Inspection Report. Riverpark Place Condominium Complex S. Riverside Dr. Tulsa, Oklahoma. For

Transcription

1 Inspection Report Riverpark Place Condominium Complex S. Riverside Dr. Tulsa, Oklahoma For Travelers Insurance Company Claim No.: ETM 3045 May 21, 2012 EI File No.: 25374TC Prepared by: Mr. Shawn M. Thompson, P.E.

2 May 21, 2012 Travelers Insurance Group Attn.: Mr. Bryan Jones, Field Adjuster - Property P.O. Box Dallas, Texas Re: Services Performed: Inspection Property Inspected: Riverpark Place Condominiums Location: S. Riverside Drive, Tulsa, Oklahoma Inspection Date: May 3, 2012 Insured: Riverpark Place Condominium Owners EI Number: 25374TC Claim Number: ETM3045 PURPOSE: On May 3, 2012 Engineering Inc. inspected the seven (7) condominium buildings in the above referenced complex below to determine the existence of, and if found, the extents of damage to the building exteriors and roof coverings as a result of recent wind and/or hail storms. This report details our review, observations, and conclusions. BACKGROUND: Seven (7) two story buildings in the Riverpark Place Condominium Complex were inspected for recent storm damage. According to Ms. Lora Cartner, Condominium Owners Association President, their roofing contractor Mr. Chris Ford with Ready Roofing & Construction, and the Tulsa County Assessors Office, these buildings were originally built between 1981 and 1984 and contain an average of 1150 square feet of conditioned space on two levels. According to the Ms. Cartner and her roofing contractor, this complex has experienced multiple storms producing hail over the past couple of years which may have caused roof leaks into a limited number of units. Our measurements and observations indicate that these buildings generally utilized the same type and age of asphalt composition roof coverings, although numerous repairs and some replaced slopes were noted. No building blueprints were available at the time that these inspections were performed. An aerial photograph is provided for reference (see Figure No. 1 below).

3 Riverpark Place Condominium Complex Page 3 Building: 10 Building: 20 Building: 30 Building: 40 Building: 00 Building: 50 Building: 60 Figure No. 1 Aerial view of Riverpark Place Condominium Complex Note: North is toward top of page Photo No.: 1 Riverpark Place Condominium Complex

4 Riverpark Place Condominium Complex Page 4 OBSERVATIONS: Inspection of the seven condominium buildings was conducted from the ground and from the roof surfaces on May 3, 2012 to determine the existence of, and if found the extents of damage to the buildings and roofs as a result of wind and/or hail storms. Each face of each building and each slope of each roof was observed for damage. Original building blueprints were not available at the time that these inspections were conducted, but visual observations confirmed that these structures were constructed using dimensional lumber with laminated asphalt composition shingle roofs, rock masonry veneers, and hardboard siding. Refer to Figure No. 1 for location and orientation of the individual buildings. Storm damage to the exterior of these buildings consisted of small dents due to hail in some of the roof edge metal guttering and downspouts. No hail damage was noted to the air conditioning condenser fins. No evidence of storm damage was recorded as a result of high winds and/or hail to the hardboard or wood siding, wood fascia or trim, exterior light fixtures, and no damaged or broken windows were reported or recorded. Photo No.: 2 South side of Building 00

5 Riverpark Place Condominium Complex Page 5 Photo No.: 3 West side of Building 00 Photo No.: 4 South-East side of Building 20 Photo No.: 5 South-East of Building 20 note no damage to downspouts

6 Riverpark Place Condominium Complex Page 6 Photo No.: 6 North and West sides of Building 30 Photo No.: 7 North side of Building 40 note no hail damage to air conditioning condenser fins Photo No.: 8 West side of Building 40 note no hail related dents or impacts to downspout

7 Riverpark Place Condominium Complex Page 7 Photo No.: 9 West side of Building 50 Photo No.: 10 West side of Building 50 - no damage wood fascia Photo No.: 11 South side of Building 50 no damage to wood siding

8 Riverpark Place Condominium Complex Page 8 Photo No.: 12 South side of Building 60 - no hail damage to air conditioning units Photo No.: 13 West side of Building 60 Photo No.: 14 East side of Building 20

9 Riverpark Place Condominium Complex Page 9 Photo No.: 15 East side of Building 20 no hail dents in downspout Photo No.: 16 West side of Building 30

10 Riverpark Place Condominium Complex Page 10 Inspection of these roof coverings from the roof surfaces generally revealed older 30-year, laminated asphalt composition shingles installed in standard patterns in serviceable condition, as well as a limited amount of newer shingle repairs and newer replaced roof slopes. Standard 10-0 x 10-0 test squares were utilized on every roof where adequate space existed and visual observations of these test squares and of the entire roof surfaces for storm damage revealed evidence of older hail hits or strikes that had produced damage to some shingles and dents in the lightweight metal roof accessories. In all instances, these older hail hits were recorded on older shingles, and observations of newer repaired shingles and those on the newer roof slopes did not yield evidence of hail damage. Close examination of these damaged areas under magnification determined that they were the result of hail that fell sometime in the past as evidenced by the weathered appearance, i.e. the lack of color differential between the naturally and storm exposed asphalt binder material, and exposed fiberglass reinforcement from long term exposure. Close examination of the newer shingled areas did not reveal evidence of hail damage. Asphalt composition shingles or heavy weight felt impacted by hail having the density, velocity, and size necessary to mar the surface results in indentations of varying sizes on the surface of the shingles and lightweight metal roof top accessories, accompanied by a loss of mineral granules in that area and cracks or splits from larger hail stones. No wind related damage was observed to these roof surfaces, and no evidence of storm caused openings at interior leak locations were located. Inconsistencies observed on these roof surfaces included pock marks, mineral granule loss, raised and/or exposed fasteners, delamination, and tree limb damage. Areas of shingle repair were noted on every condominium roof, with one exception. Pock marks are the result of blisters forming in the asphalt binder that rupture, creating a small depression void of mineral granules and exposing the asphalt matrix below. Raised or exposed fasteners or those that are not flush with the surface of the shingle below were noted on several of the roofs examined.

11 Riverpark Place Condominium Complex Page 11 Close examination of the raised fasteners uncovered that they had backed out of their original positions or were not originally installed flush with the surface of the shingle below and over time wore through the shingle above and became exposed. Tree limb damage to these roofs was noted in several locations, several of which had been previously repaired. Delamination was noted on the surface of several of these older shingles, and is a condition which results in the removal or flaking off of a portion of the shingle surface exposing the reinforcement fibers and asphalt binder within. These delaminations appeared to be the result of older surface damage from pock marks and the natural aging process, and in numerous locations shingles with greater delamination were next to shingles with little or no delamination suggesting that these surface inconsistencies were not storm related. Minor uneven roof surfaces containing humps or ridges were observed, and these were associated with raised roof decking particularly at the roof deck edges and corners, and were not consistent with high winds or hail. Isolated areas of sag were also noted on several of the roof slopes that were also not consistent with wind damage but commonly seen as a result of long term movement of the wood roof decking due to framing techniques or water intrusion. Inspection of the roof accessories including attic vents, light-gage exhaust caps, vent pipe roof penetrations and surrounding rubber boots provided evidence of exposure to hail in the form of small impact marks. Examination of these roof accessories revealed dents with discoloration inside the depressions indicating older occurrences. No wind damaged or removed light weight metal exhaust or ventilation caps were noted on these buildings, although deterioration of the rubber boots surrounding the vent pipe penetrations were observed in numerous locations, some of which had been repaired on multiple occasions, and could provide avenues for water intrusion into the units. Not all of the buildings investigated are represented in the following pictures, but only a sampling are presented as a general representation of the buildings inspected.

12 Riverpark Place Condominium Complex Page 12 Photo No.: 17 North Test Square Building 00 - no hail damage noted Photo No.: 18 South Test square Building 00 - no hail damage noted Photo No.: 19 North Test square Building 10 1 older hail hit noted

13 Riverpark Place Condominium Complex Page 13 Photo No.: 20 East Test square Building 10 1 older hail hit noted Photo No.: 21 East Test Square Building 50 2 older hail hits noted Photo No.: 22 Close up of Test Square in above photo

14 Riverpark Place Condominium Complex Page 14 Photo No.: 23 Close up of older hail hit in Test Square in above photo note delamination above Photo No.: 24 Roof surface, building 40 note roof repairs surrounding skylight Photo No.: 25 Delamination on shingle surface on Building 40

15 Riverpark Place Condominium Complex Page 15 Photo No.: 26 South side Test Square Building 40 no hail damage noted Photo No.: 27 Delamination on shingle surface on Building 40 Photo No.: 28 Hits on lightweight metal roof vent

16 Riverpark Place Condominium Complex Page 16 Photo No.: 29 Small hail spatters, no dents on newer lightweight roof vent Photo No. 30 Leaf gutter guard on west side of Building 30 no hail dents noted Photo No. 31 Leaf gutter guard no hail dents noted

17 Riverpark Place Condominium Complex Page 17 Photo No. 32 South side of Building 60 - note- repaired tree limb damage Photo No. 33 Repaired tree limb damage on Building 00 Photo No. 34 Low areas on Building 40 - not storm related

18 Riverpark Place Condominium Complex Page 18 Photo No. 35 Raised fastener on roof surface Photo No. 36 Repaired vent boot on Building 60 - possible path for water infiltration Photo No. 37 Deteriorated vent boot not due to storm damage likely source of water infiltration

19 Riverpark Place Condominium Complex Page 19 Photo No. 38 Deteriorated vent boot not due to storm damage note gaps, source of water intrusion Interior inspections of leak locations were conducted in condominium units including Building No. 30 Unit 1533; Building No. 50, Units 1551 and 1555; and Building No. 60 Unit Visual observations of these units uncovered water intrusion stains on the ceilings and walls near fireplaces, exterior walls, and skylights. These areas included multiple stain margins, dark discoloration, and multiple past repairs suggesting both recent and long term occurrences in these locations. Observations of the roof surfaces at the leak locations uncovered areas susceptible to leaks including roof penetrations at fireplaces, skylights, and deteriorated rubber boots surrounding vent pipes. Photo No. 39 Fireplace chimney roof penetration at leak location below note previous repair (indicated)

20 Riverpark Place Condominium Complex Page 20 Photo No. 40 Skylight roof penetration at leak location below Photo No. 41 Close up of roof penetration in above photo note previous repair (indicated) Photo No. 42 Ceiling water stains downslope from skylight in Unit 1533

21 Riverpark Place Condominium Complex Page 21 Photo No. 43 Leak at fireplace on north wall in Unit 1551 Photo No. 44 Long term leak at roof slope in Unit 1551 Photo No. 45 Long term leak at roof slope in Unit 1551

22 Riverpark Place Condominium Complex Page 22 Photo No. 46 Leak on roof slope below fireplace chimney in Unit 1555 Photo No. 47 Leak on south slope below skylight in Unit 1565 Photo No. 48 Roof leak at bottom of roof slope in Unit 1565

23 Riverpark Place Condominium Complex Page 23 DISCUSSION: On May 3, 2012 Engineering Inc. inspected the seven (7) condominium buildings in the above referenced complex below to determine the existence of, and if found, the extents of damage to the building exteriors and roof coverings as a result of recent wind and/or hail storms. This report details our review, observations, and conclusions. Inspection of these roof coverings from the roof surfaces generally revealed older 30-year, laminated asphalt composition shingles installed in standard patterns in serviceable condition, as well as a limited amount of newer shingle repairs and newer replaced roof slopes. Standard 10-0 x 10-0 test squares were utilized on every roof where adequate space existed and visual observations of these test squares and of the entire roof surfaces for storm damage revealed evidence of older hail hits or strikes that had produced damage to some shingles and dents in the lightweight metal roof accessories. Inconsistencies observed on these roof surfaces included pock marks, mineral granule loss, raised and/or exposed fasteners, delamination, uneven surfaces, and tree limb damage. No wind related damage was observed to these roof surfaces, and no evidence of storm caused openings at interior leak locations were located. Interior inspections of leak locations were conducted in condominium units including Building No. 30 Unit 1533; Building No. 50, Units 1551 and 1555; and Building No. 60 Unit Observations of the roof surfaces at the leak locations uncovered areas susceptible to leaks including roof penetrations at fireplaces, skylights, and deteriorated rubber boots surrounding vent pipes. These areas included multiple stain margins, dark discoloration, and multiple past repairs suggesting both recent and long term occurrences in these locations. Weather research of the National Weather Service and LiveHailMaps established that the location of the Riverpark Place Condominium Complex has not experienced hail greater than 1.0 in diameter after March This area has experienced hail 0.8 in diameter on several occasions including four times in Generally 1.0 diameter hail is the recognized threshold for lightweight asphalt composition shingles, and 1.25 diameter hail is the recognized threshold for heavyweight asphalt composition shingles.

24 Riverpark Place Condominium Complex Page 24 CONCLUSIONS: Based on our inspection, which included visual observations and measurements, my professional opinions and recommendations of the damage to the exterior and to the reparable roof surfaces of this Condominium Complex in Tulsa, Oklahoma as a result of wind and/or hail from recent storms are expressed in the following: 1. Hail damage to the buildings in this complex consists of older hail damage (prior to 2006) to the 30 year laminated asphalt composition shingle roof coverings, and small impacts due to recent hail to some of the roof edge metal guttering. 2. No wind damage has occurred to the buildings or roofs surfaces in this complex. 3. Water intrusion into a limited number of condominium units is not due to recent storm damage but is the result of wear-and-tear and a lack of maintenance, and these have been long term issues as evidenced by previous repairs, dark discoloration, and multiple water stains. The following table summarizes the damages to these buildings due to wind and/or hail: Riverpark Condominium Complex Bldg. No. Location / Area (Sq.) Or Lf Hail (hits/sq or total) Hail Dam. Shingles Wind Dam. Shingles Reparability Total Damages 00 N NA 0 Shingles S E 0 NA NA NA W 0 NA NA NA Ridges 87 lf Guttering NA Other Damage - 93 lf guttering None

25 Riverpark Place Condominium Complex Page 25 Riverpark Condominium Complex Bldg. No. Location / Area (Sq.) Or Lf Hail (hits/sq or total) Hail Dam. Shingles Wind Dam. Shingles Reparability Total Damages 10 N Shingles S E 0 NA NA NA W 0 NA NA NA Ridges 87 lf Guttering NA Other Damage 93 lf guttering None 20 N 0 NA NA NA Shingles S 0 NA NA NA E W Ridges 87 lf Guttering NA Other Damage 93 lf guttering None 30 N 0 NA NA NA Shingles S 0 NA NA NA E W Ridges 87 lf Guttering NA Other Damage 93 lf guttering None 40 N Shingles S E 0 NA NA NA W 0 NA NA NA Ridges 87 lf Guttering NA Other Damage 93 lf guttering None 50 N 0 NA NA NA Shingles S 0 NA NA NA E W

26 Riverpark Place Condominium Complex Page 26 Riverpark Condominium Complex Bldg. No. Location / Area (Sq.) Or Lf Hail (hits/sq or total) Hail Dam. Shingles Wind Dam. Shingles Reparability Total Damages Ridges 87 lf Guttering Other Damage NA 93 lf guttering None 60 N Shingles S E 0 NA NA 0 W 0 NA NA 0 Ridges 87 lf Guttering NA Other Damage 93 lf guttering None Total Damages: yr. Laminated Asphalt Comp. Shingles 651 lf Residential Guttering

27 Riverpark Place Condominium Complex Page 27 Thank you for this recent assignment. If you should have any questions or desire additional information, please feel free to contact me at 405/ Certificate of Authorization No Expires 6/30/2012 By: Shawn M. Thompson, P.E. NOTE: This inspection report is provided for the sole use of the addressee and/or their designated representatives. Conclusions or statements are the opinions of the signing Engineer, and cannot be changed or clarified except in writing by the Engineer. It is not technically exhaustive. It is not a bid or warranty of future performance and does not constitute complete plans and/or specifications. This inspection was not a review for compliance with any building code standards, unless noted otherwise. This inspection was non-invasive and entirely visual. No testing was conducted on or to detect items such as, but not limited to; type, strength or grade of building materials, environmental or other hazards, air quality, soil properties, utility adequacy, or infestation by insects or other organisms. While this report is based on visual observations, there is no claim either stated or implied that all conditions were observed and all defects identified or that none will develop in the future. Our report was based on information available to us at that time, and should additional information become available we reserve the right to revise our opinions and conclusions if necessary and warranted. The liability of the signing Engineer, Engineering Inc., its employees and owners, collectively, is limited to the addressee only, and to the amount of the fee received from the addressee for this inspection and report. No other liability whatsoever is assumed.