Newer hillside homes, different siding problems
Happy Valley grew fast, mostly in the last couple of decades, across hillside and former farmland east and south of Clackamas. The housing is mostly newer subdivisions and larger two-story homes with stepped rooflines, dormers, gables and decks. That is a lot of corners, roof-to-wall joints and windows, and water finds the weak ones.
We see the same few issues on homes this age. Caulk joints dry out and crack. Flashing at roof-to-wall intersections and deck ledgers was missed or poorly lapped. Siding and trim were painted but the cut ends were left bare, so paint lets go from the bottom up. On the south and west sides, the sun wears paint faster. On exposed hillsides, wind-driven rain pushes water behind siding that a still, wet day would not.
HOAs come first
Most of Happy Valley’s subdivisions have homeowner associations, and the covenants control siding color, material and sometimes the trim scheme. The City of Happy Valley says it does not enforce private covenants, conditions and restrictions. That means a city permit does not replace your HOA approval, and your HOA approval does not replace a permit.
So before you order anything, read your CC&Rs and ask your HOA about its architectural review process. Bring product names and color samples with your request. Dave can help you gather product and color information for a James Hardie siding replacement, including Hardie’s cedar-look products such as HardiePlank cedarmill and HardieShingle, so the review goes faster. If your HOA requires a cedar look, real cedar is an option.
Permits
Happy Valley runs its own building permit process through the City, with a building permit application and plan review for residential work. For a siding project, check with the City of Happy Valley building division on whether a permit is required for your scope. We do not quote fees. For the general picture, see our guide to siding permits.
What we do in Happy Valley
- Siding replacement in Hardie fiber cement or cedar, including water-resistive barrier and flashing done properly.
- Siding repair and dry rot repair where a failed joint has let water in, before the damage spreads.
- Windows and sliding glass doors, which pair well with a re-side when old units are leaking at the flange.
- Trim, soffit and fascia, and decks with the ledger flashed correctly where it meets the wall.
If you are weighing materials for a wet climate, the Hardie versus cedar guide lays it out plainly, and the best time of year to replace siding is worth a read before you schedule.
Why call Dave
Six-Point Siding is a small family business out of Gresham. Dave Shaffer is a second-generation sider with about 40 years of hands-on experience, on every job from start to finish. We are licensed, bonded and insured, Oregon CCB #153635, licensed since 2002. Hardie products come with the manufacturer’s warranty. We never ask you to take our word on the license; here is how to check it.
Call or text Dave: 503-260-7647 for a free estimate. Tell him your street and whether you have an HOA, and he will plan from there.
Happy Valley siding questions
Do I need HOA approval to change my siding color in Happy Valley?
Often, yes. Many Happy Valley neighborhoods have covenants that control exterior colors and materials, and the City says it does not enforce private CC&Rs. Read your CC&Rs and talk to your HOA or management company before you order materials. Dave can provide product and color information to include with your application.
Do I need a city permit to re-side in Happy Valley?
Check with the City of Happy Valley building division. Permits there are handled by the city, not the county. Whether a re-side needs one can depend on the scope, for example a full replacement versus a small repair. We do not state fees. The permit office can answer for your address.
My house is only 15 or 20 years old. Why is the siding failing?
Usually it is not the siding itself but what is around it. Failed caulk, missing or poor flashing at windows and decks, and trim that was never sealed on the cut edges let water in. A hillside lot with wind-driven rain makes it worse. A free look from Dave will show whether it is a repair or a replacement.
Can you match the look of my existing siding for a partial repair?
In most cases a close match is possible with Hardie lap or shingle profiles, but color matching on an older, faded wall is tricky. If the HOA has an approved color list, Dave can work to that. For a section repair, repainting the full wall often looks best.