Website:www.scpropertypros.com E-Mail:jdt@scpropertypros.com February 2, 2010
Building Envelope Investigation Property Address
Seabrook Island, SC 29455 Report Ordered By:
Homeowner
57 Hasell Street Charleston, SC 29491 (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
Seabrook, SC 29455
City, State, ZIP
N/A
Phone
N/A
Phone
N/A
Builder
N/A
Buyers Realtor
N/A
Address
N/A
Realty Company
N/A
Phone
N/A
Phone
N/A
N/A
FAX
N/A
PROPERTY INFORMATION
INSPECTION INFORMATION
Type of Exterior
Hardi-plank/Stucco
Date of Inspection(s)
February 1, 2010
Substrate (if known)
OSB
Inspector
MAM/JDT
Age of Property
unknown
Present at Inspection
N/A
Square Footage
3500
Temperature / Humidity 55
Stories
2
Weather Conditions
Sunny
Type of Windows
Alum
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
Yes No
Comments
Improper
Sealants at window perimeters
X
Most windows not sealed or existing sealants inadequate
Mitre joints (bottom corners) of
X
Suggest sealing the inside bottom corners of windows
Alarm sensor penetrations at windows
X
Fixed window units and mullion joints
X
Head flashing at top of windows
X
Suggest to wet-glaze fixed units and mullion joints
X
Sealants around door perimeter
Head flashing not properly installed or sealed Existing sealants not adequate or perimeters not sealed
Sealants at door threshold details
X
Inadequate sealant at thresholds
Penetrations thru door threshold / tracks
X
Seal all penetrations through threshold/tracks ex: screws
Head flashing at top of doors
X
Penetrations through siding sealed
X X
General appearance Cracking evident
Poor
X
Impact damage
Some cracking evident
X
Rusting aggregates
X
Flat horizontal surfaces
X
Delamination / Fasteners Transition joints (stucco to siding, etc.)
Head flashing not properly installed
Few rusting aggregates noted
X X
Termination below grade (ground level)
X
Termination below or at slab levels
X
Deck flashing
X
Kick-out flashing
X
Roof soffit terminations into siding
X
Eave drip edge flashing
X
Sprinkler System
X
Gutters
X
N/A
X
Transition joints between siding and stucco inadequately detailed
X
Deck flashings improper or inadequate Improper or inadequate kick-out detail noted at all vertical wall/roof intersections.
Inadequate/improper Eave drip edge flashing
Gutters need repair/cleaning
Deck Investigation
Note waterproof coating improperly applied directly to tile in an attempt to stop ongoing water intrusion.
"Hydro-stop" top-coat delaminating from substrate (tiles) as a result of improper application.
Section of tiles on upper deck where waterproof coating has completely washed from the surface material.
Silicone caulk was applied at the deck/wall intersection prior to waterproof coating in an attempt to stop water ingress.
Note the adhesives intended to adhere deck covering to underlying substrate has "washed" from ongoing exposure to moisture.
Note the substrate cement board is swollen and deteriorated from the omission of proper flashing and weatherproofing.
Fungi and staining was observed on the ceiling under deck from excessive moisture content conducive to growth.
The ceiling board(s) under deck contaminated from water infiltration and require replacing at time of deck remediation.
Paint failure accelerated from exposure to moisture penetrating at the deck junction(s) above.
Cladding/Building Envelope Deficiencies
Inadequate head flashing above windows.
Inadequate weatherproofing around penetrations.
Board joints of siding not properly caulked.
Poor workmanship at board butt joints.
Inadequate/improper flashing @ floorline band intersection
Flashing at foundation /framing ineffective.
Exposed structural sheathing not protected from water.
Note color disparity from omission of paint/fading.
Omission of kickout flashing @ wall/roof junction.
Separation of siding corner joints.
Inadequate flashing at front deck/wall intersection.
Note prior pressure washing removed factory paint.
CONCLUSION: The purpose of this investigation was to determine the source of extensive water infiltration and degree of subsequent damage at the rear, upper deck as requested by the client. Our inspection also included a visual examination of the exterior building envelope (shell) to look for cladding application deficiencies which can allow water to breach the structure. Upon close examination of the suspect deck location, it was evident inadequate flashing and joint detail are the primary contributing factor to water ingress. The cement board substrate employed to attach the deck tiles is exposed on the outside edge from the omission of proper flashing detail. Consequently, the material has become saturated and failed, thus requiring complete removal and replacement. Furthermore, the contractor omitted necessary flashing and weatherproofing at the wall junctions, which allowed further water intrusion and subsequent material failure. Therefore, the entire deck system must be removed and replaced after code compliant flashing and weatherproofing installation where necessary. 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". The contractor omitted the required flashing detail at system terminations, floorlines, roof intersections and openings, thus allowing water to breach the exterior envelope on all elevations. 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, thus rendering the siding system inherently defective. It also appears the paint contractor neglected to "field-apply" any paint to the Hardie-plank cement board siding, which deviates from manufacturers' specifications and good construction practices. Additionally, the butt joints where the boards meet were never caulked or properly prepared. Moreover, inadequate or improper flashing details have allowed significant water intrusion, thus accelerating siding failure. 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, all deficiencies should be remediated to correct the inherently defective design which currently exists on the subject structure. I have attached a scope of work to remediate all 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