- Atlantic Oceanfront
- 3-story single family residence (10,600 square feet)
- Originally constructed in 1993
- Wood framed construction
- $4.6M renovation and repair
This Kiawah Island oceanfront home, designed by a notable and distinguished residential architect, experienced significant water and air intrusion through the exterior walls. The homeowners experienced elevated levels of interior humidity, resulting in microbial growth around fenestration openings and furnishings, in combination with condensation at air registers. In 2011, Fuller Group, Inc. was retained to perform a forensic analysis of the areas that exhibited problematic conditions. After review of the original construction documents and destructive testing, we produced a comprehensive repair scope, outlining the observed deficiencies and providing recommendations to restore the home to proper working condition.
The repair included removal of existing windows and doors, exterior cedar shingles, trim, and soffits. The mahogany windows and doors were refinished and reinstalled with rough opening flashings and air sealing. The primary weather barrier consisted of a drainable, asphalt-saturated felt along with a secondary liquid-applied coating over the wood sheathing. The cladding included new cedar shingles and sapele wood trim. Fuller consulted with the mechanical engineering firm EYP, and obtained the services of forensic engineer Warren Maddox, PE to design an energy-efficient, Daikin VRV mechanical system. To implement repairs at the rear elevation, the original pavers were removed from the oceanfront patio and pool deck and a new waterproofing system was applied. Working closely with an industry-leading traditional copper roof fabricator, (Joe) Wells Roofing, the existing terne-coated stainless steel roof was replaced with a standing seam copper roof.
During the repair process, the homeowners seized the opportunity to reconfigure portions of the residence to include elements that were not part of the original design. Through the design process, we worked closely with the homeowners to fulfill their goals of adding a secondary entry to the home (adjacent to the Motor Court entry) and to take advantage of ocean views from the master bedroom. The design, prepared by Fuller, compliments the original architecture of the home and achieves the client’s desire for additional design elements.
The new Motor Court entry serves as an extension of the kitchen as well as a “mud room,” replacing a badly-damaged circular turret. The design included a new breakfast room located on the oceanfront side of the kitchen, capturing space that was previously an underutilized exterior patio area. On the second floor, a new roof deck was constructed above the breakfast room with a flat pan copper roof and custom ipe wood deck, providing the homeowners with majestic views of the Atlantic that can be enjoyed throughout the year. At the west elevation, Fuller replaced another damaged semi-circular turret with a new bay window, simplifying the building envelope. A concrete balcony and mechanical closet were also removed and replaced with a new mechanical stand and screen, designed to respect the original, nautically inspired elements of the home.
The repair and remodeling construction was completed by Phillip W. Smith General Contractor, a high-end residential builder, who is well-respected in the industry.