2019 IAQA Annual Meeting

Transcription

1 Daniel Stih, CMC. CIEC Healthy Living Spaces Stanley Yeskolski CIEC, CMC Investigative Inspection Services Inc.

2 2 Purpose The presentation will provide a over view of: Installation Details Problem Areas Performing Assessments Moisture Probing Remedies for Construction Defects

3 3 Acknowledgements Statistics and additional photos were provided by Cliff Kapson Consulting, Ltd. Additional photos of damage were provided by Mark Parlee, The Building Consultant, Urbandale, Iowa, and Gregg Morgan, Lone Star Stucco, LLC, Houston, TX

4 4 What Is Manufactured Stone Veneer The Masonry Content Veneer Manufacturers Association (MVMA) defines Adhered Manufactured Stone Veneer (AMSV) as: a lightweight, architectural, non-loadbearing product that is manufactured by wet cast blending cementitious materials and aggregates, with or without pigments, admixtures, or other materials to simulate the appearance of natural stone and other masonry materials.

5 5 Adhered Manufactured Stone Veneer Concrete manufactured to look like stone Also known as Manufactured Stone Veneer (MSV), Masonry Veneer (MV), stone veneer, or cultured stone Natural stone veneer claddings often have the same issues as manufactured stone Manufactured stone veneer details are appropriate to apply to natural stone installations

6 6 Adhered Manufactured Stone Veneer Is a decorative Contentfacing material It is non-load bearing Secured to and supported by the backing (sheathing) through adhesion

7 7 Natural Stone Veneer Natural stone veneer claddings often have the same issues as manufactured stone Natural stone veneer is installed in a same manner as manufactured stone Manufactured stone veneer details are appropriate to apply to natural stone installations

8 8 Installation Over Wood Framing Includes: Stud framing with exterior sheathing, A weather resistive barrier (WRB) usually 2 layers Scratch coat with embedded metal or nonmetallic lath Adhesive mortar (optional on masonry substrate) Veneer units (manufactured or natural stone) Installation Guide for Adhered Manufactured Stone Veneer, 4th Edition 2nd Printing

9 Installation Over Concrete Masonry Units Includes: Scratch coat Optional metal or nonmetallic lath impact damage Adhesive mortar (optional on masonry substrate) Veneer units (manufactured or natural stone) Installation Guide for Adhered Manufactured Stone Veneer, 4th Edition 2nd Printing 9

10 Statistics From Cliff Kapson Consulting, LTD 10 From10/23/16 thru 10/1/18 Total of 2,002 inspections with moisture probing 98% (1,962) had 2 or more installation defects that could lead to moisture intrusion 23% (461) had elevated moisture at the time of inspection 34% (682) had physical damage upon probing

11 11 Weather Resistive Barrier Stone claddings Content are designed and installed with a Weather Resistive Barrier (WRB) The drainage plane Allows incidental water that occasionally enters to drain out at the terminations The drainage plain can be overwhelmed when excessive amounts of water that enters

12 Severe Wood Rot Behind The Stone

13 Damage Under A Window 13 EIFS and stone clad house The sheathing had greater damage behind the stone than the EIFS

14 14 Identification Look for chipped or cut pieces No pigmented color inside AMSV Small pieces of aggregate visible, similar to concrete Air pockets or small voids may be visible

15 15 Identification Outside corner stones usually L shaped and wrap around the corner. Vertical mortar joint lines up at corner stones

16 16 Identification Stones are manufactured to fit together in regular patterns

17 17 Identification Natural stone has irregular shapes and sizes Texture varies and veins of color

18 18 Identification This manufactured stone has irregular shapes and sizes Texture varies Color varies But there are small air pockets in the face of the stone

19 19 Areas Of Concern Liquid flow (leaks) are a primary source, with capillary action being the next Content Liquid flow problems are usually due to improper installation and not following MVMA details: No sealant joints (caulking) around penetrations Windows, doors, small penetrations Missing or inadequate roof flashings Missing or inadequate deck flashings Missing or inadequate flashings and sealants at cladding transitions WRB details direct water into the wall Missing or improper weep screed

20 Stone Intersections With Dissimilar Materials Appropriate backer rod and sealant joints must be installed around windows, doors and all stone terminations with dissimilar materials and penetrations All small penetrations must be sealed (caulked at the stone) 20

21 Window Detail At Sill Showing Expansion Joint Window Jamb Showing Expansion Joint, Doors Have A Similar Detail 21

22 Only 1 Layer Of WRB Installed Instead Of 2 Layers Rough Window Opening Is Not Wrapped Before Stone Installation 22

23 Window Sealed As A Repair Fillet Bead Of Sealant Around The Window 23

24 24 Window Was Not Sealed (Caulked) Window Not Sealed

25 25 Wood Below Window Interior View Of Wood Rot

26 Weather Resistive Barrier Is Sealed At Penetrations Penetration Sealed At Stone 26

27 Sheathing Visible Behind Outlet Light Fixture Not Sealed Gap Visible 27

28 Kickout Flashing Detail Roof Wall Intersection Must Have a Properly Installed Kickout Flashing 28

29 29 Stone and Roof Stone should be installed a minimum of 2 inches about the roofing

30 What Is Often Seen - Diverter Flashing Placed On The Roof Wall Sheathing Was Soft And Wet Below The Gutter 30

31 31 Damage Below Missing Or Improper Kickout Flashings On Other Houses

32 32 Bay Window Roof Has A Roof Wall Termination It Needs A Kickout No Kickout Flashing Flashing Runs Behind Stone

33 Interior Ceiling And Wall Had Water Stains Where Kickout Flashing Was Missing Very High Moisture Reading, 35%, In Baseboard Below 33

34 Natural Stone No Kickout Flashing Installed Where Roof Terminates At Wall. Stone Runs To Roofing Damage Below Missing Kickout Flashing 34

35 Stone And Roof Flashings 35 Roof apron flashing directs water behind the stone Stone should overlap the apron flashing Sheathing wet and rotted below this point

36 Stone and Roof Rake Flashings 36 The rake trim or flashing should overlap the stone a minimum of 1 inch per MVMA detail This detail was not installed Damage is visible below the rake flashings and trim intersections

37 37 Deck Flashing Detail Flexible Membrane Used As deck Flashing

38 Sheathing Rotted Below Deck Primarily On Ends Of Deck Framing Rotted Below Same Deck 38

39 Detail Of Flashing And Sealant At Cladding Transition Flashing Is Installed But Not Sealant 39

40 40 No Flashing And Sealant At Column No Flashing Or Sealant At Siding

41 Stone And Siding Vertical Transition Joint Inadequate Sealant Joints 41

42 Stone Termination At Concrete Or Grade No weep Screed 42

43 43 Weep Screed Installed But Run To Grade

44 44 Weep Screed Installed And Above Grade

45 Visual Inspection Content Compliance to manufacturer and industry standards Termination and clearance above grade Presence of weep screed, weep holes Kickout flashing Window and door header flashing

46 Why Is The Stone Cracked On The Corner? 46 Do not know but something is wrong When probed corner was wet and wood was soft

47 47 Visual Inspection Absence or failure of caulk and sealants at windows, doors, decks, etc. Efflorescence, mold, mildew, staining. Cracking through the stone or at mortar joints.

48 Example Of Dry Stack Method Of Stone Installation No Mortar Is Installed Between The Stones Because Mortar Is Not Installed Between The Stones This Method Is Prone To Loose Stones 48

49 Probe Location Under corners of windows Next to or under doors, Under roof wall intersections/kickout flashing locations Decks Flashing overlaps Chimneys 49

50 A Single Probe Was Used To Feel The Firmness Of The Sheathing And Framing Probe Easily Penetrated Wall Below Window 50

51 51 Probe locations are illustrated on the house photo at windows and gable vent

52 Probe locations are illustrated on the house photo at missing kickout location and windows

53 Probe locations are illustrated on the house photo at decks, roof flashings, and chimney Windows would normally be probed but locations are not illustrated

54 Probe Locations Illustrated Sheathing Was Wet And Soft Inside Garage Drywall Had Fungal Growth, Sometimes The Source Of Water Is From Above 54

55 Example Page From Report 55 House photo with grid overlay A spread sheet is used to note moisture readings, substrate condition, and notes in a grid block Color areas note high moisture or at risk areas

56 56 MOISTURE PROBING Using a drill and a 1/4 masonry bit, two probe holes are drilled to Content a depth necessary to contact the sheathing.

57 View Of Probe Holes In Stone Mortar Joint Sealed Probe Holes 57

58 58 SEALING PROBE HOLES Use an approved Contentsealant that conforms to ASTM C Attempt to match the color of the caulk used with the color of the mortar joint.

59 59 ACCEPTABLE MOISTURE LIMITS Below 21% Content is considered acceptable. Between 21% and 29%, if the substrate is in sound condition, through proper remediation no negative impact to the structure may result. Above 29% there is frequently damaged substrate. Above 29% consideration should be given to removing the stone veneer to allow an assessment and repair of the damaged substrate.

60 60 REMEDIES FOR CONSTRUCTION DEFECTS Specs Content and drawings on how to do things properly

61 61 Wall Assembly Optional Rainscreen System-strapped This type of system creates an air gap between the exterior cladding and sheathing Can be used to create a vented pressure equalized wall It is more forgiving of water intrusion Eliminates most capillary suction

62 62 AIR QUALITY Dampness can damage building materials causing the release of chemicals and non-biological particles. It is impractical to evaluate a building and exposure to all of these. The recommendation is to remove water damaged materials vs.. attempting to quantify water damage in relation to health effects, exposure risk and mold.

63 63 AIR QUALITY The presence of mold and rot in the interior of a wall cavity or on the exterior sheathing can negatively affect the air quality of the occupied space and health of the occupants.

64 64 AIR QUALITY Mold spores are not the only cause for health complaints related to water damage. Others include spores and cells of bacteria, allergens, components of fungal and bacterial cells [endotoxin], metabolite by-products, microbial volatile organic compounds (MVOCs), insects, protozoa, plant-like algae and slime molds.

65 65 STANDARDS Masonry Veneer Manufacturers Association s (MVMA s) Installation Guide and Detailing Options for Compliance with ASTM C1780 ASTM C , Standard Practice for Installation Methods for Adhered Manufactured Stone Masonry Veneer ASTM C1670, Standard Specification for Adhered Manufactured Stone Masonry Veneer Units

66 66 QUESTIONS? Daniel Stith Stanley Yeskolski