Hardiplank Caulk has worn out at joints

[scribner]

Hi all,

I'm in the process of selling my 11 year old house (I'm the original owner) and the buyers inspector has noted we have gaps in the Hardiplank siding.

Upon inspection I see a number of gaps at the butt joints where the caulking has basically worn off and left 1/16 to 1/8 inch gaps. In a couple cases the gap is as wide as 1/4 inch.

I live in Oregon which is pretty rainy.

What is the general fix request for something like this? I see a vapor barrier under the siding, but no butt joint flashing.

Is the request generally to replace all the siding on the house? Or just to re-caulk and re-paint the gaps?

Any ideas would be appreciated as I'm panicking of the thought they're going to request a full re-sign of a 3k foot house.

FYI the siding looks to be in good condition with no cracking, just the gaps with caulk that is missing (although once existed)

[Jim Katen]

Hire a siding guy to slip some rectangular flashings behind each of the errant joints. They're usually on the south and the west sides of the house.

The caulk never lasts, which is why Hardie doesn't recommend it anymore.

[allseason]

Jim's right. Certainteed makes the same type of siding and caulking of the butt joints is not recommended, unless the local building authority demands it. The flashing detail is the fix if not already in place.

[John Kogel]

Get an estimate for the gap repair, then offer to reduce the selling price by that much. Just a thought.

11 years ago, caulking was considered correct. You are not required to upgrade to flashing the gaps. So you could offer to redo the caulking. There's no obligation to do anything, actually. Ask them to prove it's a problem. Just a few more thoughts.

[scribner]

Hrm, thanks for the feedback. Is stuffing flashing behind the joints a reasonably simple procedure? Do you just cram it in there, or do they need to nail it in?

Also, would they need to pull up the siding nails to do this, or is it something you can do just by pulling on the bottom edge

[Scottpat]

Hrm, thanks for the feedback. Is stuffing flashing behind the joints a reasonably simple procedure? Do you just cram it in there, or do they need to nail it in?

Also, would they need to pull up the siding nails to do this, or is it something you can do just by pulling on the bottom edge

No, it is not all that simple. I have attached a PDF from James Hardie that shows what and how to flash the joints. I have also attached the old install guideline that shows caulking.

Download Attachment: hardieplank-install.pdf

1420.08?KB

Download Attachment: hardipanelinstall_old_caulk.pdf

952.9?KB

If it was me, I would tell the new buyer that joint flashing is not going to happen but that you would replace the caulk, paint and that is about the best you can do.

[ericwlewis]

Hrm, thanks for the feedback. Is stuffing flashing behind the joints a reasonably simple procedure? Do you just cram it in there, or do they need to nail it in?

Also, would they need to pull up the siding nails to do this, or is it something you can do just by pulling on the bottom edge

Is the siding face nailed??

[Jim Katen]

Hrm, thanks for the feedback. Is stuffing flashing behind the joints a reasonably simple procedure? Do you just cram it in there, or do they need to nail it in?

Also, would they need to pull up the siding nails to do this, or is it something you can do just by pulling on the bottom edge

If the siding isn't face nailed, it's simple. Obtain the right size tin shingles (rectangular pieces of flashing), use tin snips to make small cuts at the lower left and right corners, 1" up from the bottom, bend back the metal above the cuts slightly. Then slip the flashing up behind the butt joint. Once the bent tabs click into place, you're done. If you move like a snail, they'll take 30 seconds each.

If the siding is face nailed, you have to cut the nails, which adds about 30 more seconds per joint.