Westlake Village Apartments Mesquite, TX
A full exterior rebuild across 29 buildings and 240 units, delivered in four months with five to six trades running at once.
Project Type
Multifamily Exterior Renovation and Repaint
Timeline
3 Months
Key Scope
Phased Multi Trade Exterior Rebuild
The Challenge
Westlake Village had not been painted in close to eight years, and the property was starting to show it. The color scheme had dated, and the exterior envelope had begun to deteriorate behind it. The mansard roofs were heavily worn and leaking. Gutters were failing, with sections pulling completely away from the fascia. Patio surrounds had taken years of wear and landscaping damage. Railings were rotting in places, and the second floor catwalks had deteriorated to the point of broken concrete and trip hazards, with water getting in and rotting the soffit underneath.
Against the communities it competes with, the property no longer stood out. And on a building of this age, the work carries a risk that is easy to underestimate. Finding every rotted and damaged area takes a meticulous process and a trained eye, because anything missed gets sealed behind new material and new paint.
The Solution
Strategic Approach:
Sayan sent multiple team members to walk the property at different times rather than scoping it in one pass, so anything one walk missed another would catch. Because the ownership group planned to hold the property long term, our team specified longer lasting materials throughout. Sayan also brought in our design team, since the goal was not only to repair the envelope but to make an aging property read as new.
The Scope of Work:
Our team renovated the exteriors across the entire community. All damaged and rotted carpentry, siding, metal railings, and fencing were replaced. The property was repainted in a new modern color scheme, including priming and painting the yellow brick and all exterior and pool fencing. Patio surrounds were rebuilt in stained horizontal cedar pickets. The roofs were replaced with standing seam metal, a system built to last 50 years or more. Every gutter was replaced, and 15 deteriorating catwalks were rebuilt to remove the safety hazard. As a final touch, our team painted a new mural near the leasing office and pool.
Overcoming Obstacles:
A project this size across 29 buildings had to be phased to move quickly, and Sayan ran it almost like a conveyor belt. Carpentry and welding crews started, gutter crews followed, paint came behind to cover the newly repaired work, and the roof crews came last. For much of the project, five to six trades were working the property at the same time, with buildings sitting at different stages. At one point you could look at five buildings near each other in five different stages of the same job, a live before and after.
The Impact
Westlake Village now stands out in its community instead of blending into it. Residents watched the work happen, sitting outside and complimenting the crews as buildings came back one at a time, and the property received resident reviews specifically about the new look. The community continues to carry a waiting list for apartments.
Beyond curb appeal, the standing seam roofs, new gutters, and rebuilt catwalks removed the leaks, the water intrusion, and the trip hazards that had been accumulating for years. The materials chosen mean this is not a scope the ownership group will be revisiting any time soon.
