The document is a building envelope investigation report for a property in Mount Pleasant, SC that identifies numerous exterior and interior deficiencies caused by water intrusion, including failing roofing, siding, windows, and decks. The report documents inspection findings through photos and readings, and provides a scope of work for repairs estimated at $65,000, including a new roof, siding repairs, deck reconstruction, chimney rebuilding, and interior repairs.

1. Website:www.scpropertypros.com
E-Mail:jdt@scpropertypros.com
March 1, 2010
Building Envelope Investigation
Property Address
Mount Pleasant, SC 29464
Report Ordered By:
Mr. and Mrs. Homeowner
57 Hasell Street Charleston, SC 29401 (LOCAL) 843.296.5006 (FAX) 843.746.4735

2. Project Information
OWNER INFORMATION BUYER INFORMATION
Owners Buyers N/A
Property Address Buyers Address N/A
City, State, ZIP Mount Pleasant, SC 29464 City, State, ZIP N/A
Phone 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 Wood Lap Siding Date of Inspection(s) February 25, 2010
Substrate (if known) plywood Inspector James D. Thompson
Age of Property 20years Present at Inspection N/A
Square Footage 3000 Temperature / Humidity 55
Stories 2 Weather Conditions Sunny
Type of Windows wood Last Rain 2 days
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. General Observations
Item Description Yes No Improper Comments
Sealants at window perimeters X X Existing sealants have failed and need replacing
Mitre joints (bottom corners) of X
Alarm sensor penetrations at windows X
Fixed window units and mullion joints X
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 X No pans or adequate weatherproofing
Penetrations thru door threshold / tracks X
Head flashing at top of doors X X Head flashing not properly installed
All penetrations through siding should be properly
Penetrations through siding sealed X X sealed
General appearance POOR
Cracking evident X X Foundation between arches
Expansion joints omitted between wood/CMU piers on
Expansion joints / Control joints X X foundation arches cracking.
Impact damage X Numerous areas
Rusting aggregates X X Nails rusting and bleeding through paint on siding
Flat horizontal surfaces X
Delamination / Fasteners X
Transition joints (siding to stucco, etc.) X X Improper transition detail from CMU to wall framing
Termination below grade (ground level) X Stucco on CMU piers-foundation
Termination below or at slab levels X
Deck flashings improper or inadequate-allowing water
Deck flashing X X intrusion
Flashing at columns X Columns on front not properly flashed
Kick-out flashing X X Improper or inadequate kick-out detail (high readings)
Roof soffit terminations into siding X No eaves
Eave drip edge flashing X
Gutters Gutters should be added to help divert water flow

4. Front Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
3H Rust 20%+ 2.5-2.6 Rusting/corrosion of nails from moisture
8C Handrail 35% 5.1 Complete failure of handrail system on front elevation
Crack between CMU/wood arches on stucco from
7B Crack N/A 2.1
omission of expansion joint
6E Rot 40%+ 5.1-5.3 Rot/deterioration to all deck wood

5. Right Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Kickout/diverter flashing omitted at sloped
2A Flashing 32% 1.5-1.6 3.4
roof/vertical wall intersection allowing water ingress
5B Rot 40%+ 1.3 Rot to wood water table band
5H Flashing N/A 1.4 Flashing omitted at siding/wood trim junction
Vinyl covering on wood framed windows does not
8A Windows 28% 1.1
wrap corners as required

6. Rear Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Yellow Roof N/A 4.1 Entire roof requires replacement
*NOTE*- Unable to grid other deficiencies on this
elevation due to landscape obstruction.

7. Left Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Cricket omitted on roof/chimney w/ improper flashing
3E Cricket 40%+ 3.1, 3.4
and underlying rot likely.
Rot from water intrusion and migration at chimney
5D Rot 40%+ 3.2, 3.3
junction(s)
Rot observed on outside and inside corners of
7E Rot 40%+ 3.5-3.6
chimney base at deck junction
Head flashing omitted on the top of all windows as
6F Window 19.8% N/A
required by building code.
Red Underlying deterioration to the wood sheathing
Chimney 40%+ 3.4
Shaded expected from roof junction down to deck

8. Exterior Deficiencies #1
Photo 1.1- Window jamb/sill intersection of 1.2- Gap at miter joint(s) where water has
window framing component exposed and breached window unit and allowed algae
contaminated on several windows. growth to flourish.
1.3- Rot to water table band on right 1.4- Flashing as required by IRC building
elevation above garage door caused by code was omitted at wood trim/siding
flashing omission and material degradation. intersection.
1.5- Kickout/diverter flashing omitted at 1.6- Roof-to-wall intersection where kickout
sloped roof/vertical wall intersection with flashing was omitted was detected in two (2)
underlying wood rot likely (shaded area). locations on the right elevation.

9. Exterior Deficiencies #2
2.1- Note crack between wood arches/CMU 2.2- Minor wood degradation observed on
caused by omission of expansion joint soffit material above screened porch.
required to allow movement.
2.3- Note discoloration to wood from 2.4- Wood rot to ALL front elevation arches
inadequate maintenance and coating failure. observed from improper joint detail and
subsequent water contamination.
2.5- Fasteners employed to attach wood lap 2.6- Rust/corrosion observed to nails.
siding deteriorating on front elevation
dormer(s).

10. Chimney Deficiencies
3.1- Arrow indicates location where the 3.2- Trim on left side of chimney at beveled
cricket required to divert water away from trim is rotten.
the chimney was omitted.
3.3- Complete wood failure observed in 3.4- Red shaded area indicates underlying
numerous locations on chimney. rot pattern suspected from roof junction to
deck material.
3.5- Siding, trim and framing rot observed 3.6- Inside corner of chimney with rot and
from contaminated area exposed at chimney 40+% wood moisture content.
base.

11. Roof Deficiencies
4.1- Note areas of discoloration from previous repairs, indicating roof replacement is necessary.
4.2- Bottom tab of shingles installed over the roof 4.3- Note deterioration to roof shingles on front
drip edge flashing has failed and requires elevation above dining room window.
replacement.

12. Front Deck Deficiencies
5.1- Handrails are detached and rotting on 5.2- Severe rot observed to wood railing
the front elevation entry/landing components on front entry : complete
replacement is suggested.
5.3- Major degradation to all front deck 5.4- Rain falling from front roof has
components, thus requiring reconstruction. accelerated decking degradation-suggest
installing gutters at time of remediation.
5.5- Plywood used to form arches on front 5.6- The tongue-and-groove decking
elevation under deck have completely rotted material on the front porch has rotted and
and require replacement. must be replaced.

13. Rear Deck Deficiencies
6.1- The entire french door 6.2- Rot observed to the 6.3- Complete siding failure
should be replaced due to mullion and lower door panel with sheathing/framing rot
severe water contamination (s) on the master bedroom off right jamb/sill intersection
to both the door and adjacent, deck door. of master window-rear elev.
underlying framing.
6.4- Deck junction where 6.5- Inadequate flashing at 6.6- Note algae under
water has penetrated system the deck/wall intersection has decking on the rear elevation
and contaminated underlying allowed substantial water indicating climate conducive
wood components. ingress and subsequent wood to mold growth.
rot/failure.
6.7- Deck flashing on rear 6.8- Note the flashing was 6.9- Junction of wall/deck
elevation does not extend terminated before the ledger where flashing was
past the junction and form a board, thus allowing severe inadequately installed;
weathertight seal as required water intrusion/rot to allowed water to breach
by code. building components. building envelope.

14. Interior Deficiencies
7.1- Red shaded area denotes area of 7.2- Mold growth and high wood moisture
elevated moisture content and plywood sub- content detected inside master deck door
floor degradation from H2O ingress. threshold.
7.3- Approximate area of plywood 7.4- First location where water stains inside
deterioration under carpet inside master garage on CMU wall from water infiltration
bedroom. at outside deck intersection.
7.5- Second area where water stains were 7.6- Sheetrock saturated and possible toxic
visible from inside garage from water stachybotrys mold observed in garage
intrusion at outside deck junction. ceiling.

15. SCOPE OF WORK
· General Requirements
--Permitting, Site Prep, Waste Disposal, Insurance etc
· Site Construction
- Landscape Repair-Allowance TBD
· Exterior
-- Rough framing remediation master bedroom
-- Replace French door in master
-- Install all code compliant flashing/weatherproofing
-- Replace arched openings and repair stucco
-- Install new deck boards, handrails, treads, risers and landings.
-- Miscellaneous siding repair and surface preparation
-- Complete reconstruction of chimney due to water damage.
-- Install new architectural-grade shingle roof system.
-- Install new window screens and screen system on rear porch.
-- Paint exterior
· Interior
-- Interior trim carpentry master bedroom
-- Install new carpet in master bedroom- price per sq. yd 20.00
-- Paint master bedroom walls and trim
-- Install new hardware on all exterior doors fixtures provided by owner
-- Sheetrock repair/paint-master and garage.
Cost of Construction -- $65,000.