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Lanai ceiling separating at seams.
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 If you have any other good answer to fixing this problem, please share. |
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.
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The POA is all excited about split seams and have collected over 500 folks with this problem. See current month bulletin.
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Read that
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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. |
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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:
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I understand why the seams crack, I just want a good way to fix it. The developer isn't my mother. |
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So Many Homeowners with the Same Problem -- Outrageous!
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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! |
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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.
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Found some pictures of Cathedral ceilings on porches; cathedral ceiling on porch - Bing images |
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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. |
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 |
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.
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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 ??
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Insulation?
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. |
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 |
Wonder if they are using fiberglass mesh tape?
It's known to crack.... |
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Here is a picture of one hairline crack in a very long room. The house is almost six years old.
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Go up in your garage attic and look at your ceiling you'll see it for yourself
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I have this problem, its being fixed under warranty, Give them a call.
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Lanai Ceiling Cracks
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