Washington Manor, 325 Ocean Boulevard, Long Branch, NJ

Washington Manor is a ten story, 90-unit senior citizen building constructed in 1979 and located adjacent to the Atlantic Ocean. The structure contains continuous concrete balconies on the north and south elevations with continuous metal guardrails. The north and south elevation’s walls consist of pebble aggregate stucco finish on gypsum sheathing with metal studs and aluminum sliding doors and windows. The east and west elevations consist of face brick on block with aluminum windows at the stairwells.

The structure exhibited deterioration from spalling concrete on the balconies; cracked and displaced brick at relieving angles and building corners; leaking and energy inefficient aluminum windows and doors; aged roof membrane.

Diaz Architect & Associates, P.C. designed an extensive building renovation plan consisting of:

• Patching the concrete spalls and performing full depth repairs on the concrete balconies
• Waterproofing the concrete balconies
• Replacing all demising rails and guardrails with aluminum units
• Replacing aluminum sliding glass doors and windows with replacement units that would withstand storm driven rain and maintain a low air infiltration and maintain high energy efficient rating.  Doors were constructed on a raised curb to help block wind driven rains.
• Reconstructing the north and south exterior walls with cement board covered liquid waterproofing
• Providing EIFS panels for vertical drainage and weeping at the base flashing.
• Providing careful flashing at air conditioning units
• Restoring east and west exterior brick façade by replacing brick and flashing at relieving angles and reconstructing brick corners.