In early 2022, the Blue Dolphin HOA began addressing long-term exterior needs across the property. With guidance from RDF Associates, the Board contracted BECI to design an initial scope of work for replacing the stair assemblies on the East and West sides of the building.
What began as a focused project quickly evolved into a larger restoration effort. During early site inspections, BECI observed areas of significant wood deterioration in the common walkways and framed wall locations. Additional design and investigation revealed that the deterioration had spread into plywood sheathing, insulation layers, and portions of the exterior cladding.
To give the community the best chance of fully resolving the issues and strengthening the building for the future, BECI worked closely with the HOA, CAM, and contractor to redefine the project scope and develop a comprehensive exterior restoration plan.
The Initial Scope
The Blue Dolphin HOA contracted BECI in March 2022 to design a focused project addressing the aging stair assemblies on both sides of the property. The plan called for removing the existing stairs and installing new stainless steel assemblies, along with restoring and coating the steel brackets that connect the stairs to the CMU block walls.
BECI also identified areas of deteriorated plywood decking and wood framing in the common walkways. These locations were included for repair, followed by the installation of new deck coatings across both stairwells and their adjacent walkways. With this scope in place, Southern Wall Systems began work in December 2022 with the expectation of completing a straightforward restoration.
A Deeper Issue Uncovered at Blue Dolphin
During the first site visit of 2023, BECI observed areas of significant wood deterioration that went beyond the stair assemblies and the decking and framing of common walkways. The conditions were more extensive than originally anticipated, impacting portions of the building’s wooden sheathing and framing and insulation systems.
These findings required immediate attention. BECI advised the Board at Blue Dolphin that a broader exterior redesign would give the property the strongest chance of resolving the deterioration and protecting the structure long term. With approval, BECI began designing a more comprehensive restoration plan.
This careful, collaborative decision-making ensured that the building would not only be repaired but also be made more resilient to withstand future wear from external factors, such as extreme heat or high winds.
Redesigning the Exterior
In April 2023, BECI developed a full restoration plan that modernized the exterior enclosure and addressed the underlying deterioration. The design included:
- Removing all existing stucco systems, deteriorated wooden sheathing and framing, and compromised insulation on affected elevations.
- Repairing or replacing framing where deterioration was discovered.
- Removing existing windows on the South, East, and West elevations.
- Installing new sheathing, fluid-applied waterproofing, windows, and fiber-cement lap siding across all framed wall areas.
This redesign significantly improved the building’s aesthetics and provided a renewed level of protection against water intrusion and material deterioration.
The Restoration Process
After an extensive design and permitting process, Southern Wall Systems began cladding removal in May 2024 and continued through August 2024. SWS removed all existing stucco, sheathing, and windows at the affected elevations. They installed new sheathing, waterproofing, windows, and fiber cement lap siding, giving the building a more substantial exterior barrier and a clean, modern appearance.
The deck coatings on the North Elevation were completed in late October of 2024, followed by final punch work and project closeout in November of 2024. Throughout construction, BECI remained on site, providing QA site visits, contractor coordination, and ongoing support to ensure all work aligned with the design intent and long-term performance goals.
The Result
The Blue Dolphin restoration is a striking example of how responsive decision-making and a willingness to reevaluate scope can transform the future of a property. Through the combined efforts of BECI, RDF Associates, Southern Wall Systems, and the HOA Board, the building now has a renewed exterior that improves both its structural performance and overall appearance.
This work also prepared the community for a successful Phase I Milestone Inspection. The improvements made across all elevations reflect responsible ownership and a commitment to maintaining a structurally safe property that will continue to serve the community for years to come.
Our Team
BECI’s engineers, project managers, and building enclosure specialists supported Blue Dolphin from the initial stair assembly scope through the full exterior redesign and enclosure restoration consulting. We are grateful for the trust instilled in us by the Blue Dolphin HOA, RDF Associates, and Southern Wall Systems.
If you are preparing for a milestone inspection or need clarity about the condition of your building enclosure, our team is here to help.
Interested in protecting your building’s future? Let’s talk.
