Website:www.scpropertypros.com E-Mail:jdt@scpropertypros.com January 8, 2010
Building Envelope Investigation Property Address
Isle of Palms, SC 29451 Report Ordered By:
Client
57 Hasell Street Charleston, SC 29401 (LOCAL) 843.296.5006 (FAX) 843.746.4735
Project Information OWNER INFORMATION
BUYER INFORMATION
Owners
Buyers
N/A
Property Address
Buyers Address
N/A
City, State, ZIP
Isle of Palms, SC 29451
City, State, ZIP
N/A
Phone
N/A
Phone
NA/
Builder
N/A
Buyers Realtor
N/A
Address
N/A
Realty Company
N/A
Phone
N/A
Phone
N/A
FAX
N/A
FAX
N/A
PROPERTY INFORMATION
INSPECTION INFORMATION
Type of Exterior
Stucco
Date of Inspection(s)
1/8/10
Substrate (if known)
ICF walls/CMU foundation
Inspector
MAM/JDT
Age of Property
2007
Present at Inspection
N/A
Square Footage
4800
Temperature / Humidity 45
Stories
3
Weather Conditions
Sunny
Type of Windows
vinyl
Last Rain
1 day
Inspection Test Equipment Test Equipment Description
Test Range
Setting
Low Medium High A Tramex Interior Moisture 10-12 13-18 19-25 2 B Tramex Exterior Wet Wall Detector 10 - 20 21-50 51-100 4.5 C Delmorst Moisture Probe Meter 10-15 16-25 26-99 2 D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is better Important Note: The test equipment is used to help locate problem areas. It must be understood that the test equipment is not an exact science but rather good tools used as indicators of possible problems. At times, because of hidden construction within the wall cavity, the meters get false readings or no readings at all. Some meters will pick up on metals, wiring, unique wall finishes, etc. Positive readings do not always mean there is a problem, nor do negative readings necessarily mean there is not a problem. We do not use the equipment to obtain exact moisture content, but rather to obtain relative readings between suspected problem areas and non problem areas. This information is then used to help determine potential problem areas which may warrant more investigation.
General Observations Item Description Sealants at window perimeters
Yes No X
Mitre joints (bottom corners) of
X
Alarm sensor penetrations at windows
X
Fixed window units and mullion joints
X
Improper
Comments
X
Most windows not sealed or existing sealants inadequate
Head flashing at top of windows
X
X
Head flashing not properly installed
Sealants around door perimeter
X
X
Existing sealants not adequate or perimeters not sealed
Sealants at door threshold details
X
Penetrations thru door threshold / tracks
X
Head flashing at top of doors
X
Penetrations through stucco sealed
No pans or adequate weatherproofing
X X
General appearance Cracking evident
Head flashing not properly installed
POOR
X
Expansion joints / Control joints
Walls, floorline band, trim, dissimilar materials
X
Joints scored off windows-not true expansion joint
Exposed mesh
X
Walls, trim
Impact damage
X
Floorline band
Rusting aggregates
X
Flat horizontal surfaces
X
Inadequate positive slope allowing water intrusion/material degradation
Delamination / Fasteners
X
Terminations and Vinyl accessories
X
Transition joints (stucco to brick, etc.)
X
X
Improper transition detail from CMU to wall framing
Termination below grade (ground level)
X
X
System to grade; EPS trim to grade
Termination below or at slab levels
X
Deck flashing
X
System flush to slab
X
Flashing at columns
X
Kick-out flashing
X
Roof soffit terminations into stucco
X
Deck flashings improper or inadequate
No eaves
General Observations Cont..... Eave drip edge flashing
X
Sprinkler System
X
Gutters
X
Gutters should be added to help divert water flow
Front Elevation
Grid Location
Item Description
Moisture Readings
System term
N/A
Detail Photo
Observations
Stucco improperly butted flush with porch-should have 2" reveal and flashing as required by code. Rot Improper flashing on windows/doors allowing water 5E Openings 2.5 Inside ingress into wall cavity Red shaded areas indicate elevated readings around all Red Moisture Saturated 3.6, 3.8 openings collected on interior moisture shaded scanning-severe damage observed from extensive 6D
N/A
Chapter Reference
Right Elevation
Grid Location
Item Description
Moisture Readings
Detail Photo
6F
Flashing
N/A
2.1-2.2
2B Red shaded
Columns N/A Interior 2.0-5.0+ Moisture %
N/A 4.4
Observations
Improper flashing detail at wall/foundation intersection allowing water ingress and subsequent No column cap flashing as required Elevated moisture/damage observed on most openings during interior inspection
Chapter Reference
Rear Elevation #1
Grid Location
Item Description
Moisture Readings
Detail Photo
6C
Rot Light Fixture
40%+
2.6
Severe wood brick mold trim rot/damage
N/A
N/A
No sealant on penetrations through wall system
Floorline
N/A
2.1
Red Interior Shaded Moisture
2-5%
3.8
4C 7G
Observations
Intersection of foundation/framing system requires weep screed to allow water egress-none installed as 3 red shaded areas indicate interior elevated moisture readings (2-5%) with damage.
Chapter Reference
Rear Elevation #2
Grid Location
Item Description
Moisture Readings
Detail Photo
3F
Windows Saturated
N/A
Red shaded
Moisture Saturated
N/A
Observations
Improper joint detail around ALL openings in violation of applicable building codes and Red shaded area indicates elevated moisture on interior walls around openings with extensive damage.
Chapter Reference
Left Elevation
Grid Location
Item Description
Moisture Readings
8I
System Term
40+%
6E
Deck
Elevated
2F Red shaded
Roof N/A Flashing Interior Saturated Moisture
Detail Photo
Observations
Foam bands improperly butted flush with grade with inadequate weatherproofing-subsequent termite infestation and damage Inadequate/improper flashing at all deck/porch N/A intersections. Improper/inadequate flashing at roof/wall 6.5, 6.6 intersections allowing water intrusion. Red shaded areas indicates water intrusion and interior 3.1-3.4 severe interior damage to window frame rough 2.2
Chapter Reference
Exterior Deficiencies #1
Photo 1.1- Stucco improperly butted flush to wood casing with adhesive sealant failure (roof deck door).
1.2- No head flashing installed on some window headers as required by building code.
1.3- Separation on brick mold miters allowing water intrusion.
1.4- Severe threshold/frame/wood floor damage caused by improper joint/construction details.
1.5- Severe material contamination and failure of wall system components around front garage door entry.
1.6- Separation between dissimilar materials where water has breached the building envelope--caused by improper joint detail.
Exterior Deficiencies #2
Photo 2.1- Improper flashing detail at foundation/wall intersection. Code requires a weep screed for H2O egress at this location.
2.2- Note severe termite damage to EPS foam bands from tunneling activity to access wood components.
2.3- Exposed reinforcing fiberglass mesh observed on aesthetic expansion joints-poor workmanship.
2.4- Note EIFS lamina damage and exposed system components.
2.5- Head flashing was attempted on some openings, but improperly installed and in violation of building code.
2.6- Severe wood damage and rot on rear elevation kitchen door from substandard workmanship and inferior construction.
Interior Deficiencies/Damage #1
Photo 3.1- Extensive/severe water damage and termite infestation to interior window wood trim.
3.2- Complete framing failure around openings caused by termite infestation into wet wood components.
3.3- Damage is so severe that all windows and doors will require removal and replacement to properly remediate.
3.4- Termites use the foam employed to insulate walls as a tunneling mechanism to access moist wood.
3.5- Substantial drywall damage with saturated conditions adjacent to side deck door.
3.6- Window sill damage was prevalent throughout the interior as a result of improper construction.
3.7- Damage was also observed on baseboards from water migration and contamination.
3.8- Rough opening frame and window damage.
3.9- Note complete framing failure around openings with visible termite nesting/infestation.
Interior Deficiencies/Damage #2
Photo 4.1- Black mold, possibly toxic stachybotrys, was observed on third floor ceilings in drywall material.
4.2- Water intrusion created climate conducive to mold growth observed in numerous locations.
4.3- Third location on third floor where mold growth was observed-complete removal and replacement of contaminated drywall.
4.4- Note extensive water damage to interior window trim on front elevation window.
4.5- Termite infestation to crown mold trim on interior window headers.
4.6- Note water stain on floor caused by excessive water infiltration as a result of poor construction details.
4.7- Significant damage to wood flooring from moisture ingress/contamination at door threshold.
4.8- Concrete sub-floors observed under hardwood material will be beneficial in remediation since no deterioration is possible.
4.9- Haphazardly applied caulk joint around electrical attachments.
Basement Deficiencies/Damage
Photo 5.1- Black mold observed in basement drywall material from water infiltration.
5.2- All contaminated basement drywall must be removed and replaced at the time of remediation.
5.3- Note water stain on concrete floor at the grade intersection.
5.4- Mold growth and water intrusion at slab/CMU intersection.
5.5- Note visible water stains in block from water ingress and extensive building envelope failure.
5.6- Toxic black stachybotrys mold is suspected and was observed in both ceilings and walls (basement).
Roof Deficiencies/Damage
Photo 6.1-Note standing/ponding water on roof-should have positive slope.
6.2- Second location of standing water on roof decking-recent rain prior to inspection.
6.3- Waterproofing delamination caused by improper system installation and inadequate construction details.
6.4- Waterproofing system failure over cant strip installations at roof/wall intersections.
6.5- Improper/inadequate flashing detail allowing to breach system at roof/vertical wall intersection(s).
6.6- Roof/wall flashing improperly installed and allowing water to penetrate under flashing details.
CONCLUSION: The purpose of this investigation was to determine the source of extensive water infiltration and extent of subsequent damage as requested by the client. Typically, one may expect the framing system to be wood with a sheathing on the outside to attach the siding. However, ICF (insulated concrete form) construction was employed on the subject structure. Concrete is poured into a cavity between two layers (outside and inside) of extruded or expanded polystyrene with reinforcements. Since concrete will not "rot", this wall system is attractive for its integrity and thermal values. However, ALL wall systems must be installed in accordance with applicable building codes and design specifications in order to restrict water ingress. Our investigation revealed complete system failure and extensive water and termite damage as a result of improper construction. Our pre-inspection protocol included a complete visual inspection of the entire structure, both interior and exterior. Visual examination of the interior revealed a number of locations where visible staining and damage of building materials was evident, indicating water ingress into the building envelope (or shell). Testing for moisture content is accomplished with several moisture meters, both invasive and non-invasive, which included scanning all interior walls to obtain a relative moisture content. Any indications of problem areas identified with moisture scanners are investigated further with a probe meter to ascertain a definitive moisture content. Any readings in wood above 20% or 1.0% in sheetrock indicate a potential problem usually associated with exposure of the building material to moisture from water breaching the envelope. The CABO building code R703.8, section 1 which states flashing must be installed "At the top of all exterior windows and doors in such a manner as to be leakproof" The 2003 (and later editions) International Building Code, section 1405.2 requires that all "exterior walls shall provide weather protection for the building". Additionally, section 1405.3.2 states that flashing and weepholes be installed at the system termination and structural floors, thus allowing incidental water infiltration to egress the wall cavity. The contractor omitted the required flashing detail at system terminations, floorlines, roof intersections and openings. Furthermore, NO construction sealant was applied on any of the exterior walls at intersections of dissimilar materials to prevent water intrusion. Consequently, water has already penetrated the exterior and contaminated underlying building materials. Additionally, severe termite damage to both the foam wall material and wood framing for openings was identified. The termites use the foam as a tunneling mechanism in order to access moist wood members. The foam should not come within 6" of grade level in order to prevent termite infestation. The contractor installed the foam flush with grade, thus allowing bug infestation. Moreover, over fifteen (15) violations of application standards relating to the stucco system were also detected, which all deviate from
"industry standards" and good construction practices. ALL code violations and application deficiencies which were detected during this inspection have left the structure susceptible to severe water ingress and subsequent building envelope failure. Consequently, the entire exterior cladding must be removed and replaced during remediation to correct the inherently defective design which currently exists on the subject structure. I have compiled and included a scope of work to remediate all contaminated building materials and construction deficiencies as requested. If you have any questions or comments concerning this report, please feel free to contact my office.
Respectfully,
James D. Thompson President SC Property Pros