Moisture Analysis By The SC Property Pros


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Moisture analysis and home Inspection on JI Charleston SC

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Moisture Analysis By The SC Property Pros

  1. 1. February 22, 2010 Moisture Investigation Property Address James Island, SC 29412 Report Ordered By: 57 Hasell Street Charleston, SC 29491 (LOCAL) 843.296.5006 (FAX) 843.746.4735
  2. 2. Project Information OWNER INFORMATION BUYER INFORMATION Owners Buyers N/A Property Address Buyers Address N/A City, State, ZIP James Island, SC 29412 City, State, ZIP N/A Phone N/A Phone NA/ Realtor 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 Brick Date of Inspection(s) 2/22 and 2/23 Substrate (if known) unknown Inspector MAM/JDT Age of Property unknown Present at Inspection Tenants Square Footage 1500 Temperature / Humidity 65 Stories 1 story duplex Weather Conditions Overcast Type of Windows wood w/ metal casing covers 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.
  3. 3. Front Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference 40% moisture content with severe wood rot to trim 5E Rot 40+% 1.5-1.6 around door. Evidence of severe algae on brick below window and 6G Windows N/A 1.1 "water line" from past ponding water. Metal casing installed over wood brick mold trim 5G Windows 18% 1.2 allowing water intrusion. Red Roof 30-40%+ 3.1-3.6 Roof sheathing saturated and contaminated with mold Roof Drip edge roof flashing not properly overlapped and 4D N/A 2.2 flashing bowing in several areas allowing water ingress
  4. 4. Right Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Note the algae growth and water line above the crawl 6H/I Vent 20%+ 6.6 space vent
  5. 5. Rear Elevation 1 Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Severe algae growth, excessive moisture and wood 5A/B A/C Stand 20-30% 1.3, 1.4 degradation around/to A/C platform Roof Three (3) roof vents installed on roof deck facing 3H N/A 2.5 Vents rear-none on front and no ridge ventilation
  6. 6. Rear Elevation 2 Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Crawl space access revealed excessive moisture in soil Crawl and framing members. Observed inoperable sump 6G 19-22% 5.1-5.2 Access pump inside access from past attempts to control Green Ponding Substantial ponding water observed in carport area N/A N/A Box Water from inadequate slope. Rising Tenant provided photos of rain levels during recent Red Box Water N/A 1.7-1.9 storm which nearly reached the back door.
  7. 7. Left Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Grade Box N/A 6.5 Negative slope towards house Slope 7E Penetratio N/A N/A Penetration through brick cladding unsealed.
  8. 8. Exterior Deficiencies Photo 1.1- Note severe algae 1.2- Metal casing applied 1.3- Elevated (19%+) growth and evidence of water over existing wood brick moisture and wood rising to windows creating mold trim allowing water degradation detected in A/C climate conducive to rot. infiltration around windows. stand framing. 1.4- Note algae growth on 1.5- 40% moisture content 1.6- A 40%+ wood moisture brick around left A/C unit and rot detected to wood trim content collected in brick accelerated by system at both threshold junctions on mold trim, indicating total condensation. unit B front door. wood failure. 1.7- Outside unit B rear stoop 1.8- Note debris floating 1.9- This photo depicts the during recent rains-water outside rear entrance from water level rises above both levels accumulating over ponding water during heavy sets of stairs on the rear stairs. rains. elevation from inadequate grade slope/drainage.
  9. 9. Roof Deficiencies-Exterior 2.1- Area where water accumulates during 2.2- Roof drip edge flashing not properly rainfall, thus allowing significant water installed, overlapped, or sealed as required. accumulation in the crawl space also. 2.3- Note the almost 1" gap between the drip 2.4- The soffit is only 8" in width, thus edge flashing and fascia where water has providing the building envelope minimal breached the building envelope. protection from exposure to moisture ingress 2.5- Three (3) roof vents were installed on 2.6- The front door(s) are deteriorated and the slope facing rear, but none on front or require replacement after the water intrusion ridge as needed is mitigated.
  10. 10. Roof Deficiencies-Interior 3.1- 40+% wood moisture 3.2- Note discoloration in 3.3- Fungi detected on with mold contamination roof decking material from interior roof wood observed on roof sheathing excessive exposure to components from ongoing from attic access view. moisture resulting in mold water infiltration and growth. degradation. 3.4- Roof sheathing soft and 3.5- Inadequate roof 3.6- Excessive wood deteriorated. insulation observed in moisture, fungi growth and numerous areas in attic. wood contamination observed on roof slope. 3.7- Inadequate roof 3.8- Inadequate joint gap 3.9- No ridge vent or ventilation-only 3 vents between soffit and roof adequate ventilation observed installed on rear slope. sheathing. on roof resulting in inadequate air flow.
  11. 11. Interior Deficiencies 4.1- Moisture readings ranging from 21-26% 4.2- Note presence of excessive mold were collected in the hardwood flooring, contamination on front door lower panel. indicating water infiltration. 4.3- Cracking and separation around toilet 4.4- Suspected mold observed in sheetrock with sub-floor damage likely. ceiling material. 4.5- A elevated wood moisture (19+%) 4.6- Unit Btenant reported vigorously reading was collected in interior wood trim cleaning mold weekly in futile attempts to on window sill with degradation-25.8%. control the recurring growth in tub.
  12. 12. Crawl Space Deficiencies 5.1- Note penetration through brick for PVC 5.2- Sump pump installed incorrectly in an drain pipe attached to sump pump is attempt to control the water accumulation in unsealed and ineffective. the crawl space. 5.3- Note construction debris and materials 5.4- HVAC ducts in crawl space saturated, inside crawl space in violation of building contaminated and detached from fasteners. codes and good construction practices. 5.5- Ducts have deteriorated to the point of 5.6- Water is traveling at a negative slope laying in the saturated/contaminated soil. towards vents in violation of building codes.
  13. 13. Grading/Drainage Deficiencies 6.1- Note standing water 6.2- Drain box,storm drain 6.3- Drain box filled with dirt observed in driveway. and ditch are not and debris. functioning. 6.4- Improper slope to drain 6.5- Negative slope of grade 6.6- Evidence of severe water and drain pipe obstructed. towards house instead of ingress into vent opening away from structure as during rain accumulation. required. 6.7- Storm drain and drain 6.8- Plant material causing a 6.9- Grade direction uphill to box clogged. dam-like effect, preventing storm drain. drainage.
  14. 14. CONCLUSION: The initial purpose of this investigation was to identify the source of ongoing water accumulation in the crawl space. It is my understanding after conversations with the tenants that several unsuccessful attempts were made to remediate the problem, which included installing a sump pump in an attempt to dry out the area, but the problem persists. A pungent odor of mold/mildew is prevalent in both units, indicating heavy exposure and contamination of building materials. Our protocol for determining the source of water infiltration during an inspection includes a complete visual inspection of the entire structure to look for possible contributing factors to the cause of water intrusion. Testing for moisture content is accomplished with several moisture meters, both invasive and non-invasive, which included scanning all interior walls, floors, roof framing members and other areas deemed relevant 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 above 19% in wood or 1.0% in sheetrock indicate a potential problem usually associated with exposure of the building material to moisture from water breaching the envelope(shell) of the structure. The International Residential Code (IRC) R703.8, section 1 states flashing "shall be provided in the exterior wall envelope in such a manner as to prevent entry of water into the wall cavity or penetration of water to the building structural framing components". The 2003 (and later editions) IRC, section 1405.2 requires that all "exterior walls shall provide weather protection for the building". Additionally, IRC code R903.2 requires flashings be installed "in such a manner as to prevent moisture from entering the wall through roof joints" Our investigation revealed NO flashings were installed as required by code, thus resulting in substantial water ingress and subsequent underlying material failure. Relating to the crawl space issue, IRC code R408.5 states: "Where there is evidence that the groundwater table can rise to within 6" of the finished floor at the building perimeter or where there is evidence that the surface water does NOT readily drain from the building site, the grade in the under-floor space shall be as high as the outside finished grade, unless an approved drainage system is provided". Our inspection of the crawl space revealed excessive water accumulation, HVAC duct failure, elevated moisture content in floor framing members and drainage deficiencies all related to the crawl problem. All aforementioned deficiencies must be corrected in order to rectify the ongoing crawl space moisture problem. We will address the appropriate method of remediation in the "scope" section of this report. Upon inspection of the attic space to examine roof framing members, we discovered mold/fungi on the sheathing along with 40%+ moisture content, indicating total wood saturation and contamination. Furthermore, inadequate roof ventilation was observed, which is a contributing factor to accelerated material failure. The entire roof sheathing must be removed and replaced
  15. 15. before replacing the roof covering. Additionally, code compliant ventilation and flashing must be installed at the time of remediation to prevent future problems. It is imperative swift action is taken to determine the extent of mold presence and remediation. However, the first course of action in eliminating a climate conducive to mold infestation is prevention of water intrusion. Mold cannot grow or flourish if the building material is dry. It is critical that all deficiencies noted in this report, which are either currently allowing water infiltration or may allow it in the future, be corrected during remediation. Lastly, the lot is susceptible to water accumulation and contamination due to inadequate grade slope. IRC code R401.3 states: "Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as not to create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6" within the first 10 feet". Our inspection revealed inadequate grade, drainage and obstructed sewer conveyances which are all contributing to saturated site conditions. All grade/slope deficiencies must also be corrected at the time of remediation to ensure proper water flow away from the 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 REFERENCES · 2003 International Residential Code for One- and Two-Family Dwellings
  16. 16. SCOPE OF WORK: General Conditions · Permits and fees · Site Preparation · Debris removal · Waste Facilities · Mobilization Grading and Drainage · Remediate negative slope · Install French Drain System · Clean out storm drains · Repair Landscape as needed Foundation Repairs · Remove existing HVAC duct work and Insulation · Dig out excessive dirt that has accumulated under house to allow for new duct system. · Install moisture barrier in crawl space. · Install new HVAC duct work system. · Install new insulation in crawl space. · Build new pressure treated wood HVAC stands. Roof Repairs · Remove existing roof and roof sheathing. · Replace sheathing. · Install roofdrip edge flashing. · Install new three tab asphalt shingles to match existing. · Install power roof venting system in each unit.Install attic insulation.
  17. 17. Interior Repairs · Remove and replace front doors (door allowance is $800) · Install pan and head flashing at new front doors · Remove and replace rotten subfloor in the bathrooms of both units. · Install new tile floors in bathroom of both units. (tile allowance is $4psf) · Remove and replace mold contaminated materials in bathroom ceiling unit B · Paint bathroom in unit B Sump System · Install 20 " square mechanical drainage sump system to both units. Exterior Brick Repair · Repair brick at left elevation Gutter System · Install Gutter system with downspout conections to the french drain. Price Breakdown General Conditions $1200 Grade and Drainage $4500 Foundation Repairs $9100 Roof Repairs $9500 Interior Repairs $4500 Sump System $4000 Exterior Brick Repair $150 Gutter System $1200 Profit & Overhead $3500 TOTAL PRICE $37,650.00