between attic temps and outside temps....but we know that there is, especially in Florida.

The average summertime attic temperature in The Villages seems to be about in the 120's. My highest I have found, (and I am in over 400 attics a year) has been 142 degrees.

So...basically I advise anyone who encloses their Lanai to always insulate the Lanai ceiling....and I do not advise anyone to do this for an open Lanai.

The other problem here is we are all talking about Lanai's without acknowledging that there are vastly different sizes of Lanai's in The Villages. Some are barely 8x10 foot, while others have been HUGE. Some have peaks and ceiling transitions and some are flat. Generally the larger ones seem to have more cracking.....rarely do you see a courtyard villa Lanai with cracks in it.

Not sure what the answer is here...I would think the 24" o.c. trusses may contribute....perhaps adding strapping between the drywall and the trusses might help.....easier during the build.

I am familiar with Certainteed Exterior Soffit board. It is thicker 5/8 drywall made for the ceilings of Lanai's and porches, etc. It is not supposed to touch vertical surfaces, so a trim piece should be installed around the vertical junction. Certainteed states that cracking is minimized if installation guidelines are adhered to. I have not seen this product used in this area, although it might be, and I just have not seen it yet.

Hope that helps! Frank

[NoMoSno]

Wonder if they are using fiberglass mesh tape?
It's known to crack....

[rustyp]

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

What kind of reputable builder would not anchor the ends of a sheet of drywall? Almost hard to believe.

[graciegirl]

Here is a picture of one hairline crack in a very long room. The house is almost six years old.

[skip0358]

Go up in your garage attic and look at your ceiling you'll see it for yourself

[ColdNoMore]

Go up in your garage attic and look at your ceiling you'll see it for yourself

Be careful though, as being on a tall ladder in the shape some of us are...can be dangerous.

[rustyp]

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

[graciegirl]

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

One of the difficulties of the repair of these cracks due to temperature changes is that the finish of our ceilings are not easily duplicated and it shows when they have been repaired because they are bumpy...in a pattern and any attempt to repair it becomes another pattern or smooth and stands out.

[rustyp]

It sounds as though the original construction of the lanai was never done properly.
Even the "fix" by warranty was only a band aid when the fix needed sutures!

The developer should step up to the plate and fix what was never done correctly.
That probably means they have to remove the entire ceiling to get to the guts of the problem, but you shouldn't let them off the hook.

This is really a shame for all the homeowners who have to deal with a situation such as this.

If the problem is non anchored seams (I have no knowledge as to how the developer installed the ceiling) then I agree with Mrs. Robinson. The developer should be pressured to step up to the plate. Temperature variations most likely is aggravating this situation but is a cop out. All the more reason the Developer should have rock spliced the seams in a Lanai. Almost any kind of fix most likely will involve patching the ceiling which OP claims is very difficult. This means removing the entire texture (like removing popcorn ceiling) and redoing. Start comparing cost for workarounds VS the right way. Might as well rip the drywall down and do the seams right.

[skip0358]

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

Had they done that it should not have cracked and there wouldn't be as many people complaining even after the first repair.

[graciegirl]

Had they done that it should not have cracked and there wouldn't be as many people complaining even after the first repair.

I bet that drywall contractor is long out the door or probably more likely will be held to repairing the seams which is right.

[jclrxman]

I have this problem, its being fixed under warranty, Give them a call.

[foxmeadow]

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

The sides of drywall are tapered, however, in my lanai the sheets were butted end to end where the cracks are. There are no cracks where the side edges meet. The other thing I noted was that the stagger of the sheets was about 8". They apparently do not end on a stud for support. Had it "repaired" under warrantee. It came back within 6 mos. Hopefully The Villages contractors will fix us all.:pray:

[Mrs. Robinson]

I bet that drywall contractor is long out the door or probably more likely will be held to repairing the seams which is right.

Regardless of whether the drywall contractor is "long out the door" or not, it is the builder who hired that person and is responsible for the work the drywall guy did.