ADDRESS:
****** Cala D’Or, Mallorca Apartment, Planta BajaVivienda ******
ON BEHALF OF:
Mr. Steven M*****
DATE OF INSPECTION:
8th April 2014
SURVEYORS
PETER WABBEL
MASTER OF THE MOMENT MALLORCA, LTD
BUILDING SURVEY REPORT
Survey Object:
Apartment, Planta Baja Vivienda *****
******* Cala D’Or, Mallorca
Client: Mr. M****** Page 2 of 21
Prepared by: Peter WABBEL MASTEROFTHEMOMENT, LTD
addressing inspections for mold in ‘EL PUERTO II’ Apartments, located in Cala D'Or. The survey was conducted in order to facilitate the identification of possible biological agents and the reason of the appearance on interior surfaces at the abovereferenced facility.
Dear Mr. Gingerich, MASTEROFTHEMOMENT, LTD provided a member of its professional staff to inspect the target areas. Mr. Peter Wabbel performed the survey on April, 8th 2014. The following results are based on conditions that existed at the date of inspection as observed be the inspector.
In response to your request, MASTEROFTHEMOMENT, LTD is pleased to furnish this proposal for conducting an environmental survey specifically addressing potential biological agents contamination within target areas as specified in your request for proposal. Based on your instructions a representative ground floor unit will be inspected and sampled (if needed).
Report Confidentiality This report is solely for the benefit of the CLIENT, and is not transferable. The contents of this report cannot be used by or shared with others without the written consent of the INSPECTOR.
Throughout all areas, the inspector / inspectors shall: SCOPE OF WORK - Visually inspect and assess the condition of building components that may be contaminated with biological agents. - Visually inspect, sample and analyze surfaces of building components that may be contaminated with biological agents. - Develop a written survey/assessment report. The report will contain information and data needed for remediation (if applicable) pending results of the sample data. Information in this survey will be sufficient to develop biological agents remediation specifications (if needed).
How to read this report? Please read the entire inspection report carefully. This inspection report is based on the observed condition of the home or structure and its components on the date of the inspection. It is the opinion of the inspector(s). Finally, - it is NOT a prediction of future conditions. SECTION 1 Introduction MASTEROFTHEMOMENT, LTD was retained by Mr. Gingerich to conduct professional services
Survey Object:
Apartment, Planta Baja Vivienda *****
******* Cala D’Or, Mallorca
SECTION 2 Apartment Observations Based on visual inspection, there is apparent microbial growth on the ceiling and the wall top of the bathroom (marked in plan). There where ACTUALLY NO visible signs of new water intrusion identified in this area.
Page 3 of 21 reasons of the visual identified areas contaminated with biological agents.
mold exposure in the different places result also from different problems. Visual inspection and the analytical data suggest condensation and subsequent contamination may be brought in from an outside source in case of the entrance door (thermal bridge), and for all other locations it's a problem of the combination of.... low temperature-high humidity- moistureless/wrong ventilation-construction problems based of thermal bridges.
In addition, there is a apparent microbial growth in the corner of the entrance door in the lower area.
REPORT LIMITATIONS MASTEROFTHEMOMENT, LTD performed the inspection with limited available / no available information regarding building design and construction. The sampling did not include the demolition of surfaces to locate hidden materials (non-destructive inspection techniques). Due to these circumstances, no inspection of inside wall areas has been done. Accordingly, the conclusions of this report are limited to those findings obtained from available field observations and measurements.
Client: Mr. M******
MASTEROFTHEMOMENT recommends a professional cleaning of the mold contaminated areas and re-painting of the areas. CONCLUSIONS Based on our review of the analytical data (instrumental measurements) and the visual inspection indicate contamination, thus the discoloration is a result of mold growth. The
Survey Information Date: 8.4.2014, 10:00 - 13:00h Weather conditions: Warm, sunny, no clouds Temperatures: Shadow 21,3ºC / 52,8% Sun 30,9ºC / 34,3 % Legend Immediate action necessary. Serious problem to be looked after. 9 Not perfect, but acceptable.
In performing these services, MASTEROFTHEMOMENT expended a reasonable amount of effort to properly evaluate the
Needs maintenance.
Survey Object:
Apartment, Planta Baja Vivienda *****
Technical equipment used in this survey:
******* Cala D’Or, Mallorca
Client: Mr. M****** Page 4 of 21
ID No. Problem
Location
001
Ground Floor Main Entrance
Detection/Description
Photos/Data/Measurements Page 5 of 21
View of deteriorated paint and rusting at the friction points of the door and doorframe in the entrance.
ID No. Problem
Location
001
Ground Floor Main Entrance
Detection/Description
Photos/Data/Measurements Page 6 of 21
EFFLORESCENCE To show off that, there must be: - movement of groundwater by capillary - a sulfate-bearing substrate (soil e.g.) A big problem: These salts are ‘hygroscopic’ and will continue to take in more and more water (even from the air) until a solution is formed.
View indicating evidence of salt growth. The RED flashing indicator of the ‘Surveymaster’ indicates a very wet zone.
ID No. Problem 001
Location
Detection/Description
Photos/Data/Measurements Page 7 of 21
View of deteriorated paint and rusting at the friction points of the door and doorframe in the entrance. I have to assume that thermal bridging, air bypass leak and poorly insulated building walls and door framing cause that problem.
Photo documentation
ID No. Problem 001
Location
Detection/Description
Photos/Data/Measurements Page 8 of 21
Stains of black mould on the EXTERIOR Photo documentation surface of the entrance door. This happens, because the environmental conditions which contribute to formation of mold are present: Frequent presence of moisture, or nearly constant moisture - the presence of spores of mold and favorable temperature.
ID No. Problem
Location
002
Ground Floor EXTERIOR Facade: West
Detection/Description
Photos/Data/Measurements Page 9 of 21
Points of water intrusion causing damp and mold problems.
Impermissible pipe lead-through or fixing of drainage outlet. A completely watertight wall duct is impossible by that execution.
Water / Humidity Intrusion of water along the complete wall by a summary of defects. Automatic irrigation system brings daily water.
ID No. Problem
Location
002
Ground Floor EXTERIOR Facade: West
Detection/Description
Photos/Data/Measurements Page 10 of 21
Waterproof construction has a series of stringent norms to obey. Many of these are not used in locations of the exterior walls, as shown by the photos.
Photo documentation
ID No. Problem 002
Location
Detection/Description
Photos/Data/Measurements Page 11 of 21
ID No. Problem
Location
003
Ground Floor EXTERIOR Facade: North
Detection/Description
Photos/Data/Measurements Page 12 of 21
On the North building faรงades appear mould stains, algal formations and other humidityrelated sign. These problems cause visual bad effects and probably microbial fouling of render surfaces. During the faรงades visual survey, the main pathologies identified were cracks in the external finishing, with significant areas and thickness, and the spoiled big areas on the West and North part.
ID No. Problem
Location
Detection/Description
Photos/Data/Measurements Page 13 of 21
Exterior wall
Soil filled up to render. Mold and wet walls as result.
Problem can be caused due to: - lack of drain pipe or damaged - lack of horizontal damp proof barrier
Interior: Apartment
Result / Problems because of defective completion: 1. Rising damp in the walls. 2. Mold and algae formation on the facade. 3. Mold in the interior of the apartment.
Water, Humidity, Damp
Problem can be caused due to: - lack of or of defective completion of water proof of basement walls.
ID No. Problem
Location
003
Ground Floor EXTERIOR Facade: North
Detection/Description
Photos/Data/Measurements Page 14 of 21
During the visual survey carried out in the EXTERIOR of the building was observed: - high occurrence of growth of algae, spoiled facades by patches of mould. The cause of these pathologies are rising damp and condensation because of incorrect solutions of waterproofing and poor drainage and more...
ID No. Problem
Location
Detection/Description
Photos/Data/Measurements Page 15 of 21
Needs maintenance to correct these problems, because there’s no drip groove!
ID No. Problem
Location
004
Ground Floor EXTERIOR Facade: East
Detection/Description
Photos/Data/Measurements Page 16 of 21
View of staining on the facade North and East. PicNo 66: View indicating soil on the facade in a height of ca. 30cm.
ID No. Problem
Location
Detection/Description
005
Ground Floor EXTERIOR Entrance Terrace/Garden
View indicating evidence of salt growth on the stone threshold of the terrace door in the exterior.
005
Ground Floor EXTERIOR Entrance Terrace/Garden
A very high value of humidity shown INSIDE and OUTSIDE below the threshold in the garden-terrace door area.
Photos/Data/Measurements Page 17 of 21
ID No. Problem
Location
006
Ground Floor Bathrooms & Kitchen
Detection/Description
Page 18 of 21 View indicating evidence of mold growth on the gypsum ceiling . Similar flaking paint and mold was found on ceilings and walls at various locations throughout the apartment.
The DEW POINT
IMPORTANT EXPLANATION! Your apartment on the day of visit: Temp. measured: 19,1ยบC RH %: 60 Dew point: 11,07 ยบC Air contains water: 9,8g/m3 007
Photos/Data/Measurements
The dew point temperature determines what combinations of temperature and RH will be possible in the storage environment. At a constant dew point, when the temperature goes up, the RH goes down and when the temperature goes down, the RH goes up. Controlling the dew point is key to managing the risk of material decay. So, during the night and all windows opened, the temperature goes down to 9ยบC for example. Starting from 11ยบC you will have condensation on walls, ceilings and other surfaces. This is very important to know!
ID No. Problem
Location
008
Ground Floor Bathroom
Detection/Description
Photos/Data/Measurements Page 19 of 21
View of staining and patches on the concrete ceiling and pipe insulation suggesting moisture intrusion, condensation or leaking occurred.
The DEW POINT IN the ceiling the temperature near the concrete slab is much lower than on the surface or in the room. More, cold water pipes can cool down the construction part. So, it can produce condensation. Here we see old, colored patches indicating a water intrusion or other moisture problem. If the RH increases to 85% inside that space between gypsum and concrete, for example, condensation starts with 16ยบC.
ID No. Problem
Location
009
Ground Floor Kitchen
Detection/Description
Photos/Data/Measurements Page 20 of 21
Leaking test First: Checking the water meter. No movement of the leak indicator was detected. Pressure testing Regardless of whether the leak is suspected to be in the plumbing or the structure of the building, a pressure test provides confirmation IF the system is leaking, and then, which can be eliminated as suspected leak areas.
This is important not only because it saves time in later leak location steps, but also because it allows the technician to provide the you with the assurance that leaks have been found and fixed are isolated to a specific system (heating, cooling, cold/hot water). After 2 hours of control the pressure induction system didn't indicate any leakage. No pressure drop occurred. The line held it's pressure.
Page 21 of 21
Messwerte Feuchtigkeitsrastermessung/ Resultado de medición humedad pro rastreo electronico Kunde/ Cliente: Mr. Manning, El Puerto II, Block B, Aptm.4, 07660 Cala d´Or Trockner Nr. Deshumificador N°
Lüfter Nr. Ventilador N°
Datum
Raum
Lufttemperatur
Luftfeuchte
Messpunkt (Dielektrisch)
Messpunkt (Mikrowelle)
Fecha
Habitacion
Temperatura del aire
Humedad del aire
Humedad de superficies punto medicion (Medidor dieléctrico)
Humedad de profunda punto medicion (Medidor Microondas)
08.04.14
Küche Decke / Cocina techo
19,4°C
61,0%
1= 42,6 dig
1= 5,7 dig
08.04.14
Küche Boden/ Cocina suelo
19,4°C
61,0%
2= 125,7 dig
2= 25,6 dig
WZ Essecke Wand/ Salon
19,5°C
61,0%
3= 28,2 dig
3= 19,5 dig
19,5°C
61,0%
4= 129,2 dig
4= 22,0 dig
19,5°C
61,0%
5= 60,7 dig
5= 39,8 dig
19,5°C
61,0%
6= 129,7 dig
6= 27,0 dig
08.04.14 08.04.14 08.04.14 08.04.14 08.04.14
Bad Decke/ Bano techo
19,3°C
61,1%
7= 39,2 dig
7= 6,7 dig
08.04.14
Bad Boden/ Bano suelo
19,3°C
61,1%
8= 126,1
8= 24,6 dig
08.04.14
Schlafzimmer Wand/Sockel Dormitorio
19,1°C
59,7%
9= 90,9 dig
9= 16,1 dig
19,5°C
61,0%
28,1 dig
16,3 dig
19,5°C
61,0%
126,2 dig
15,2 dig
19,5°C
61,0%
49,2 dig
22,4 dig
Aussenwand
Lufttemperatur
Luftfeuchte
Messpunkt (Dielektrisch)
Messpunkt (Mikrowelle)
Fecha
Pared exterior
Temperatura del aire
Humedad del aire
Humedad de superficies punto medicion (Medidor dieléctrico)
Humedad de profunda punto medicion (Medidor Microondas)
08.04.14
Nord H/ A 20 cm
21,3°C
52,8%
82,7 dig
08.04.14
Nord H/ A 80 cm
21,3°C
52,8%
81,3 dig
08.04.14
Süd H/ A 20 cm
30,9°C
34,3%
65,3 dig
08.04.14
Süd H/ A 80 cm
30,9°C
34,3%
62,5 dig
08.04.14
Ost H/ A 20 cm
77,2 dig
08.04.14
Ost H/ A 80 cm
62,5 dig
08.04.14 08.04.14 08.04.14
Trockner Nr. Deshumificador N°
Lüfter Nr. Ventilador N°
WZ Essecke Boden/ Salon suelo Abstellraum/ Hauswirtschaft/ Trastero Fensterkante WZ-Terrasse/ Ventana Salon-Terrassa
Datum
Referenzpunkt 1/ Referencia 1 (WZ Innenwand TV-Ecke) Referenzpunkt 2/ Referencia 2 (WZ Boden TV-Ecke) Referenzpunkt 3/ Referencia 3 (WZ Decke TV-Ecke)