Skylight Inspection | Walnut Creek

• Location: 1345 Treat Blvd Walnut Creek, CA 94597

  

• Project Type: Consultation
• Project Status: Completed
• Products Used: Embassy Suites, Inspection/Certification

An Embassy Suites by Hilton Skylight Inspection and Certification.

An onsite skylight survey and inspection was made on 3/6/2017 by Skylight Specialists, Inc., represented by Jon Kolenc.

One (1) 72’ x 100’ (nominal) glass, ridge, structural, Original skylight.

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• Glazing: Monolithic polycarbonate, clear, single glazed, not fall protected.
• Structure: Adequate spacing and size structural aluminum frame.
• Anchors: Adequate anchor size and count around perimeter.
• Curbs: Adequate height and flashing in good shape.
• Flashing: Needs replaced due to peeling finish, caulking cannot seal to the metal properly.
• Evaluation: This skylight is at a low pitch which causes dirt build up and also is more susceptible to leaking. The system was wet sealed within the last ten years or so, however the caulking is pulling loose because the paint or finish is peeling off the aluminum; which causes the caulking to pull away and lose its seal. Additionally, some of the glass units are losing their internal seals and are fogging between panes. The skylight would need a thorough cleaning prior to determining how many units are failed. There are approximately 336- 2’ x 10’ nominal units.
• Rating: 7 of 10
• Expected Life Span: 20-30 years, depending upon repairs made and/or glazing replaced.

Recommendation:

The two best long-term solutions for the skylight issues are:

• Replacing all caps and flashing with metal that will not peel and then cleaning and re-sealing the skylight. This solution will provide many years of leak proof service. The caulking seal between clean glass and clean anodized aluminum should last 20-25 years before needing a new wet seal. Failed glass units will need to be replaced every five years or so until all failed units have been replaced with new units.
• Replace the glass panels with a translucent fiberglass skylight. There is a manufacturer that can supply a product that will fit over the existing structural members, at the same low pitch, that will replace the existing glass skylight. The benefits are better quality translucent light that should last 20-30 years before needing any replacement. Maintenance includes cleaning every 5-7 years and re-coating with a new gel coat after 20 years or so. The process is done completely from the outside and is relatively inexpensive to apply.