WEBVTT 1 00:00:00.480 --> 00:00:04.040 KFI AM six forty. You're listening to Dean Sharp, the 2 00:00:04.080 --> 00:00:11.480 House Whisper on demand on the iHeart Radio app. KFI 3 00:00:11.640 --> 00:00:15.519 I AM forty Live dreaming me be everywhere on the 4 00:00:15.720 --> 00:00:20.359 iHeart Radio app. Hey, it's Dean Sharp, the House Whisperer. 5 00:00:20.640 --> 00:00:23.000 I am here with you live like I am every 6 00:00:23.039 --> 00:00:26.760 Saturday morning from six to eight Pacific time and Sunday 7 00:00:26.760 --> 00:00:31.359 mornings nine to noon Pacific time. Hey, don't miss tomorrow's 8 00:00:31.359 --> 00:00:34.600 show as well. Three hours we're gonna spend here at 9 00:00:34.600 --> 00:00:38.960 the beginning of remodeling season, talking about kitchen cabinets or 10 00:00:39.039 --> 00:00:43.159 cabinets in general, cabinet tree and I have in studio 11 00:00:43.240 --> 00:00:46.759 with me a very very special guest, John Cordero of 12 00:00:47.119 --> 00:00:51.439 The Kitchen Store, my favorite kitchen cabinet design studio in 13 00:00:51.600 --> 00:00:57.159 all of southern California. And John a master expert on cabinets, 14 00:00:57.159 --> 00:01:01.600 a master cabinet maker himself. And so literally we are 15 00:01:01.600 --> 00:01:04.840 going to he and I be talking to you about 16 00:01:05.239 --> 00:01:08.159 all things cabinets, the things that have changed, the things 17 00:01:08.239 --> 00:01:10.200 you should be looking for, the things you need to 18 00:01:10.319 --> 00:01:14.439 understand about cabinets. It's just going to be a fantastic show. 19 00:01:14.519 --> 00:01:17.959 Don't miss it. That's tomorrow from nine to noon Pacific time, 20 00:01:18.439 --> 00:01:21.280 or catch us on the podcast, which, of course you know, 21 00:01:21.319 --> 00:01:25.319 every one of our episodes becomes the House Whisper Podcast 22 00:01:25.359 --> 00:01:28.760 that you can listen to anytime, anywhere on demand. Hundreds 23 00:01:28.760 --> 00:01:32.400 of episodes, all searchable by topic. It is your home 24 00:01:32.439 --> 00:01:35.840 improvement reference library, and I'm there for you whenever you 25 00:01:35.959 --> 00:01:38.920 need me. On the podcast. You can listen to it 26 00:01:38.920 --> 00:01:42.680 on the free iHeartRadio app or Apple Podcasts or Spotify 27 00:01:42.760 --> 00:01:47.079 wherever where, everywhere, everywhere your favorite podcasts are found. You 28 00:01:47.159 --> 00:01:50.000 just search for the House Whisper or Home with Dean. 29 00:01:50.319 --> 00:01:52.680 You'll find me, Dean Sharp. Just put my name in there. 30 00:01:52.799 --> 00:01:55.400 You will find our podcast and then subscribe so that 31 00:01:55.480 --> 00:01:58.879 you get every new episode uploaded every time we do 32 00:01:58.959 --> 00:02:01.840 a show, which is twice. That's a lot. It's a 33 00:02:01.920 --> 00:02:05.079 lot of good stuff, all right. Also, let me tell 34 00:02:05.079 --> 00:02:07.840 you if your home is in need of more personal 35 00:02:08.000 --> 00:02:11.639 house Whisperer attention, you're thinking, wow, it would be nice 36 00:02:11.680 --> 00:02:13.800 to just have Dean and Tina sitting in our living 37 00:02:13.879 --> 00:02:17.840 room as we discuss that thing over there with them 38 00:02:18.680 --> 00:02:21.240 and have them solve it for us. You can do that. 39 00:02:21.639 --> 00:02:25.039 You can book an in home design consult with us, 40 00:02:25.080 --> 00:02:27.800 even if you don't live in southern California. We have ways, 41 00:02:27.840 --> 00:02:30.479 We have our ways. You can book an in home 42 00:02:30.520 --> 00:02:33.719 design consult with me and the tea. Just go to 43 00:02:33.919 --> 00:02:39.680 house Whisperer dot Design House Whisperer dot Design. All right, 44 00:02:40.400 --> 00:02:43.080 back to the phones, because we're taking calls this morning. 45 00:02:43.120 --> 00:02:46.520 It's my favorite thing to do of all things, that 46 00:02:46.719 --> 00:02:49.199 just talking to you about what's going on with your home. 47 00:02:49.240 --> 00:02:51.919 I've got Fred on the line. Hopefully I did not 48 00:02:52.000 --> 00:02:55.280 hang up on Fred. Fred, you're still with me, yes, 49 00:02:55.360 --> 00:02:59.360 I am okay. So Fred's got a ranch style home, 50 00:02:59.439 --> 00:03:02.280 single story rand style home, and in his living room, 51 00:03:02.319 --> 00:03:06.199 family room area, the ceiling is sagging and he's concerned, 52 00:03:06.400 --> 00:03:10.879 and you should be concerned because that's not normal. But 53 00:03:11.120 --> 00:03:13.479 I want to try and get to the bottom of 54 00:03:13.520 --> 00:03:16.479 it for you. Yeah, you haven't had anybody go up 55 00:03:16.479 --> 00:03:18.840 into the attic to look, and so I'm just going 56 00:03:18.879 --> 00:03:20.680 to start off by saying Fred that we got to 57 00:03:20.719 --> 00:03:22.319 do that. We got to get up there and see 58 00:03:22.360 --> 00:03:25.120 because there's a couple of different things that can be 59 00:03:25.199 --> 00:03:28.840 happening when a ceiling is sagging and on a single 60 00:03:29.080 --> 00:03:32.199 story ranch style home and your home was built in 61 00:03:32.199 --> 00:03:37.080 the nineteen fifties, so it's an older home on a 62 00:03:37.080 --> 00:03:41.719 single story ranch style home. I will help you in 63 00:03:41.719 --> 00:03:45.599 this sense that even if it's what we call and 64 00:03:45.639 --> 00:03:49.400 I'm using my air quotes here, a structural problem, it 65 00:03:49.520 --> 00:03:53.599 is not an end of the world, you know, oh 66 00:03:53.599 --> 00:03:57.400 my gosh, my house is going to fall down structural problem. 67 00:03:58.280 --> 00:04:02.800 What it is is one of two things. The way 68 00:04:02.800 --> 00:04:04.759 a home is built, the way homes were built in 69 00:04:04.879 --> 00:04:10.319 nineteen fifties and still most homes today, is the ceiling. 70 00:04:10.400 --> 00:04:13.360 What makes up the ceiling is first and foremost in 71 00:04:13.400 --> 00:04:17.480 the framing of your home what we call ceiling joists, 72 00:04:17.560 --> 00:04:21.360 and those are larger pieces of wood that are running 73 00:04:21.399 --> 00:04:23.959 all the way across from one side of the room 74 00:04:24.040 --> 00:04:26.199 to the other, and they're sitting next to each other 75 00:04:26.360 --> 00:04:31.519 with spaces in between. They're sitting sixteen inches on center. 76 00:04:31.560 --> 00:04:35.199 They're sitting thirteen and three eight inches apart from each other. Okay, 77 00:04:35.879 --> 00:04:39.360 you made me get technicality. Every sixteen inches there is 78 00:04:39.399 --> 00:04:42.879 a ceiling joist. Now, I don't know the size of 79 00:04:42.920 --> 00:04:46.079 the ceiling joists for your home because they vary from 80 00:04:46.079 --> 00:04:48.319 home to home and track to tract, and depending on 81 00:04:48.639 --> 00:04:51.079 the overall span, you say you've got about three hundred 82 00:04:51.079 --> 00:04:54.920 square feet. That's a nice sized room. So it's a 83 00:04:54.959 --> 00:04:59.360 good span that they're making across there. It wouldn't surprise me. 84 00:04:59.600 --> 00:05:01.800 I mean, they have to be at least two by 85 00:05:01.959 --> 00:05:05.720 six ceiling joye. Unless they're part of a trust system, 86 00:05:06.240 --> 00:05:09.199 that's a whole nother kind of magilla. I doubt it, though, 87 00:05:09.319 --> 00:05:13.399 if there's a structural sag chances are in nineteen fifty seven. 88 00:05:15.639 --> 00:05:19.360 A clue they call the Crashman home. I don't know 89 00:05:19.439 --> 00:05:20.360 that helps you on that. 90 00:05:21.279 --> 00:05:22.319 A craftsman home. 91 00:05:23.759 --> 00:05:25.720 That's what they call it. At least, yeah, that's what 92 00:05:25.800 --> 00:05:27.879 my neighbors told They call it Cushman home. 93 00:05:28.560 --> 00:05:32.040 Yeah, it doesn't help a whole lot. It doesn't help 94 00:05:32.040 --> 00:05:35.040 a whole lot because that's a style. That's an architectural style. 95 00:05:35.120 --> 00:05:38.720 It doesn't really refer to what's you know, what's being 96 00:05:38.759 --> 00:05:42.319 built in the bones. But the point is this, you've 97 00:05:42.319 --> 00:05:46.040 got these ceiling joys going across your ceiling that they're 98 00:05:46.079 --> 00:05:49.560 making the span they are the real ceiling and then 99 00:05:50.439 --> 00:05:53.120 screwed or nailed to the bottom. And in the nineteen 100 00:05:53.199 --> 00:05:55.639 fifties it is going to be nailed to the bottom 101 00:05:55.759 --> 00:05:58.399 of that those ceiling joys is going to be a 102 00:05:58.480 --> 00:06:01.160 layer of drywall. That's the wall. The ceiling that you 103 00:06:01.240 --> 00:06:04.279 look at all the time is the drywall. The drywall 104 00:06:04.399 --> 00:06:07.920 is five eighths of an inch thick, and its big sheets, 105 00:06:07.920 --> 00:06:10.199 big four by eight sheets that run across. So when 106 00:06:10.279 --> 00:06:13.399 we see a sag, a sag that concerns us, when 107 00:06:13.439 --> 00:06:17.439 our ceiling is bowing down, it's one of two things, 108 00:06:17.959 --> 00:06:24.319 almost always one. The dry wall has let loose, has 109 00:06:24.319 --> 00:06:28.360 detached itself, or a portion of it has detached itself 110 00:06:28.360 --> 00:06:32.120 from the bottom of those actual wood ceiling joists. The 111 00:06:32.160 --> 00:06:35.560 ceiling joists may be still sitting there straight as an arrow, 112 00:06:36.040 --> 00:06:41.399 strong as ever, but because of water damage leaky roof, 113 00:06:42.480 --> 00:06:45.439 water and drywall don't mix well. They get mutty. The 114 00:06:45.519 --> 00:06:48.639 drywall gets mushy, and then it lets go of its 115 00:06:48.720 --> 00:06:51.720 grip on the nails that have nailed it into the ceiling. 116 00:06:53.160 --> 00:06:58.480 Or just time age a few earthquakes. Who knows. It's 117 00:06:58.480 --> 00:07:01.279 hard to tell exactly what the reasons are, but sometimes 118 00:07:01.800 --> 00:07:05.560 dry wall ceilings let go of some of the joists 119 00:07:05.560 --> 00:07:08.439 that they are supposed to be held tight against, and 120 00:07:08.480 --> 00:07:12.120 as a result, the ceiling starts to bow down. Now 121 00:07:12.319 --> 00:07:17.120 is that a threat structural? Technically, it's not a structural 122 00:07:17.160 --> 00:07:20.920 threat because the structure is intact. Kind of the essence 123 00:07:21.000 --> 00:07:25.279 is that the skin is sagging but the bone is straight. Okay, 124 00:07:26.000 --> 00:07:30.800 The more serious thing would be if that sag that 125 00:07:30.959 --> 00:07:35.639 is happening is because the bone has sagged, meaning the 126 00:07:36.800 --> 00:07:39.160 I'm using my body metaphor here, but meaning that the 127 00:07:39.600 --> 00:07:43.959 wood joists themselves are deflecting down or sagging down. That 128 00:07:44.000 --> 00:07:47.959 could happen because a wood joye has a kind of 129 00:07:48.000 --> 00:07:51.480 intrinsic crack into in it that it eventually gave way, 130 00:07:52.079 --> 00:07:55.480 or the wood joist naturally sometimes wants to bow with 131 00:07:55.600 --> 00:07:58.240 age and it bows in the direction we don't want 132 00:07:58.279 --> 00:08:02.920 it to bow in, or something impacted it and it broke. 133 00:08:03.199 --> 00:08:06.160 But here is the thing, my friend Fred, we have 134 00:08:06.279 --> 00:08:08.759 got to get these are these are This is just 135 00:08:08.839 --> 00:08:13.480 me telling you what the the most likely possible causes are. 136 00:08:14.519 --> 00:08:17.199 And what we need to do is we got to 137 00:08:17.199 --> 00:08:20.160 get eyes on. We've got to get somebody, a qualified 138 00:08:20.199 --> 00:08:24.240 contractor up into your attic space to take a look 139 00:08:24.319 --> 00:08:27.199 at what's happening. And it'll be easy to see when 140 00:08:27.319 --> 00:08:29.480 somebody who knows what they're looking for is in the 141 00:08:29.519 --> 00:08:31.879 attic space. If I was to crawl into your attic 142 00:08:32.320 --> 00:08:35.440 space above the living room. There I could see whether 143 00:08:35.480 --> 00:08:38.879 it is the joysts that are bowing down or somehow damaged, 144 00:08:39.480 --> 00:08:42.960 or whether the at the bottom of the joyst there's 145 00:08:43.000 --> 00:08:46.759 a gap between the joist and the drywall. The best 146 00:08:46.879 --> 00:08:50.840 case scenario for you is that the drywall has let 147 00:08:50.879 --> 00:08:55.159 go and is delaminated, because it can a either be 148 00:08:55.360 --> 00:08:58.240 pushed up and put new screws in it. If it's 149 00:08:58.279 --> 00:09:01.320 in decent condition, it can be re adhered and then 150 00:09:01.440 --> 00:09:05.600 just a little drywall finishing and paint, or be a 151 00:09:05.720 --> 00:09:08.879 worst case scenario, it's the drywall sagging. The section can 152 00:09:08.919 --> 00:09:11.759 be removed and a new drywall sheet can be put 153 00:09:11.840 --> 00:09:15.320 up and then finished across, and you're good to go 154 00:09:15.399 --> 00:09:18.399 if the bones are straight. If the joyst is sagging, 155 00:09:18.639 --> 00:09:20.879 it's not the end of the world either. It just 156 00:09:21.000 --> 00:09:23.159 means that we may have to open up a slot 157 00:09:23.240 --> 00:09:27.200 in the ceiling and replace a joystore two and resolve 158 00:09:27.799 --> 00:09:31.679 that problem. So either way, the house is not falling down. 159 00:09:31.840 --> 00:09:34.279 But I do want you to address it soon, because 160 00:09:34.279 --> 00:09:36.200 I don't want anybody in the family room when the 161 00:09:36.279 --> 00:09:39.279 drywall collapses down on them and you know, bops them 162 00:09:39.360 --> 00:09:42.519 on the head. It's not hundreds of pounds or anything, 163 00:09:42.559 --> 00:09:46.360 but it'll scare the Bejesus out of whoever it happens to. 164 00:09:46.759 --> 00:09:49.120 And a bunch of insulation and yuck is gonna come 165 00:09:49.159 --> 00:09:51.279 down into the living room and mess up your stuff. 166 00:09:51.320 --> 00:09:53.919 And so I don't want that to happen. I want 167 00:09:54.000 --> 00:09:58.320 you to get somebody out there asap to diagnose what's 168 00:09:58.399 --> 00:10:01.480 going on. Either to again to use the body metaphor, 169 00:10:01.519 --> 00:10:04.039 and then I got to go here, Fred, either the 170 00:10:04.039 --> 00:10:08.960 bone is gone crooked and needs to be reset or 171 00:10:09.480 --> 00:10:12.000 the skin is sagging off the bone. I know that 172 00:10:12.120 --> 00:10:15.440 sounds gross. I'm just realizing I'm saying it sounds weird 173 00:10:16.120 --> 00:10:16.639 real quick. 174 00:10:17.639 --> 00:10:20.000 I have a lot of that pink. 175 00:10:21.519 --> 00:10:22.159 Very old. 176 00:10:22.320 --> 00:10:29.000 Uh, the heat protection on the and I don't know 177 00:10:29.039 --> 00:10:31.440 if he has any fatal sent or that is a 178 00:10:31.559 --> 00:10:36.039 safe to for somebody to go inside the attic insulation 179 00:10:36.360 --> 00:10:39.720 that it's pink insulation, very old and trumble. 180 00:10:39.879 --> 00:10:43.279 Yeah, it's not, it's not at The insulation is not asbestos. 181 00:10:43.600 --> 00:10:47.480 The insulation is not asbestos. Uh. The there may be 182 00:10:47.519 --> 00:10:50.519 some asbestos duct work up there that can be avoided. 183 00:10:50.600 --> 00:10:53.039 They put a respirator on, they'll go up there and 184 00:10:53.080 --> 00:10:57.840 stay away from it. But the insulation itself. Uh is 185 00:10:57.840 --> 00:11:01.679 is not asbestos, So no either way, Either way, Fred, 186 00:11:02.519 --> 00:11:04.559 somebody's got to get up in the attic and see 187 00:11:04.600 --> 00:11:07.480 it from the top side down and they'll be able 188 00:11:07.519 --> 00:11:10.320 to figure it out. At that point, either the joists 189 00:11:10.399 --> 00:11:14.519 are bowing down or the dry wall is letting loose, 190 00:11:14.639 --> 00:11:17.440 and you got to get eyes on Okay, don't let 191 00:11:17.440 --> 00:11:21.120 it go any further, get it addressed now, and then 192 00:11:21.200 --> 00:11:23.960 if necessary, get two or three opinions about it from 193 00:11:24.000 --> 00:11:28.480 different contractors. But an honest contractor up in the attic 194 00:11:28.559 --> 00:11:31.080 will give you, you know, they'll take some photos, they'll show 195 00:11:31.120 --> 00:11:33.639 you what's going on and help you get through it, 196 00:11:33.679 --> 00:11:37.120 and it won't be as bad as you think, I promise, Fred. 197 00:11:37.159 --> 00:11:40.120 Thank you for calling my friend, and good luck on that. 198 00:11:40.200 --> 00:11:42.720 But yeah, get eyes on that as soon as possible. 199 00:11:42.799 --> 00:11:45.960 All right, more of your calls when we return your 200 00:11:45.960 --> 00:11:49.000 home with Dean Sharp the house Whisper, Kaypie, Dean Sharp 201 00:11:49.080 --> 00:11:52.240 the house Whisper at your service. We're running a little 202 00:11:52.519 --> 00:11:54.799 late in our scheduling right now, so I'm going to 203 00:11:54.879 --> 00:11:56.799 take a quick call. I'm going to go back to 204 00:11:56.879 --> 00:12:00.960 the news and get ourselves all aligned again, and I 205 00:12:00.960 --> 00:12:07.679 want to talk to Jack Hey, Jack, welcome home, Jack. 206 00:12:07.720 --> 00:12:14.080 Are you with me? Hello? Jack? Okay, maybe Jack is 207 00:12:14.120 --> 00:12:19.799 not there. Let's talk to Rick. Hey, Rick, welcome home, Hidane. 208 00:12:20.440 --> 00:12:26.519 Hey, Hey, we have a concrete patio that wraps all 209 00:12:26.519 --> 00:12:29.200 the way around the house down to the front steps 210 00:12:29.240 --> 00:12:32.759 to the street. The previous owner had painted it with 211 00:12:32.799 --> 00:12:35.720 some kind of patio paint, and it looks like there's 212 00:12:35.759 --> 00:12:39.399 probably a couple of coats on there. It's peeling, there's 213 00:12:39.399 --> 00:12:43.480 some cracks in the con create, etc. So we had 214 00:12:43.480 --> 00:12:46.399 a company come out and the recommendation was to grind 215 00:12:46.440 --> 00:12:50.720 it all off with a sealer on it, put another 216 00:12:50.879 --> 00:12:55.720 color coat again, probably like some kind of a paint 217 00:12:55.799 --> 00:12:58.840 or coating, and then they put another layer on top 218 00:12:58.919 --> 00:13:02.919 of that as a And they're recommending that this is 219 00:13:03.120 --> 00:13:08.440 probably our best choice of trying to redress this concrete. 220 00:13:08.679 --> 00:13:10.480 We don't want to tear it out. It's a lot 221 00:13:10.519 --> 00:13:14.000 of surface area. We don't want to paint over it again. 222 00:13:14.240 --> 00:13:17.159 And so I'm just wondering what kind of options would 223 00:13:17.159 --> 00:13:19.799 I have or is this the best selection. 224 00:13:21.320 --> 00:13:28.080 Well, I don't know if it's the best choice. Painting 225 00:13:28.159 --> 00:13:31.639 concrete is something I always avoid, Rick, I just I 226 00:13:31.799 --> 00:13:35.559 just try and avoid it because concrete has a lot 227 00:13:35.600 --> 00:13:38.440 of moisture in it. And the problem with painting concrete, 228 00:13:38.480 --> 00:13:40.519 it's not the quality of the paint, it's not the 229 00:13:40.720 --> 00:13:43.879 it's not the weather bearing down on it. It's the 230 00:13:43.919 --> 00:13:47.279 moisture inside the concrete. The reason it cracks and flakes 231 00:13:47.320 --> 00:13:51.840 and bubbles and pops off is because concrete is a 232 00:13:52.120 --> 00:13:55.559 porous stone. It's a synthetic porous stone, and it's got 233 00:13:55.600 --> 00:14:01.320 moisture build up inside it. And outside patio concrete, walkway concrete, 234 00:14:01.559 --> 00:14:06.159 it is virtually impossible to keep moisture from getting up 235 00:14:06.200 --> 00:14:10.720 inside the concrete. It's just the nature of the beast. 236 00:14:11.320 --> 00:14:15.240 And normally, when we've just got wide open concrete, nobody 237 00:14:15.279 --> 00:14:18.879 notices it because moisture percolates through the concrete. The warmth 238 00:14:18.919 --> 00:14:21.519 of the sun evaporates it off the surface, and you know, 239 00:14:21.679 --> 00:14:26.120 it's just concrete, it's our patio. But when we put 240 00:14:26.120 --> 00:14:29.120 a finished surface on it, when we coat over it, 241 00:14:29.639 --> 00:14:34.240 then we're basically putting a membrane there. And water that 242 00:14:34.440 --> 00:14:37.879 is now inside the concrete still wants to get out 243 00:14:38.039 --> 00:14:41.039 and it will push its way out, and it's what 244 00:14:41.080 --> 00:14:46.360 we call hydrostatic pressure from underneath, and that's what causes 245 00:14:46.399 --> 00:14:49.399 the cracking, the peeling, the flaking, all of that kind 246 00:14:49.440 --> 00:14:53.159 of stuff I have yet, I'm just gonna be perfectly honest, 247 00:14:53.159 --> 00:14:56.879 And there are some really good concrete coating companies out there, 248 00:14:57.159 --> 00:15:00.720 but I have yet to see a paint job on 249 00:15:00.799 --> 00:15:06.200 a on a piece of exterior concrete just last forever. 250 00:15:06.440 --> 00:15:11.240 I just it's it is just going to peel, crack 251 00:15:11.639 --> 00:15:14.960 and bubble again. Now, maybe not in two years, maybe 252 00:15:15.000 --> 00:15:17.600 not in five years. Maybe it'll be ten years down 253 00:15:17.600 --> 00:15:20.600 the line. And based on the cost and all of that, 254 00:15:20.679 --> 00:15:23.480 you you think maybe that's the best move for you. 255 00:15:23.480 --> 00:15:27.080 You'd have to decide that. But but anyway, that's so, 256 00:15:27.159 --> 00:15:30.399 that's that's the setup for what I'm about to say, Uh, 257 00:15:30.720 --> 00:15:31.120 what I'm. 258 00:15:31.000 --> 00:15:34.759 About I'm sorry, but the are two other options that 259 00:15:34.799 --> 00:15:37.159 would present it to us. One was just grind it 260 00:15:37.240 --> 00:15:41.279 down and expose the aggregate and put a sailor on it. 261 00:15:41.519 --> 00:15:41.919 That was one. 262 00:15:42.039 --> 00:15:45.879 Yeah. So so Rick, here's the thing. Here's the thing, Rick, 263 00:15:46.039 --> 00:15:47.720 I'm sorry, I'm gonna cut you off real quick just 264 00:15:47.759 --> 00:15:49.960 because I've got to get I got to get our 265 00:15:50.080 --> 00:15:52.159 timing back a lined here. So we're gonna take a 266 00:15:52.240 --> 00:15:54.879 quick break. I'm gonna pop you on hold and Yeah, 267 00:15:54.879 --> 00:15:57.200 we're gonna address all of the options. So that's what 268 00:15:57.240 --> 00:15:59.600 I'm getting to I just wanted to address I wanted 269 00:15:59.639 --> 00:16:02.759 to speak to the problem first. The problem is moisture 270 00:16:02.840 --> 00:16:06.080 in the cement. Now the question of how to resolve it, 271 00:16:07.200 --> 00:16:09.799 we'll talk about that right on the other side. So 272 00:16:09.960 --> 00:16:13.399 many people have this problem. This is such an important question. Rick, 273 00:16:13.679 --> 00:16:17.519 you hang tight and will deal with it. You're listening 274 00:16:17.519 --> 00:16:21.159 to Home with Dean Sharp on demand from KFI AM 275 00:16:21.200 --> 00:16:29.480 six forty KFI Jean Sharp, the house whisper. We are 276 00:16:29.679 --> 00:16:33.159 taking calls this morning, and one of my favorite things, 277 00:16:33.200 --> 00:16:35.840 maybe my favorite thing of all time to do with 278 00:16:35.919 --> 00:16:37.720 you here on the radio is just talk to you 279 00:16:37.759 --> 00:16:39.919 about what's going on with your home. I got Rick 280 00:16:39.960 --> 00:16:42.720 on the line held over from our last segment because 281 00:16:42.799 --> 00:16:46.399 Rick's got some a lot of outdoor concrete that was 282 00:16:46.480 --> 00:16:51.000 painted by somebody else and now the paint's cracking and 283 00:16:51.080 --> 00:16:56.000 peeling and doing its thing. And it's such a common problem, 284 00:16:56.120 --> 00:16:59.600 So many people have this situation that I wanted to 285 00:16:59.600 --> 00:17:01.720 take a lot extra time and just deal with it 286 00:17:01.840 --> 00:17:03.799 so that we can all benefit from it. So you're 287 00:17:03.799 --> 00:17:10.039 still with me, Rick, Yes, I am, okay. So here's 288 00:17:10.039 --> 00:17:13.359 the thing. We've talked about moisture inside the concrete. That 289 00:17:13.519 --> 00:17:15.240 is the enemy. That is the enemy. 290 00:17:15.440 --> 00:17:15.559 Uh. 291 00:17:15.720 --> 00:17:18.440 But it's just a it's an unavoidable state. And so 292 00:17:18.680 --> 00:17:25.000 that's why painted concrete exterior surfaces are never never my 293 00:17:25.000 --> 00:17:29.720 my preference ever because because no matter how good the 294 00:17:29.759 --> 00:17:33.880 initial bond is, water, you know, I mean, I'm headed 295 00:17:33.920 --> 00:17:36.359 to the Grand Canyon in a couple three weeks with 296 00:17:36.400 --> 00:17:38.359 some friends just to take a peek for a couple 297 00:17:38.400 --> 00:17:40.319 of days. And you know what, You look at something 298 00:17:40.359 --> 00:17:43.079 like that and you're like, water did that? Yeah, yeah, 299 00:17:43.240 --> 00:17:46.720 did Uh. Water has its way with us. It's just 300 00:17:46.920 --> 00:17:50.200 water is in charge of the planet. So uh so 301 00:17:50.279 --> 00:17:52.640 that's the thing. So here is here's your situation. 302 00:17:52.759 --> 00:17:52.920 Rick. 303 00:17:53.720 --> 00:17:59.920 First of all, the first move is, without question, non debate. 304 00:18:00.599 --> 00:18:03.559 The first move is we've got to get the stuff 305 00:18:03.559 --> 00:18:06.200 that's on there off completely. So the advice that you 306 00:18:06.240 --> 00:18:11.400 were given about grinding off the existing paint, what however 307 00:18:11.440 --> 00:18:14.680 many layers of coatings and stuff on there, that's the 308 00:18:14.759 --> 00:18:17.720 right move. We've got to get the concrete back to 309 00:18:17.839 --> 00:18:23.400 its raw state. Okay, that is step one. That's and 310 00:18:23.480 --> 00:18:28.079 then then only then will you know what direction to go. 311 00:18:28.200 --> 00:18:30.160 Now I know you said you've got some cracking in 312 00:18:30.240 --> 00:18:32.440 some places. I don't know how severe or bad the 313 00:18:32.480 --> 00:18:34.920 cracking is. But the next part after that would be, 314 00:18:34.960 --> 00:18:38.079 of course, addressing the cracking and filling in the cracks, 315 00:18:38.119 --> 00:18:41.200 whether it's with an epoxy filler or whatever, and then 316 00:18:41.359 --> 00:18:43.519 grind that all smooth. But we got to get back 317 00:18:43.519 --> 00:18:47.839 to raw concrete. And honestly, somebody may have painted that 318 00:18:47.960 --> 00:18:52.599 patio because something got discolored or stained or you know, 319 00:18:53.200 --> 00:18:56.480 rust stains or something, and they themselves may not have 320 00:18:56.599 --> 00:19:00.079 known that they could have resurfaced the concrete and go 321 00:19:00.319 --> 00:19:02.880 past it. And so what you might find. What you 322 00:19:03.000 --> 00:19:07.160 might find is that once you've ground off all this 323 00:19:07.359 --> 00:19:10.119 paint coating, you'll also take a little of the top 324 00:19:10.160 --> 00:19:12.759 of the concrete off as well, and you might find 325 00:19:12.839 --> 00:19:15.799 you're like, look, this concrete doesn't look bad at all. 326 00:19:16.160 --> 00:19:20.359 Let's just let it be. In which case, you just 327 00:19:20.480 --> 00:19:23.680 let it be. Now, of course, you could put a 328 00:19:23.920 --> 00:19:25.720 sealer on it. I don't want to put a top 329 00:19:25.759 --> 00:19:28.920 coat sealer on it, because again, same problem gonna flake off. 330 00:19:28.960 --> 00:19:31.680 Anything that's sitting on the surface will eventually get pushed off. 331 00:19:31.799 --> 00:19:35.039 But a penetrating sealer into the cement to help it 332 00:19:35.119 --> 00:19:38.880 resist stains in the future, that kind of thing no problem. 333 00:19:39.000 --> 00:19:43.640 So you may find that you actually don't have a 334 00:19:43.720 --> 00:19:46.759 problem with the way the patio looks after you've ground 335 00:19:46.839 --> 00:19:50.079 off the old paint and stuff, because you can't assume 336 00:19:50.640 --> 00:19:55.279 that whoever painted it before had no other choice. You can't. 337 00:19:54.880 --> 00:19:59.640 You've got to assume that there's a possibility of homeowneror 338 00:19:59.640 --> 00:20:04.519 ignorant or somebody convinced them that their only option was 339 00:20:04.559 --> 00:20:07.680 to paint, and maybe the concrete just need to be 340 00:20:07.759 --> 00:20:12.000 treated and improved and boom its back. So that's a possibility. 341 00:20:12.079 --> 00:20:16.599 Rick if you find after you've reopened up the concrete 342 00:20:17.119 --> 00:20:21.599 that they are areas you're like, ugh, ugh, it doesn't 343 00:20:21.640 --> 00:20:25.960 look good for whatever reason, then we have to address 344 00:20:26.000 --> 00:20:29.400 the idea of how esthetically to bring it back. And 345 00:20:29.440 --> 00:20:35.440 that basically puts you in three situations. One, you're gonna 346 00:20:35.480 --> 00:20:38.759 cover it with something that isn't a seiler or a paint, 347 00:20:38.920 --> 00:20:42.519 meaning like tile or stone. And yeah, I know, I 348 00:20:42.599 --> 00:20:45.400 know you've got a lot of concrete and that's expensive, 349 00:20:45.440 --> 00:20:47.480 but I have to mention it because it's an option. 350 00:20:47.640 --> 00:20:50.359 I'm not saying that that's a realistic option for you, 351 00:20:50.720 --> 00:20:54.880 but that's an option. Putting concrete. Putting mortar and stone 352 00:20:54.920 --> 00:20:58.559 on top of a concrete patio is a beautiful way 353 00:20:58.599 --> 00:21:00.680 to change it. And it bonds and it holds, and 354 00:21:00.759 --> 00:21:03.279 it will last forever, and it'll be great if it's 355 00:21:03.319 --> 00:21:09.440 done right. In terms of coatings, though inexpensive coatings coatings 356 00:21:09.480 --> 00:21:13.440 don't you know, aren't necessarily inexpensive. They can be very expensive. 357 00:21:14.000 --> 00:21:18.279 Thicker epoxy based coatings are going to last longer. But 358 00:21:18.400 --> 00:21:21.039 you have to like the look and the color and 359 00:21:21.079 --> 00:21:23.319 the texture, and you've got to find a company that's 360 00:21:23.359 --> 00:21:26.440 going to put a serious warranty on it, like that 361 00:21:26.640 --> 00:21:30.799 material is warranted for life to not chip or peel 362 00:21:30.920 --> 00:21:33.920 or crack or bubble. Of course, every one of those 363 00:21:33.960 --> 00:21:36.920 warranties has a lot of fine print about wear and 364 00:21:36.960 --> 00:21:40.559 tear and usage and normal usage and all of that 365 00:21:40.640 --> 00:21:42.640 kind of stuff. But if you've got a company, you 366 00:21:42.720 --> 00:21:45.640 find a company that will stand truly stand behind a 367 00:21:45.680 --> 00:21:48.640 company that's been around a long time, that you expect 368 00:21:48.640 --> 00:21:50.920 to be around a long time and will stand behind 369 00:21:50.960 --> 00:21:52.920 a warranty, then you know you could give it a 370 00:21:52.960 --> 00:21:57.519 serious look. But epoxy coating exterior concrete the way you 371 00:21:57.599 --> 00:22:01.119 think of the way we epoxy coat like garage, slabs. 372 00:22:01.640 --> 00:22:05.400 It's a similar process, but just no outside. It's a 373 00:22:05.440 --> 00:22:08.839 lot more abuse, a lot more moisture in the concrete. 374 00:22:09.240 --> 00:22:12.440 Where I would go if I had the choice, and 375 00:22:12.519 --> 00:22:15.160 I don't always have this choice, but where I would 376 00:22:15.200 --> 00:22:19.160 go if we find that the concrete really needs to 377 00:22:19.240 --> 00:22:25.599 be esthetically improved from its raw state, I would I 378 00:22:25.839 --> 00:22:30.400 opt personally, opt toward darkening the concrete with a stain. 379 00:22:31.000 --> 00:22:37.440 A stain concrete UV resistant stain, not a paint, Because 380 00:22:37.519 --> 00:22:43.079 a stain will colorize the concrete, it will model it some. 381 00:22:43.359 --> 00:22:46.400 It stains the way that concrete absorbs stain does It 382 00:22:46.440 --> 00:22:49.519 doesn't absorb it perfectly uniformly, so again you've got to 383 00:22:49.559 --> 00:22:52.200 find a contractor who's really good at this. It gives 384 00:22:52.200 --> 00:22:54.519 it a modeled look, but that can be a very 385 00:22:54.720 --> 00:22:59.119 very pleasing artistic look, a little variational, a little darker, 386 00:22:59.160 --> 00:23:01.559 little lighter, little little light It can be a very 387 00:23:01.599 --> 00:23:07.000 overall pleasing look. And the advantage of a stain is 388 00:23:07.559 --> 00:23:10.559 it will not peel, it will not crack because it's 389 00:23:10.599 --> 00:23:15.640 absorbed into the concrete material. It will eventually lighten and 390 00:23:15.720 --> 00:23:18.640 need to be recoded. But applying a stain to concrete 391 00:23:18.759 --> 00:23:22.720 is the easiest of all of the other things, and 392 00:23:22.759 --> 00:23:25.519 it will last the longest and it will not structurally 393 00:23:25.599 --> 00:23:30.480 fail on you. So those are essentially your options. First, 394 00:23:30.920 --> 00:23:34.039 grind out the old stuff, see if you like the concrete. 395 00:23:34.079 --> 00:23:36.400 Maybe if you like it, you put a penetrating sealer 396 00:23:36.440 --> 00:23:39.880 and leave it be. Second, if you feel like it 397 00:23:39.960 --> 00:23:44.039 needs an aesthetic approach, call a staining company, have them 398 00:23:44.119 --> 00:23:46.799 look at it first and tell you, Nope, we can't 399 00:23:46.839 --> 00:23:50.480 make this nice. Because if they say, yes, we can 400 00:23:50.599 --> 00:23:53.519 make this nice. I would go that way ninety nine 401 00:23:53.680 --> 00:23:57.359