This document provides a detailed moisture assessment report for a property located at 1234 Anystreet, USA. Infrared imaging and moisture readings were taken at numerous locations that indicated elevated moisture levels. Areas of concern included moss growth on the exterior insulation and finish system (EIFS), saturation at wood sheathing, and rotted wood sheathing found after destructive testing. Recommendations included repairs to EIFS, installation of flashings, sealing of joints, and replacement of damaged building materials. The report documented construction defects and design flaws that could allow water intrusion and damage behind the facade if not addressed.

1. e-mail - office@closerlookinspection.com
web site - http://www.closerlookinspection.com
34090 Roberts Rd., Eastlake, OH 44095440-946-7191
Detailed Moisture Assessment (EIFS)
Property Address
1234 Anystreet, USA
Date 11/1,2/2010
Ordered By: John Q. Public

2. 1
Limited EIFS Inspection
H6 - Shown close up in images below. There are several issues in this area. Moss growth on EIFS indicates
exposure to elevated moisture. All areas of suspected elevated moisture behind veneer were eith physically
inspected and/or tested using various electronic moisture detection. Testing meters included both pinned and
unpinned meters.
A B C D E F G H I J
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H6 - Moss growth on EIFS and Cast Stone. Area
was viewed using infrared thermography and
non-destructively Verified as having elevated
moisture using Tramex Wet Wall detector to
depth of 2+ inches.
Thermal anmaly indicates area suspected of
having elevated moisture behind E.I.F.S. veneer.
This was confirmed using Tramex Wet-Wall
electronic moisture meter (pinless) and was set
for depth of 2+ inches. Moisture readings in dry
area was 0%. This area showed reading of 100%.

3. 2
Limited EIFS Inspection
E.I.F.S. terminating at grade. Damaged E.I.F.S. should be repaired to prevent further damage. Also note moss
growth at EIFS.
Moss indicates excessive moisture buildup above
window. Moisture (pinned) reading indicates
saturation at sheathing. This moisture is likely to
be caused by poor construction details at roof
above.
Kickout flashing properly installed. There are
areas where the kickout flashing is not installed
which adds to potential for water damage.

4. 3
Limited EIFS Inspection
Area of E.I.F.S. and Cast Stone which has been completed. No visible signs of moisture damage present. Note that
gutters are not installed which will lead to excessive moisture on surface. Areas where stone and EIFS intersect are
sealed with grout. These points have a high probability of failure.
Finished dormers and cast stone at garage side of
home. No visible signs of damage present.
Dormer to left is unfinished and wood fascia
shows indication of exposure. Trim at garage
doors is warped and will require repair.
Thermal anomalies indicate potential moisture
behind cast stone near drive side porch. Note that
cast stone veneer terminates below driveway.
Some destructive testing would be necessary to
determine extent of moisture damage at
sheathing.

5. 4
Limited EIFS Inspection
Thermal anomalies indicate area of potential moisture penetration due to missing gutters. It is suggested that further
evaluation of a representative number area, which may include destructive testing be performed to verify level of
damage to substrate.
Thermal anomaly indicates area with suspected
moisture penetration below cast stone. Also note
staining at unfinished underside. The unfinished
areas at rear of building should all be removed,
repaired and replaced. There is also a high
probability of concealed damage.
Damaged building wrap and window flashing.
Building wrap is damaged and also improperly
installed in various locations on rear elevation.

6. 5
Limited EIFS Inspection
Thermal anomalies indicate area with high probability of water damage to substrate at rear elevation. These areas
should be further investigated which would require destructive testing to evaluate installation and damage to
substrate. These unfinished areas should be removed and completely replaced.
Thermal anomaly indicates area where substrate moisture is suspected. There is no way of determining the extent of
damage without destructive testing. The destructive testing would consist of removing the veneer at a representative
number of suspect areas to confirm moisture penetration into substrate and determine amount of concealed damage.
Suspect areas below E.I.F.S. were confirmed non-destructively using a Tramex Wet-Wall pinless moisture meter set
to a depth of 2+ inches.

7. 6
Limited EIFS Inspection
Garage Side Elevation. Trim around garage doors
is warped and will require repair. Stone damaged
by side door. This stone will require removal and
replacement.
Front Elevation. Note distinctive line of
discoloration in cast stone. This discoloration is
typical in many areas, indication poor drainage
from behind stone.
Front Elevation shows discoloration at stone
indicating poor drainage.Not that stone terminates
at grade. Dormer is unfinished and shows signs of
moisture penetration at EIFS.
Side Elevation. Sealant at windows is missing.
This missing or improperly installed sealant is
typical for majority of window installations.
Rear Elevation. Area of elevated moisture at
sheathing is shown.
Rear Elevation. Poor design in various areas
creates situations where moisture penetration has
already occurred or is likely to occur. Kickout
flashing missing in these areas.

8. 7
Limited EIFS Inspection
Openings through facade should be properly sealed.
These areas should be further investigated for concealed
water damage, microbial growth and structural damage.
Numerous unfinished areas at rear elevation have high
probability for concealed damage due to moisture
penetration. Many areas showed saturation when
measured using Tramex Wet-Wall detector for E.I.F.S.
applications.
Damaged OSB sheathing which has been exposed to
repeated wetting and drying requires further investigation
and replacement. There is a high probability of concealed
damage in these areas.

9. 8
Limited EIFS Inspection
Image shows unfinished exterior insulation system.
Exposed, unfinished wood has visible microbial growth.
This area is suspected of also having concealed damage.
Area at rear elevation shows incomplete construction,
damaged building wrap and flashing and moisture
damage.

10. 9
Limited EIFS Inspection
Exposed, loose flashing at windows. These areas should
be further investigated for concealed damage and
microbial growth in interstital wall spaces and framing.
Areas where EIFS and cast stone meet should be sealed
with proper sealany, not grouted.
Incomplete installation around doors at rear elevation.
These areas have a high potential for moisture penetration
and should be further investigated.
Pointers show damaged cast stone veneer at drive side
elevation. Also not that cast stone terminated below
elevation of driveway which does not permit proper
drainage from behind stone.

11. 10
Limited EIFS Inspection
E.I.F. terminating at grade. This is not a suggested
installation method and is susceptible to moisture
penetration and poor drainage from behind E.I.F.S.
Unfinished exterior insulation. Also shows connection
method.
Water damaged E.I.F.S. Also note proximity of grade to
E.I.F.S.

12. 11
Moisture Readings at Sheathing.
Opening cut in EIFS after measurements determined this was area of elevated moisture shows completely rotted
sheathing and mold growth at sheathing.
Elevated moisture at sheathing was measured
using Delmhorst (pinned) electonic moisture
meter.
Tramex Wet-Wall electronic (pinless) moisture
meter used to determine areas after pinned
reading show moisture at sheathing. In this case
reading indicates saturation at sheathing.

13. 12
Indoor Air Sampling
Gray Wolf IAQ monitor used to measure interior building parameters.
Outdoor spore trap sample being collected for
comparison to indoor air samples.
Air sample being taken from inside wall cavity
in area behind where rotted sheathing was
discovered at exterior.

14. 13
Facade & Construction Investigation
Water staining at front window. Several windows have staining indicating leakage.
Pinned moisture readings at sheathing being
taken at rear of building.
Evidence of rodent infestation behind stone at
rear of building. This is also area where moisture
penetration behind stone is likely to be
occurring.

15. 14
Facade & Construction Investigation
Pinned moisture reading taken at sheathing. This reading indicates area of likely moisture penetration in unfinished
EIFS application.
Pinned moisture reading marked on exterior. Area indicating potential insect
infestation/damage at rear of building.

16. 15
Design & Installation Inspection
Joint between EIFS and Cast Stone. These areas have grout where proper sealants should be installed. These areas
are likely to break out over time and leakd to openings for moisture to penetrate.
Stone terminates at/below grade. This interferes
with proper drainage and is not a recommended
practice.
Poor design details have left many areas
vulnerable to moisture penetration.

17. 16
Design & Installation Inspection
Poor design details have led to water intrusion behind facade in numerous locations.
Incomplete construction has left areas vulnerable to water intrusion behind cast stone. Also note exposed
soffit/fascia and no gutters/downspouts.