[skip0358]

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

[mulligan]

Frank, down in Collier county we used a product called "soffit board" which is a product allegedly designed for this application. Has this ever been used here that you know of ??

[HiHoSteveO]

It seems to me that the cracking is the result of expansion and contraction.
(Villagetinkers "no wood behind" problem makes it that much worse)

It's easy to see that there is no insulation over the cracking areas in the garage. Cannot easily see if there is insulation over the lanai, but I'll bet there isn't.

It's understandable to think, why insulate over an unheated/air conditioned space? I'm confident that it has been insulated to the building code, but I think the temperature differences (sometimes extreme) on either side of that drywall both in the Summer and the Winter is the cause of the expansion and contraction, leading to the cracks.

[DangeloInspections]

I have heard some folks say they thought adding insulation over the Lanai might minimize this cracking....but personally I do not think it would, or would be worth it.

I cannot really advise spending money to insulate unconditioned space....there is no payback.

In a well ventilated home there should not be too much difference between attic temps and outside temps....but we know that there is, especially in Florida.

The average summertime attic temperature in The Villages seems to be about in the 120's. My highest I have found, (and I am in over 400 attics a year) has been 142 degrees.

So...basically I advise anyone who encloses their Lanai to always insulate the Lanai ceiling....and I do not advise anyone to do this for an open Lanai.

The other problem here is we are all talking about Lanai's without acknowledging that there are vastly different sizes of Lanai's in The Villages. Some are barely 8x10 foot, while others have been HUGE. Some have peaks and ceiling transitions and some are flat. Generally the larger ones seem to have more cracking.....rarely do you see a courtyard villa Lanai with cracks in it.

Not sure what the answer is here...I would think the 24" o.c. trusses may contribute....perhaps adding strapping between the drywall and the trusses might help.....easier during the build.

I am familiar with Certainteed Exterior Soffit board. It is thicker 5/8 drywall made for the ceilings of Lanai's and porches, etc. It is not supposed to touch vertical surfaces, so a trim piece should be installed around the vertical junction. Certainteed states that cracking is minimized if installation guidelines are adhered to. I have not seen this product used in this area, although it might be, and I just have not seen it yet.

Hope that helps! Frank

[NoMoSno]

Wonder if they are using fiberglass mesh tape?
It's known to crack....

[rustyp]

Originally Posted by skip0358

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

What kind of reputable builder would not anchor the ends of a sheet of drywall? Almost hard to believe.

[graciegirl]

Here is a picture of one hairline crack in a very long room. The house is almost six years old.

[skip0358]

Go up in your garage attic and look at your ceiling you'll see it for yourself

[ColdNoMore]

Originally Posted by skip0358

Go up in your garage attic and look at your ceiling you'll see it for yourself

Be careful though, as being on a tall ladder in the shape some of us are...can be dangerous.

[rustyp]

Originally Posted by skip0358

Also these cracks appear because the ends are butted up and there is no 2X4 or 2x6 where the end joints butt so it's going to flex a lot more. Mine to were repaired under warranty and they're back yet again. Lanai, Garage and a small section of the living room.

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

[graciegirl]

Originally Posted by rustyp

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

One of the difficulties of the repair of these cracks due to temperature changes is that the finish of our ceilings are not easily duplicated and it shows when they have been repaired because they are bumpy...in a pattern and any attempt to repair it becomes another pattern or smooth and stands out.

[rustyp]

Originally Posted by Mrs. Robinson

It sounds as though the original construction of the lanai was never done properly.
Even the "fix" by warranty was only a band aid when the fix needed sutures!

The developer should step up to the plate and fix what was never done correctly.
That probably means they have to remove the entire ceiling to get to the guts of the problem, but you shouldn't let them off the hook.

This is really a shame for all the homeowners who have to deal with a situation such as this.

If the problem is non anchored seams (I have no knowledge as to how the developer installed the ceiling) then I agree with Mrs. Robinson. The developer should be pressured to step up to the plate. Temperature variations most likely is aggravating this situation but is a cop out. All the more reason the Developer should have rock spliced the seams in a Lanai. Almost any kind of fix most likely will involve patching the ceiling which OP claims is very difficult. This means removing the entire texture (like removing popcorn ceiling) and redoing. Start comparing cost for workarounds VS the right way. Might as well rip the drywall down and do the seams right.

[skip0358]

Originally Posted by rustyp

Drywall is tapered at the edges. This creates a valley so that you don't end up with a bump when you fill in the crack where the sheets butt together. To do a quality job I.E. no bump you need to use a technique called a rock splice to strengthen a non supported seam. Quality builders do this all the time especially with long seams like in a Lanai. The local big box stores sell these splices.

Had they done that it should not have cracked and there wouldn't be as many people complaining even after the first repair.

[graciegirl]

Originally Posted by skip0358

Had they done that it should not have cracked and there wouldn't be as many people complaining even after the first repair.

I bet that drywall contractor is long out the door or probably more likely will be held to repairing the seams which is right.

[jclrxman]

I have this problem, its being fixed under warranty, Give them a call.