Front Porch Renovation

by Lucille Trimm
(South Hill, VA)

QUESTION: We have renovated a 250 year old farmhouse with the front porch having been put on originally about 1875 or so. They took the porch apart and rebuilt it about 5 years ago. Wood has rotten, paint has peeled off twice after painting, and now it has to be redone.

We want to do something more permanent, since the other porch probably lasted about a hundred years. Don't know where to start, and we are running out of money. Porch looks similar to the one pictured opposite in your site asking if we have questions.

Please advise as to best material to use, but keeping it as cost effective as possible. I am very confused by all suggestions I'm finding on the internet. So happy to have found you.

ANSWER: Lucille, thanks for writing us and asking about your front porch renovation.

Wood rots because of either water, moisture, or humidity. Keep those at bay and your porch should last a very long time. Choosing the right type of wood (or other material) and constructing it properly should resolve your issue. Based on your information, your replacement porch was not properly constructed nor was the wood treated properly which caused the paint to peel.

A more expensive alternative is to use composite wood for your porch. It is almost impervious to water, lasts forever, but will cost more to purchase and construct (takes special screws, etc.)

Composite wood requires very low maintenance or in most cases, no painting either. Composite decking has had some issues over the years so I recommend if choosing this option invest in a high quality composite.

The next option is to use wood. Wood, as you've experienced with the original porch, can last a very long time. You can opt for basic treated lumber or go with other varieties like Ipe. No matter the wood, it must be constructed to prevent any type of water infiltration.

Basic construction ideas for your front porch renovation

- Build your porch with the intent to keep water away from it as much as possible. You want to keep the wood from rotting and paint from peeling.

- From the ground up, make sure the piers/footings are a little deeper and wider than your local codes require. Make sure that water will flow away from the tops of the piers/footings - allow no standing water.

- Do not let wood come in direct contact with concrete or stone. The two do not mix. Moisture from concrete will wick into the wood - doesn't matter if it is treated lumber or not. They make special post/column plates that attach to the concrete and keep the two separate.

- Use flashing. You must flash the ledger board against the house. Once flashed, do not puncture it with nails or screws. If you must, use sealant in and around the hole to maintain a seal.


- Ensure air movement. Air is your friend. So make sure you have adequate air flow beneath your porch. Use porch skirting with openings large enough to permit adequate air flow and make sure your landscaping does not block air movement. In addition, lay plastic on the ground underneath the porch to help prevent moisture issues.

- Use fastening materials that are galvanized or coated for exterior use.

- Once the framing is up, you can treat the tops of the joists with a good sealant. I prefer, and recommend, a product like Sikkens. It is more expensive but I've had very good success with it. I do not recommend the sealants available at local home supply stores. Some will say this is overkill, but anything you can do to repel water is a good thing.

Ready for the decking materials

At this point you should be ready for the porch decking . Deck boards have a natural curve.

- Lay the boards with the curve down (the ends of the boards should have a "frown" appearance based on the curvature of the rings. Some say you don't need to be concerned with that but from my personal experience I recommend the frown method of installation.

- Porch columns should be installed on post holders off the decking material. Hollow posts must have vents in the tops and bottoms to allow for air movement inside the column. Otherwise, it will rot from the inside out. See our front porch columns section for more information.

Water collects where wood meets wood. So make sure your top and bottom rails have a little space for water to escape when joining them to the columns.

- Treat the decking with a good sealant (and the ends of the deck boards too). If painting the deck, use a high quality exterior primer. It is worth the investment. Paint chips mostly because of moisture in the wood. So if your paint chips - look for moisture issues.

- Maintain the porch. It is exposed to weather so you will have to look for and resolve any water issues as they arise.

- Using treated lumber is probably the most economical. Any material, if not constructed properly, will fail. Paying more attention to how it is installed will be a good investment in the longevity of your porch. Choose a contractor who understands about keeping water off of and away from your porch.

And remember - water is not your porch's friend! Our best wishes on your front porch renovation.

Best regards,
Dave

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