Inspection Report


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Inspection on a home in IOP South Carolina by The SC Property Pros

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Inspection Report

  1. 1. January 8, 2010 Building Envelope Investigation Property Address 3 Cross Lane Isle of Palms, SC 29451 Report Ordered By: Mr. Mickey Durham 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 3 Cross Lane 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.
  3. 3. General Observations Item Description Yes No Improper Comments Sealants at window perimeters X X Most windows not sealed or existing sealants inadequate 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 No pans or adequate weatherproofing Penetrations thru door threshold / tracks X Head flashing at top of doors X X Head flashing not properly installed Penetrations through stucco sealed X General appearance POOR Cracking evident X Walls, floorline band, trim, dissimilar materials Expansion joints / Control joints X Joints scored off windows-not true expansion joint Exposed mesh X Walls, trim Impact damage X Floorline band Rusting aggregates X Inadequate positive slope allowing water Flat horizontal surfaces X 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 System flush to slab Deck flashing X X Deck flashings improper or inadequate Flashing at columns X Kick-out flashing X Roof soffit terminations into stucco X No eaves
  4. 4. General Observations Cont..... Eave drip edge flashing X Sprinkler System X Gutters X Gutters should be added to help divert water flow
  5. 5. Front Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference System Stucco improperly butted flush with porch-should 6D N/A N/A term 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
  6. 6. Right Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Improper flashing detail at wall/foundation 6F Flashing N/A 2.1-2.2 intersection allowing water ingress and subsequent 2B Columns N/A N/A No column cap flashing as required Red Interior 2.0-5.0+ Elevated moisture/damage observed on most openings 4.4 shaded Moisture % during interior inspection
  7. 7. Rear Elevation #1 Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference 6C Rot 40%+ 2.6 Severe wood brick mold trim rot/damage Light 4C N/A N/A No sealant on penetrations through wall system Fixture Intersection of foundation/framing system requires 7G Floorline N/A 2.1 weep screed to allow water egress-none installed as Red Interior 3 red shaded areas indicate interior elevated moisture 2-5% 3.8 Shaded Moisture readings (2-5%) with damage.
  8. 8. Rear Elevation #2 Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Improper joint detail around ALL openings in 3F Windows Saturated N/A violation of applicable building codes and Red Red shaded area indicates elevated moisture on Moisture Saturated N/A shaded interior walls arounf openings with extensive damage.
  9. 9. Left Elevation Grid Item Moisture Chapter Detail Photo Observations Location Description Readings Reference Foam bands improperly butted flush with grade with System 8I 40+% 2.2 inadequate weatherproofing-subsequent termite Term infestation and damage Inadequate/improper flashing at all deck/porch 6E Deck Elevated N/A intersections. Roof Improper/inadequate flashing at roof/wall 2F N/A 6.5, 6.6 Flashing intersections allowing water intrusion. Red Interior Red shaded areas indicates water intrusion and interior Saturated 3.1-3.4 severe interior damage to window frame rough shaded Moisture
  10. 10. Exterior Deficiencies #1 Photo 1.1- Stucco improperly butted flush to 1.2- No head flashing installed on some wood casing with adhesive sealant failure window headers as required by building (roof deck door). code. 1.3- Separation on brick mold miters 1.4- Severe threshold/frame/wood floor allowing water intrusion. damage caused by improper joint/construction details. 1.5- Severe material contamination and 1.6- Separation between dissimilar materials failure of wall system components around where water has breached the building front garage door entry. envelope--caused by improper joint detail.
  11. 11. Exterior Deficiencies #2 Photo 2.1- Improper flashing detail at 2.2- Note severe termite damage to EPS foundation/wall intersection. Code requires a foam bands from tunneling activity to access weep screed for H2O egress at this location. wood components. 2.3- Exposed reinforcing fiberglass mesh 2.4- Note EIFS lamina damage and exposed observed on aesthetic expansion joints-poor system components. workmanship. 2.5- Head flashing was attempted on some 2.6- Severe wood damage and rot on rear openings, but improperly installed and in elevation kitchen door from substandard violation of building code. workmanship and inferior construction.
  12. 12. Interior Deficiencies/Damage #1 Photo 3.1- Extensive/severe 3.2- Complete framing failure 3.3- Damage is so severe that water damage and termite around openings caused by all windows and doors will infestation to interior window termite infestation into wet require removal and wood trim. wood components. replacement to properly remediate. 3.4- Termites use the foam 3.5- Substantial drywall 3.6- Window sill damage was employed to insulate walls as damage with saturated prevalent throughout the a tunneling mechanism to conditions adjacent to side interior as a result of access moist wood. deck door. improper construction. 3.7- Damage was also 3.8- Rough opening frame 3.9- Note complete framing observed on baseboards from and window damage. failure around openings with water migration and visible termite contamination. nesting/infestation.
  13. 13. Interior Deficiencies/Damage #2 Photo 4.1- Black mold, 4.2- Water intrusion created 4.3- Third location on third possibly toxic stachybotrys, climate conducive to mold floor where mold growth was was observed on third floor growth observed in numerous observed-complete removal ceilings in drywall material. locations. and replacement of contaminated drywall. 4.4- Note extensive water 4.5- Termite infestation to 4.6- Note water stain on floor damage to interior window crown mold trim on interior caused by excessive water trim on front elevation window headers. infiltration as a result of poor window. construction details. 4.7- Significant damage to 4.8- Concrete sub-floors 4.9- Haphazardly applied wood flooring from moisture observed under hardwood caulk joint around electrical ingress/contamination at door material will be beneficial in attachments. threshold. remediation since no deterioration is possible.
  14. 14. Basement Deficiencies/Damage Photo 5.1- Black mold observed in 5.2- All contaminated basement drywall basement drywall material from water must be removed and replaced at the time of infiltration. remediation. 5.3- Note water stain on concrete floor at the 5.4- Mold growth and water intrusion at grade intersection. slab/CMU intersection. 5.5- Note visible water stains in block from 5.6- Toxic black stachybotrys mold is water ingress and extensive building suspected and was observed in both ceilings envelope failure. and walls (basement).
  15. 15. Roof Deficiencies/Damage Photo 6.1-Note standing/ponding water on 6.2- Second location of standing water on roof-should have positive slope. roof decking-recent rain prior to inspection. 6.3- Waterproofing delamination caused by 6.4- Waterproofing system failure over cant improper system installation and inadequate strip installations at roof/wall intersections. construction details. 6.5- Improper/inadequate flashing detail 6.6- Roof/wall flashing improperly installed allowing to breach system at roof/vertical and allowing water to penetrate under wall intersection(s). flashing details.
  16. 16. 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. This home was completed in 2007 and built by Carolina Concrete Homes, Inc. 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
  17. 17. "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
  18. 18. SCOPE OF WORK · General Requirements--Permitting, Site Prep, Waste Disposal, Insurance etc · Site Construction- Landscape, Scaffold · Exterior-- Removal of exterior, windows, doors, attachments, obstructions -- New doors provided, solid vinyl windows to be re-used -- Code compliant weatherproofing/flashing -- Install code compliant water management/drainable stucco system -- Install five coat waterproofing systems on all decks and roof -- Install new roof -- Exterior paint · Interior-- Removal and replacement of all 1st floor finishes -- Removal and replacement of second floor exterior walls -- Removal and replace of damaged flooring -- Repair staircase and replace contaminated treads and risers on all 4 floors -- EPA compliant mold remediation -- Install drywall and paint -- Cabinets, counter tops, light and plumbing fixtures to be reinstalled Cost of Construction -- $284,786 If you need a more detailed cost break-down, please feel free to contact me.