High-wind, pest-resistant siding for Oronoko Township and Lake Chapin properties
WTS II Contracting is a licensed Michigan residential builder based in Berrien Springs, specializing in vinyl siding installation throughout the community, utilizing pest-resistant insulation backing systems that eliminate hollow voids where mice, bats, and insects nest behind rural siding, with comprehensive expertise navigating permit requirements for both the Village of Berrien Springs and Oronoko Charter Township jurisdictions. Our local experience with Berrien Springs' unique environment—including 190 MPH wind-rated installations for open Oronoko Township farmland, drainable house wrap systems for Lake Chapin waterfront properties, and custom aluminum flashing to repair the rotted window sills common in homes near Andrews University—ensures siding that performs reliably despite rural pest pressure and agricultural wind exposure.
| Specification | Details |
|---|---|
| Permit Jurisdiction | Village of Berrien Springs (N. Mechanic St) OR Oronoko Charter Township (Snow Rd)—verify address on tax bill |
| Wind Exposure | Severe (open agricultural fields in Oronoko Township & Lake Chapin waterfront) |
| Pest Risk | High (rural/farm vicinity—mice, bats, bees, wasps nest behind standard siding) |
| Material Recommendation | .046" heavy gauge vinyl with insulated backing (pest exclusion) |
| Underlayment | Rigid foam insulation backing (impact resistance & pest deterrent) |
| Wind Rating | 190+ MPH with rolled-over nailing hem (prevents blow-off in Oronoko fields) |
| Typical Timeline | 1–2 weeks (includes tear-off, substrate repair, pest-resistant insulation) |
Berrien Springs encompasses diverse geography—the compact Village center around Andrews University, Lake Chapin waterfront properties along the St. Joseph River, and extensive rural farmland in Oronoko Charter Township. Properties in Oronoko Township face extreme wind exposure across unobstructed agricultural fields.
When storm systems move through Southwest Michigan, winds accelerate across Oronoko's open farmland with no trees, buildings, or terrain features to slow them down. By the time wind hits your home, it's carrying maximum velocity—sustained winds of 50-60 mph with gusts exceeding 75 mph during severe weather.
Standard builder-grade vinyl siding (.040" thickness) cannot withstand these forces. The failure mode is catastrophic and happens in seconds:
The damage is immediate and severe: exposed sheathing saturates with rain, insulation becomes waterlogged, interior walls are damaged, and emergency repairs during storm season cost $8,000-15,000 including water damage mitigation.
WTS II Contracting uses heavy-gauge vinyl (.044" to .046" thickness) with rolled-over nailing hems rated for 190+ MPH winds. These premium materials feature:
Being based in Berrien Springs, we understand these wind patterns intimately. We've installed hundreds of siding systems on rural Oronoko Township properties and know exactly what's required for long-term performance in open-field conditions.
One of the most frustrating problems for Berrien Springs rural homeowners is pest infestation behind vinyl siding. Standard vinyl installation creates a 3/4" to 1" hollow cavity between the siding and sheathing—perfect nesting space for:
The problems caused by pest infestation:
WTS II Contracting installs insulated vinyl siding—Mastic Structure or similar systems—that features form-fitted foam backing bonded directly to the panel. This eliminates the hollow cavity entirely:
Insulated siding costs approximately $2.50-3.50 per square foot more than standard vinyl. For a typical Berrien Springs home (1,800 sq ft), that's $4,500-6,300 additional investment. But it eliminates recurring pest control costs, prevents structural damage from mice, and improves energy efficiency with approximately R-3 continuous insulation.
Properties along Lake Chapin and the St. Joseph River face elevated humidity from proximity to water. This creates moisture management challenges that standard siding installations fail to address:
When moisture becomes trapped behind siding without proper drainage:
WTS II Contracting installs Tyvek DrainWrap or Typar Drainable House Wrap on all Lake Chapin waterfront properties. These wraps feature:
This moisture management system adds approximately $0.75-1.25 per square foot but prevents the catastrophic rot we see regularly in improperly installed Lake Chapin siding.
Berrien Springs has confusing dual-jurisdiction governance. Your property is governed by either the Village of Berrien Springs (Village Hall on N. Mechanic St) or Oronoko Charter Township (Township Hall on Snow Rd)—but not both.
The confusion: both use "Berrien Springs, MI" as the mailing address. Homeowners assume they're in the Village, pull permits at Village Hall, and discover during inspection that they're actually in Oronoko Township jurisdiction—requiring complete resubmission and delaying projects 2-3 weeks.
Geographic guideline (not definitive—always verify):
How to verify with certainty: Check your property tax bill. The taxing authority (Village of Berrien Springs or Oronoko Charter Township) determines building permit jurisdiction. As a Berrien Springs-based contractor, WTS II Contracting verifies jurisdiction before submitting any permits, preventing delays.
Both jurisdictions require permits for siding replacement and conduct inspections verifying:
Many homes in the neighborhoods surrounding Andrews University—particularly properties built 1950-1980—have old aluminum siding installed directly over original wood windows. When we strip this siding during replacement, we frequently discover severely rotted window sills and frames hidden beneath the metal.
The deterioration sequence:
DIY installers and budget contractors encounter this rot, panic about the additional cost, and try to cover it up with new vinyl—trapping moisture against compromised wood that continues deteriorating. Within 2-3 years, windows sag, won't open/close properly, and eventually need complete replacement at $800-2,000 per window.
WTS II Contracting tears off old metal, completely exposes and assesses window frames, and performs necessary carpentry repairs before any new siding goes up:
This carpentry work adds time and cost but saves $15,000-30,000 in window replacement down the road. Being local, we've seen too many covered-up problems come back to haunt homeowners who went with the low bidder.
Berrien Springs has significant rental property inventory serving Andrews University students. Landlords understandably want to minimize costs on rental rehabs, leading to widespread use of "rental grade" .040" vinyl siding—the absolute minimum thickness that still qualifies as vinyl siding.
The problem: homeowners see this thin vinyl going on rental properties and assume it's adequate for their primary residence. It's not. Rental grade siding:
For primary residences where you plan to live for 10+ years, WTS II Contracting recommends .044" or .046" gauge vinyl minimum:
The cost premium is approximately $1.00-1.50 per square foot over rental grade. For a 1,800 sq ft home, that's $1,800-2,700 additional investment—but you get 20-30 year performance versus 8-10 year lifespan of cheap vinyl.
We use contractor-grade materials specifically selected for rural wind exposure, pest prevention, and waterfront moisture:
Yes. Both Oronoko Charter Township and the Village of Berrien Springs require building permits for vinyl siding replacement. The permit inspection process focuses specifically on house wrap installation and flashing details—critical for preventing moisture damage in Berrien Springs' humid climate, especially on Lake Chapin waterfront properties. Inspectors verify that proper drainable house wrap is installed over sheathing, rotted substrate has been replaced, flashing is installed around all window and door openings, and wind fastening meets code requirements (particularly important in open-field Oronoko Township locations subject to extreme wind loads). Many addresses use "Berrien Springs" mailing but fall under Oronoko Township jurisdiction—check your property tax bill to verify which office to apply through, or WTS II Contracting will verify jurisdiction before submitting permits to prevent delays caused by applying to the wrong office.
The most effective solution is insulated vinyl siding which eliminates the hollow void cavity that bees and wasps love for building hives. Standard vinyl siding creates a 3/4" to 1" gap between the panel and sheathing—perfect protected space for yellowjackets, paper wasps, and honeybees. Insulated siding products like Mastic Structure feature form-fitted foam backing bonded directly to the vinyl panel, completely filling this gap and leaving no space for nest construction. Additionally, proper installation practices prevent pest entry: (1) Split mounting blocks around outlets and lights that seal completely against foam backing, (2) Sealed corners using one-piece insulated corners instead of standard multi-piece corners with gaps, (3) Proper J-channel installation at trim with no unsealed voids. For existing siding, we inspect and seal common entry points—loose J-channel, gaps at soffit/fascia, openings around utility penetrations. Perforated soffit with screening keeps bees out of attics while maintaining ventilation. Insulated siding costs $2.50-3.50 per square foot more than standard vinyl but provides permanent pest prevention plus R-3 continuous insulation for energy efficiency.
A heavy-gauge panel (.044" to .046" thickness) with a double-thick or rolled-over nailing hem rated for 190+ MPH winds is essential for Lake Chapin and open-field Oronoko Township properties. Standard builder-grade vinyl (.040" thickness) cannot withstand wind loads in these exposed locations—the thin nailing hem tears at fastener holes during high-wind events, causing catastrophic "zippering" failures where entire wall sections blow off. WTS II Contracting installs CertainTeed MainStreet (.046" thickness) or Mastic Structure (insulated .044") for high-wind areas. These materials feature rolled-over nailing hems where the hem is folded over on itself, creating double-thickness material that distributes wind stress across a wider area and prevents tear-through. Additionally, proper installation is critical: fasteners must be galvanized roofing nails with wide heads driven into solid sheathing (not just studs), nails must be centered in slots (not driven tight), and every horizontal joint must achieve positive lock engagement. Lake Chapin waterfront properties also require drainable house wrap (Tyvek DrainWrap) to manage moisture from elevated humidity near water.
WTS II Contracting also serves surrounding communities. Learn about our vinyl siding services in:
Get a detailed estimate from your local licensed Michigan residential builder who understands rural wind loads, pest prevention, and Lake Chapin moisture management.
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