Chesapeake Landing. Preliminary Defect List Updated January 14, ROOFS. Roof leaks. Unit interiors. See matrix, photographs and notes.

Transcription

1 1.0 ROOFS 1.01 Roof leaks. Unit interiors California Building Code / 1997 Uniform Building Code Section 1503, industry standards. California Civil Code Section 896(a)(4), 897. Damage to interior/exterior finishes and building components. Remove and replace roofing as required to identify the source(s) and extent of exterior damage. Remove and replace damaged drywall. Tape and texture the drywall. Seal the new texture. Prepare and paint the affected ceiling and/or wall planes from corner to corner. Repair at 3 locations per the defect matrix. Page 1 of 104

2 1.0 ROOFS 1.02 Eave tiles lack wind clips. Eaves California Building Code / 1997 Uniform Building Code Section & 1507, Table 15- D-2, Section 1616 & Figure 16-1(Basic Wind Speed), San Joaquin County Design Criteria, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(b)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Damaged tile at the eave. Life safety hazard due to possible tile blow off during high winds. Remove and store 2 courses of tile along the eaves. Install new underlayment properly lapped with the existing. Re-install the tiles. Install wind clips at the first course. Secure the second course with roof tile adhesive or wire tiles. Repair 100% of eaves at all buildings. Page 2 of 104

3 1.0 ROOFS 1.03 Tile installed tight to valleys, tile lugs and cut tile blocking the flow of water. Valleys. National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Debris buildup and blockage of water results in overflow of valley. Remove and replace tile at each side of the valley flashing. Cut tiles to provide 2" clearance from the valley and secure cut tiles with adhesive per manufacturers recommendations. Repair 100% of valleys at all buildings. Page 3 of 104

4 1.0 ROOFS 1.04 Unsecured or loose roof tiles. Perimeter and field of roof California Building Code / 1997 Uniform Building Code Section & 1507, Table 15- D-2, Section 1616 & Figure 16-1(Basic Wind Speed), San Joaquin County Design Criteria, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Exposes underlayment to sunlight and causes premature deterioration and/or leaks Repair in conjunction with other roof repairs. Remove tile and replace damaged underlayment. Reinstall tile with proper fasteners, battens or adhesive per manufacturers recommendations. Repair loose tiles at roof penetrations (23 locations) per defect matrix, photos, and notes. Page 4 of 104

5 1.0 ROOFS 1.05 Cracked, chipped and broken tiles. Perimeter and field of roof California Building Code / 1997 Uniform Building Code Section & 1507, Table 15- D-2, Section 1616 & Figure 16-1(Basic Wind Speed), National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(b)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Exposes underlayment to sunlight and causes premature deterioration and/or leaks. Replace all cracked, chipped and broken tiles per manufacturers specifications. Repair per defect matrix, photos, and notes at inspected homes. At uninspected homes, assume 3 tiles per home. Page 5 of 104

6 1.0 ROOFS 1.06 Stretched tile. Headwalls California Building Code / 1997 Uniform Building Code Table 15-D-2, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Exposed holes in the tile allow water beneath the tile and contributes to leaking. Remove and reinstall tile with proper exposure. Add new tile to match as required. Repair at 3 locations per the defect matrix. Page 6 of 104

7 1.0 ROOFS 1.08 Open rake tile are improperly attached. Open rakes California Building Code / 1997 Uniform Building Code Section & 1507, Table 15- D-2, Section 1616 & Figure 16-1(Basic Wind Speed), San Joaquin County Design Criteria, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(b)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Tiles may blow off under heavy wind conditions. Remove and replace in conjunction with drip edge or underlayment installation. Included in 1.09 repairs. Page 7 of 104

8 1.0 ROOFS 1.09 Open rake edges lack drip edge flashing or overlap with underlayment. Open rakes California Building Code / 1997 Uniform Building Code Section 1503 & 1507, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Water intrusion and damage to barge rafters, fascia and starter board. Remove and store rake tile and two rows of field tile for replacement. Install drip edge flashing or wrap fascia with underlayment and replace tile. Install tile with proper fasteners. Provide full bead of adhesive for wind resistance. Repair 100% of open rakes at all buildings. Page 8 of 104

9 1.0 ROOFS 1.15 Debris left under tile. Perimeter and field of roof California Building Code / 1997 Uniform Building Code Section & 1507, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Water intrusion and damage to building components and interior finishes. Repair in conjunction with other repairs. Included in other repairs. Page 9 of 104

10 1.0 ROOFS 1.20 Rust spots in concrete tile. Field of roof. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Reduced useful life of building components. Water intrusion and damage to building components and interior finishes. Spot treat rust in conjunction with other repairs. Repair per defect matrix, photos, and notes. Page 10 of 104

11 1.0 ROOFS 1.21 Missing vent termination cap. Penetration through roof California Building Code / 1997 Uniform Building Code Section 1503, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(b)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Water intrusion and damage to building components and interior finishes. Install new B-vent pipe and secure to flashing. Install a storm collar and apply sealant at the collar to pipe juncture. Install new vent termination cap and secure to vent pipe. Prep, prime, and paint to match existing following repairs. Repair 3 locations per the defect matrix. Page 11 of 104

12 1.0 ROOFS 1.22 Loose and unsealed vent termination cap. Penetration through roof California Building Code / 1997 Uniform Building Code Section 1503, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(4), 896(b)(4), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(11), 897. Water intrusion and damage to building components and interior finishes. Re-secure vent pipe and termination cap. Prep, prime, and paint to match existing following repairs. Repair 1 location per the defect matrix. Page 12 of 104

13 4.0 STUCCO & EXTERIOR VENEER 4.01 Stucco cracks. Exterior elevations. Industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(2), 897. Water penetration and deterioration of sisal flashings and building paper. Repair in conjunction with structural engineers recommendations. Repair all sources of water intrusion. Remove and replace stucco at areas of extensive cracking. Repair minor cracks. Prep and paint exterior wall corner to corner. Repair per defect matrix, photos, and notes. Page 13 of 104

14 4.0 STUCCO & EXTERIOR VENEER 4.02 Unsealed penetrations or voids in stucco finish. Confined rake terminations and pipe penetrations California Building Code / 1997 Uniform Building Code Section 1402, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(2), 897. Water penetration and deterioration of sisal flashings and building paper. Patch voids in stucco finish and seal penetrations in conjunction with stucco penetration flashing repairs. Repair per defect matrix, photos, and notes. Page 14 of 104

15 4.0 STUCCO & EXTERIOR VENEER 4.03 Improperly painted and discolored/spalling stucco. Stucco walls and columns. Industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(2), 897. Poor workmanship. Repair in conjunction with stucco/stone/brick repairs. Prep and paint exterior wall corner to corner. Repair per defect matrix, photos, and notes. Page 15 of 104

16 4.0 STUCCO & EXTERIOR VENEER 4.06 Siding is buried in brick or stone veneer. Exterior elevations. Industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(2), 897. Deterioration of building components, water intrusion, and increased potential for mold growth. Remove brick and/or stone veneer 12" back from the intersection with the wood siding. Remove wood siding and/or trim and set aside. Install self adhered flashing at the transition of the brick/stone to wood siding properly lapped with weather resistive barrier. Replace deteriorated wood siding and trim. Cut wood siding to a proper length and reinstall with new wood trim at the juncture of the stone veneer/brick wall. Reinstall stone veneer/brick to match existing. Install backer rods and apply sealant at vertical joints. Prep, prime, and paint wood siding corner to corner following repairs. Repair 100% of the vertical wall transitions between wood siding/trim to brick/stone veneer. Page 16 of 104

17 4.0 STUCCO & EXTERIOR VENEER 4.08 Building paper does not overlap the top of the gable end vents. Front and rear elevations California Building Code / 1997 Uniform Building Code Section 1402 & 2506, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(2), 897. Water intrusion resulting in damage to building components and interior finishes. Included in 5.09 repairs. Included in 5.09 repairs. Page 17 of 104

18 4.0 STUCCO & EXTERIOR VENEER 4.10 Missing through wall flashing and weep holes at brick or stone veneer. Front and side elevations of some homes California Building Code / 1997 Uniform Building Code Section 1402 & 2506, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(2), 897. Deterioration of building components, water intrusion, and increased potential for mold growth. Repair in conjunction with and repairs. Windows at stone veneer: Repair shutters per Remove the two piece wood trim at the head and sill of the window. Remove 12" stone veneer around the window opening. Replace the self-adhered flashing at the head of the window. Install a water table flashing over the head of the window and wood trim. Install self-adhered flashing at the water table flashing and lap with existing moisture barrier. Fill the void of the two piece wood trim with cementitious grout and install a new single piece of wood trim. Construct wood trim of exterior grade materials. Prep, prime, and paint the wood trim on all sides prior to installation. Replace the stone veneer to match. Windows at brick wall: Repair shutters per Remove the two piece wood trim at the head and sill of the window. Remove 12" brick veneer from around the window. Remove the self adhered flashing. Remove window and set aside. Page 18 of 104

19 4.0 STUCCO & EXTERIOR VENEER Install sheet metal pan flashings at the head and sill of the window properly lapped with the weather resistive barrier. Reinstall window. Install new self adhered flashings at the window perimeter. Replace the brick wall. Install backer rod and sealant at the perimeter of the window to brick. Fill the void of the two piece wood trim with cementitious grout and install a new single piece of wood trim. Construct wood trim of exterior grade materials. At the base of all stone veneer/brick walls: Remove the stone veneer/brick 12" from grade. Install weep flashing below the top of the foundation and lap with weather resistive barrier. Drill weep holes into bottom course of brick. Install backer rod and sealant at the weep flashing. Replace the stone veneer/brick to match existing. Repair damaged concrete patios and landscaping following repairs. Repair 100% of windows in brick and stone veneer. Repair 100% of brick and stone veneer walls. Page 19 of 104

20 4.0 STUCCO & EXTERIOR VENEER 4.11 Separation of the brick veneer at the patio column base. Front and side elevations of some homes. Industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(b)(1), 896(g)(2), 897. Water intrusion resulting in damage to building components. Lift plinth blocks from brick column base. Apply mortar and fill gaps. Reset plinth blocks. Repair per defect matrix, photos, and notes. Page 20 of 104

21 4.0 STUCCO & EXTERIOR VENEER 4.12 Wood trim is buried in brick or stone veneer. Front and side elevations of some homes California Building Code / 1997 Uniform Building Code Section 1402 & 2506, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(2), 897. Water intrusion resulting in damage to building components. Included in 4.06 repairs. Included in 4.06 repairs. Page 21 of 104

22 5.0 SIDING & WOOD TRIM 5.01 Horizontal and radius wood trim lack sheet metal water table flashing. Wood trim at windows, shutters and vents California Building Code / 1997 Uniform Building Code Section 1402 & 2506, Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Water intrusion resulting in damaged to building components and interior finishes. Included in 4.06, 4.10, 5.07, and 5.09 repairs. Included in 4.06, 4.10, 5.07, and 5.09 repairs. Page 22 of 104

23 5.0 SIDING & WOOD TRIM 5.03 Inadequate attachment of wood trim. Exterior elevations. Industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Twisting and separation of wood trim from stucco. Re-nail wood trim in conjunction with wood trim and painting repairs. Included in other wood trim/siding repairs. Page 23 of 104

24 5.0 SIDING & WOOD TRIM 5.04 Inadequate painting of wood trim. Exterior elevations. Industry standards. California Civil Code Section 896(g)(3)(10), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Peeling paint contributing to twisting and separation of wood trim from stucco. Prepare, prime and paint wood trim following repairs. Included in other wood trim/siding repairs. Page 24 of 104

25 5.0 SIDING & WOOD TRIM 5.06 Garage jambs and trim less than 1" from concrete and 6" from grade are not decay resistant. Rear elevations California Building Code / 1997 Uniform Building Code Section , industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 896(g)(3)(8), 897. Deterioration and dry rot of wood jambs and trim. Remove wood trim and jambs. Replace wood jambs with decay resistant or pressure treated lumber. Provide gap between wood and concrete. Reinstall wood trim. Prime and paint jambs and trim. Repair 100% of garage door jambs. Page 25 of 104

26 5.0 SIDING & WOOD TRIM 5.07 Wood shutters are improperly constructed and installed. Front and side elevations of some homes California Building Code / 1997 Uniform Building Code Section 1402 & 2506, Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 896(g)(3)(10), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water intrusion resulting in damaged to building components and interior finishes. Remove and replace wood plant-on shutters in conjunction with window repairs. Install properly integrated sheet metal flashing and building paper. Construct out of exterior grade material. Prep, prime, and paint shutter material on all sides prior to installation. Repair 100% of shutters. Page 26 of 104

27 5.0 SIDING & WOOD TRIM 5.08 Deterioration of wood trim and furring. Buried wood at openings California Building Code / 1997 Uniform Building Code Section 1402 & 2506, Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Splitting and twisting of exterior wood trim. Water intrusion resulting in dry rot to interior building components. Included in 4.06 repairs. Included in 4.06 repairs. Page 27 of 104

28 5.0 SIDING & WOOD TRIM 5.09 Wood trim at gable end vents is improperly installed. Front and rear elevations California Building Code / 1997 Uniform Building Code Section 1402 & 2506, Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Water intrusion resulting in damaged to building components and interior finishes. Remove wood vent trim and gable end vent and set aside. Remove wood siding from the top and sides of the vent opening where exists. Remove 12" stucco/brick wall covering from the top and sides of the opening where exists. Remove and discard foam trim where exists. Install blocking at the vent opening. Install sheet metal flashing at the top of the vent opening. Ensure vertical leg laps with weather resistive barrier and horizontal leg extends over wood trim. Ensure weather resistive barrier is properly lapped with flashing and at sides of vent. Reinstall gable end vent and wood trim. Replace foam trim and secure to brown coat with ProBond adhesive and fiber mesh. Replace stucco and/or brick wall covering to match existing. Prep, prime, and paint vent wood trim and stucco/wood siding to match existing following repairs. Repair 100% of gable end vents. Page 28 of 104

29 5.0 SIDING & WOOD TRIM Page 29 of 104

30 6.0 SHEET METAL 6.01 Missing Z-bar counter-flashing. Headwalls and confined rakes California Building Code / 1997 Uniform Building Code Section 1509, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , manufacturers recommendations, industry standards. California Civil Code Section 897. Prevents the use of fasteners at the upper course of roof tile which often results in slipping tile. The roof-to-wall flashing may not be vertical adjusted for overlaps of tile which often results in stretched tile. At walls with fiber cement board: Remove and reinstall tile for access. Trim the siding 2" back from roof-to-wall juncture. Install Z-bar counter flashing properly lapped with moisture barrier and roof flashing. Prep, prime, and paint wood siding. At stucco covered walls: Remove 12" band of stucco at wall. Install 1x4 backing and new Z-bar counter flashing properly lapped with moisture barrier and roof flashing. Prep, prime, and paint stucco. Repair at 100% of headwalls and confined rakes Page 30 of 104

31 6.0 SHEET METAL at all buildings. Page 31 of 104

32 6.0 SHEET METAL 6.02 Missing flashing between masonry veneer and siding/trim/stucco. Front and side elevations of some homes California Building Code / 1997 Uniform Building Code Section 1402 & 2506, manufacturers recommendations, industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 896(g)(3)(10), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Splitting and twisting of exterior wood trim. Water intrusion resulting in dry rot to interior building components. At horizontal junctures of wood siding/trim and stone/brick veneer. Remove wood siding and/or trim and set aside. Install sheet metal flashing at horizontal transitions. Replace deteriorated wood siding and trim. Prep, prime, and paint wood siding corner to corner following repairs. Repair at 100% of the horizontal transitions of wood siding/trim and brick/stone veneer. Page 32 of 104

33 6.0 SHEET METAL 6.05 Headwall flashing is too low; inadequate tile overlap. Headwalls California Building Code / 1997 Uniform Building Code Section 1509, National Roofing Contractors Association - Roofing and Waterproofing Manual - 5th Edition, Roof Tile Institute & Western States Roofing Contractors Association - Concrete and Clay Roof Tile Design Criteria Installation Manual for Moderate Climate Regions , Sheet Metal and Air Conditioning Contractors National Association SMACNA): Architectural Sheet Metal Manual - 5th Edition , manufacturers recommendations, industry standards. California Civil Code Section 897. Flashing is bent upwards and may allow water beneath the tile. Remove 12" stucco system from the roof-to-wall juncture. Move up and adjust headwall flashing for proper angle of lower leg. Secure lower leg of headwall flashing to tile with adhesive. Install new stucco system to match. Fog coat affected wall planes to match existing. Included in 6.01 repairs. Page 33 of 104

34 6.0 SHEET METAL 6.06 Missing vents at enclosed soffits. Eaves California Building Code / 1997 Uniform Building Code Section 1505, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 897. Reduced energy efficiency and increased homeowner costs. Cut openings in the enclosed eaves and install grilled soffit vents with bug screens. Prep, prime, and paint vents to match. Repair 100% of enclosed eaves. Page 34 of 104

35 7.0 SLIDING GLASS DOORS 7.05 Inadequate support for sliding glass door threshold. Sliding glass doors at side or rear elevations. Manufacturers recommendations, industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Unsupported sliding glass door thresholds are susceptible to cracking and breaking from normal use. Remove wood trim below sliding glass door threshold and discard. Install new Trex trim or redwood/recycled material below sliding glass door threshold and secure to nailer with deck screws. Prep, prime, and paint trim following repairs. Repair 26 locations per the defect matrix. Page 35 of 104

36 7.0 SLIDING GLASS DOORS 7.06 Sliding glass door hardware is broken. Sliding glass doors. Manufacturers recommendations, industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Security issue. Remove sliding glass door locking mechanism and discard. Install new locking mechanism and test for proper operation. Repair 1 location per the defect matrix. Page 36 of 104

37 8.0 EXTERIOR DOORS 8.03 Inadequate installation of threshold and weather-stripping. Entry doors California Building Code / 1997 Uniform Building Code Section 1402, industry standards. California Civil Code Section 896(a)(1), 896(a)(2), 896(a)(3), 897. Water intrusion/air infiltration through between the door and threshold or weather-stripping. Modify weather-stripping to limit air infiltration. Repair 3 locations per the defect matrix. Page 37 of 104

38 8.0 EXTERIOR DOORS 8.04 Inadequate door frame attachment. Entry doors. Industry standards. California Civil Code Section 896(a)(1), 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Door frame separating from stucco resulting in spalling of stucco color coat. Re-secure door frame to trimmers. Caulk joint between stucco and frame. Prime and paint door frame. Repair 3 locations per the defect matrix. Page 38 of 104

39 8.0 EXTERIOR DOORS 8.05 Automatic garage doors obstruction sensors are too high. Garages. California Health and Safety Code Section 19890, manufacturers recommendations, industry standards. California Civil Code Section 897. Life safety issue. Remove and reinstall obstruction sensing devices per California requirements. Test for proper operation following repairs. Repair 1 location per the defect matrix. Page 39 of 104

40 8.0 EXTERIOR DOORS 8.06 Garage door opener failed prematurely. Garages. Industry standards. California Civil Code Section 897. Premature failure of equipment presents a financial burden to homeowners and fails to meet expected life of equipment. Inspect all remaining garage doors. Repair or replace faulty parts and equipment. Reimburse homeowners for costs incurred. Repair 1 location per the defect matrix. Page 40 of 104

41 8.0 EXTERIOR DOORS 8.07 Door out of square with frame; binding. Casita building entry doors. Industry standards. California Civil Code Section 897. Door rubbing on frame causes damage to paint. Remove door and set aside. Install shims at the hinge side and reinstall door. Test for proper operation. Prep, prime, and paint door and door frame following repairs. Repair 2 locations per the defect matrix. Page 41 of 104

42 8.0 EXTERIOR DOORS 8.11 Missing water table flashing over head of door frame. Casita building entry doors California Building Code / 1997 Uniform Building Code Section 1402 & 2506, industry standards. California Civil Code Section 896(a)(1), 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Water damage to building components. Remove stucco at the head of the door. Remove the self-adhered flashing at the head of the door and loosen jamb flashings. Install a sheet metal water table flashing over the head of the door latch. Replace the self-adhered flashing at the head of the door and properly lap with sheet metal flashing and weather resistive barrier. Replace the stucco system and texture to match. Paint the stucco to match existing following Repair 100% of casita entry doors. Page 42 of 104

43 9.0 CONCRETE & MASONRY 9.03 Driveway cracks. Driveways. Industry standards. California Civil Code Section 896(g)(1), 897. Cracked concrete is unsightly. Decreased useful life of concrete. Repair per the recommendations of a structural engineer. Remove concrete driveway panel. Prepare the soil surface. Form, place and finish new 6" thick concrete panel sections doweled into existing driveway. Assume #4 rebar at 24" on center. Repair 2 locations per the defect matrix. Page 43 of 104

44 9.0 CONCRETE & MASONRY 9.05 Chipped or cracked concrete slabs. Garages and unit interiors beneath damaged flooring. Industry standards. California Civil Code Section 896(b)(1), 896(b)(2), 896(b)(4), 896(c)(1), 896(g)(1), 897. Presents a trip hazard to pedestrians. Remove floor finishes as required. Chip out and discard loose concrete. Repair with an approved epoxy based repair compound. Replace floor finishes to match. Repair in conjunction with 9.08 and Repair at 22 units per the defect matrix. Page 44 of 104

45 9.0 CONCRETE & MASONRY 9.06 Patio cracks or deterioration. Entry, side or rear patios. Industry standards. California Civil Code Section 896(g)(1), 897. Spalling of concrete and stucco covering. Repair per geotechnical engineer, structural engineer and/or material specialist. Remove concrete patio panel. Prepare the soil surface. Form, place, and finish new 4" thick concrete panel section. Repair 10 locations per the defect matrix. Page 45 of 104

46 9.0 CONCRETE & MASONRY 9.08 Vinyl floor discoloration, seam separation or edge curling on concrete slab. Kitchen and bathrooms. Industry standards. California Civil Code Section 896(a)(7), 896(a)(8), 896(a)(14), 896(a)(17), 896(b)(1), 896(c)(1), 896(c)(3), 897. Water damage to the backing of the vinyl flooring. Remove and replace vinyl flooring. Repair 9 units with an average 2 locations per unit. Page 46 of 104

47 9.0 CONCRETE & MASONRY 9.09 Floor tile and grout cracked or loose. Unit interiors. Industry standards. California Civil Code Section 896(a)(7), 896(a)(8), 896(b)(1), 896(b)(3), 896(c)(1), 896(c)(3), 896(g)(3)(13), 897. Cracked or loose tile and grout. Remove and replace cracked tile. Repair in conjunction with Repair 18 locations per the defect matrix. Page 47 of 104

48 9.0 CONCRETE & MASONRY 9.10 Voids and cracks in foundation slab edge and stem walls. Garages and side elevations. Industry standards. California Civil Code Section 896(b)(1), 896(b)(3), 896(c)(1), 896(c)(3), 896(g)(3)(13), 897. Rodent infestation and damage to interior building components. Patch the concrete with epoxy compound. Repair 2 locations per the defect matrix. Page 48 of 104

49 10.0 FIRE RESISTIVE CONSTRUCTION Roof overhangs within 3 feet of the property line are not protected by 1- hour construction. Overhangs at adjoining wall of the duplex units California Building Code / 1997 Uniform Building Code Section 709, 1995 Cabo One and Two Family Dwelling Code Section 302. California Civil Code Section 896(d)(1), 897. Life safety issue due to increased risk of fire spreading from adjacent units. Install fiber cement panel siding at the underside of the eave overhang. Prep, prime, and paint panel siding to match existing following repairs. Repair 100% of duplex buildings. Page 49 of 104

50 10.0 FIRE RESISTIVE CONSTRUCTION Unsealed penetration through fire-rated wall. Garages California Building Code / 1997 Uniform Building Code Section 709. California Civil Code Section 896(d)(1), 897. Life safety issue. Seal gaps at penetrations with fire caulking. Repair 9 locations per the defect matrix. Page 50 of 104

51 11.0 GYPSUM WALLBOARD Corner bead separation. Wall and soffit corners. Industry standards. California Civil Code Section 896(b)(1), 896(b)(4), 897. Damage to the painted wall surfaces. Repair in conjunction with structural engineer recommendations. Reattach corner bead to wall framing. Repair with joint compound and texture to match existing. Seal and paint both wall/ceiling planes. Repair per defect matrix, photos, and notes. Page 51 of 104

52 11.0 GYPSUM WALLBOARD Drywall cracks and nail pops. Walls and ceilings. Industry standards. California Civil Code Section 896(b)(1), 896(b)(4), 897. Damage to the painted wall surfaces. Repair in conjunction with structural engineer recommendations. Repair with mesh tape and joint compound. Texture to match existing. Seal and paint entire plan of ceiling or wall. Repair per defect matrix, photos, and notes. Page 52 of 104

53 15.0 MISC. ARCHITECTURAL Countertop tile and grout cracks. Kitchens. Industry standards. California Civil Code Section 896(a)(18), 896(a)(3), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(13), 897. Cracked tile and grout. Remove and replace cracked countertop tile and grout. Repair 5 locations per the defect matrix. Page 53 of 104

54 15.0 MISC. ARCHITECTURAL Improper attachment of wall cabinets. Laundry room. Industry standards. California Civil Code Section 896(a)(3), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Separation from ceiling and/or wall. Reattach cabinets with screws into ceiling/wall framing. Repair 2 locations per the defect matrix. Page 54 of 104

55 15.0 MISC. ARCHITECTURAL Separation of interior door frame and/or casing. Unit interiors. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Separation of wood trim. Fill gaps with wood joint filler. Sand and finish to match existing. Prep, prime, and paint door frame and casing following repairs. Repair 10 locations per the defect matrix. Page 55 of 104

56 15.0 MISC. ARCHITECTURAL Separation of base molding joints. Unit interiors. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Separation of baseboards. Fill gaps with wood joint filler. Sand and finish to match existing. Prep, prime, and paint baseboard corner to corner following repairs. Repair 4 locations per the defect matrix. Page 56 of 104

57 15.0 MISC. ARCHITECTURAL Unsupported tile V-cap. Kitchens. Industry standards. California Civil Code Section 896(a)(18), 896(a)(3), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 896(g)(3)(13), 897. Cracked and loose tile and grout. Repair of cracked and loose tile included in Remove refrigerator and stove for access. At all countertop and islands, fill gap behind V- cap and backing with approved adhesive. Reinstall appliances. Repair 7 locations per the defect matrix. Page 57 of 104

58 15.0 MISC. ARCHITECTURAL Leak at shower enclosure. Master bathroom showers. Industry standards. California Civil Code Section 896(a)(17), 896(a)(18), 896(a)(3), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), Water damage to interior finishes. Remove glass shower door assembly and set aside. Clean shower surround and pan free of dirt and debris. Reinstall shower door assembly set in a full bead of sealant. Repair interior finishes following repairs. Repair 1 location per the defect matrix. Page 58 of 104

59 15.0 MISC. ARCHITECTURAL Misaligned or out of square interior doors. Unit interiors. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Reduced utility of building components. Remove door and door hardware and set aside. Install shims, plane, and adjust door. Test for proper operation. Prep, prime, and paint door all six sides and door frame following repairs. Repair 7 locations per the defect matrix. Page 59 of 104

60 16.0 WINDOWS Window interior stains and drywall cracks. Window interiors California Building Code / 1997 Uniform Building Code Section 1402, industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water damage to building components and interior finishes. Repair the drywall at the window interior. Seal and paint the window return. Repair per defect matrix, photos, and notes. Page 60 of 104

61 16.0 WINDOWS Failed insulated glazing. Windows. Industry standards. California Civil Code Section 896(a)(3), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Reduced utility of building components. Repairs should be performed by a certified repair technician approved by the window manufacturer to maintain any applicable product warranties. Remove glazing stops and set aside. Replace glazing panel. Reinstall glazing stops. Repair at 1 location per the defect matrix. Page 61 of 104

62 16.0 WINDOWS Missing, inoperable or broken sash balances or hardware. Single hung windows. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Window hardware has separated from the sash resulting in improper operation of the window. Repair window hardware and adjust the window for proper operation. Repairs should be performed by a certified repair technician approved by the window manufacturer to maintain any applicable product warranties. Remove the operable sash and hardware. Repair or replace the sash balances as required for proper opening, hold open and closing of windows with ease. Repair per defect matrix, photos, and notes. Page 62 of 104

63 16.0 WINDOWS Improperly installed or damaged window flashings, lack of sealant and/or integration with building paper. Windows tested or exhibiting leaking California Building Code / 1997 Uniform Building Code Section 1402, industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 897. Water damage to building components and interior finishes. Included in 4.10 repairs. Included in 4.10 repairs. Page 63 of 104

64 16.0 WINDOWS Improper window installation; binding and difficult operation. Horizontal or vertical sliding windows California Building Code / 1997 Uniform Building Code / 2001 California Building Code Section 310.4, ASTM Standard E Standard Test Method for Determination of Operating Force of Sliding Windows and Doors, industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Life safety where the windows are located in a sleeping room. Remove the stucco from the perimeter of the window. Loosen the window frame and reinstall level, plumb and square. If framing members are not straight, shim window for proper alignment and to avoid twisting of the frame. If window operation is unacceptable, replace the window with a custom replacement window to fit the opening. Install self-adhering window flashing and sealant at the window nail fins. Weather lap the flashing with the existing moisture resistive membrane. Replace the stucco reinforcing and 3 coat stucco to match the existing texture. Prep, prime, and paint exterior wall plane corner to corner. Repair the drywall at the window interior. Seal and paint the window return. Repair per defect matrix, photos, and notes. Page 64 of 104

65 16.0 WINDOWS Vinyl windows are nailed too close to the corner; cracked nailing flange. Windows tested. Industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water intrusion through the window frame into the wall cavities. Damage to building components interior finishes. Repair in conjunction with 4.10 repairs. Remove the brick veneer. Remove the self-adhered window flashings. Inspect the window assembly. If the assembly is damaged, replace the window assembly. Install self-adhering window flashing and sealant at the window nail fins. Weather lap the flashing with the existing moisture resistive membrane. Replace the brick veneer. Repair the drywall at the window interior. Seal and paint the window return. Included in contingency. Page 65 of 104

66 16.0 WINDOWS Damaged fixed window frame. Fixed window. Industry standards. California Civil Code Section 896(a)(2), 896(a)(3), 896(a)(10), 896(a)(11), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Damaged paint exposes the wood window frame. Reduced useful life of the building component. Included in other repairs. Included in other repairs. Page 66 of 104

67 17.0 FRAMING Improperly alignment of roof trusses; hump in roof. Attics. Industry standards. California Civil Code Section 896(b)(1), 896(b)(4), 897. Hump in roofs, unsightly. Exposes roofing to wind damage. Modify the adjacent roof trusses in the attic. Repair at 1 location per the defect matrix. Page 67 of 104

68 17.0 FRAMING Missing wood backing at gable end attic vents. Attic gable ends California Building Code / 1997 Uniform Building Code Section 2506, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 897. Inadequately secured vents are more likely to be susceptible to wind damage. Included in 5.09 repairs. Included in 5.09 repairs. Page 68 of 104

69 18.0 ELECTRICAL Unsealed exterior electrical boxes and fixtures. Light fixtures and AC disconnect boxes California Building Code / 1997 Uniform Building Code Section 1402, industry standards. California Civil Code Section 896(a)(10), 896(a)(11), 897. Water intrusion into and through the electrical boxes and/or wall cavities. Apply silicone sealant over top of light fixtures and AC disconnect boxes. Repair per defect matrix, photos, and notes. Page 69 of 104

70 18.0 ELECTRICAL Electrical panel directory is improperly labeled. Exterior elevations California Electrical Code Article 110. California Civil Code Section 896(f), 897. Life safety issue. Identify branch circuits and label accordingly. Repair 21 locations per the defect matrix. Page 70 of 104

71 19.0 PLUMBING Copper piping leaks beneath the slab. Garages and unit interiors California Plumbing Code / 2000 Uniform Plumbing Code section 313 & 315, industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(C)(1), 896 (3), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water damage to building components and interior finishes. At all homes: Shut down unit water supply and drain existing copper supply lines. Remove drywall at plumbing fixtures. Abandon existing copper supply lines and install a new copper water distribution system throughout. Replace drywall and finish to match. Prep, prime, and paint interior walls and ceilings following repairs. Where kitchen island with sink and/or dishwasher exists: Remove floor covering. Remove kitchen cabinets and appliances as required for repair. Saw cut and remove a 12" strip of the concrete slab from the island to the nearest wall. Abandon existing copper lines and install new copper supply lines from kitchen island to new wall location. Install dowels into existing concrete. Pour new concrete and finish to match existing. Replace floor covering. Repair remaining fixtures. Repair 100% of units. See homeowner out of pocket repairs for prior repair costs. Page 71 of 104

72 19.0 PLUMBING Page 72 of 104

73 19.0 PLUMBING Copper piping leaks within the walls or ceilings. Unit interiors California Plumbing Code / 1997 Uniform Plumbing Code section 313, industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Damage to interior building components and finishes. Reimburse homeowner for repairs made and repair remaining associated water damage. Repair 1 location per the defect matrix. Page 73 of 104

74 19.0 PLUMBING Loose toilet or failure of seal at flooring. Bathrooms. Industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Damage to vinyl flooring and sub-flooring at second floors. Repair in conjunction with vinyl floor repairs - See 9.08 & Remove and reset toilet with new wax ring. Repair 11 locations per the defect matrix. Page 74 of 104

75 19.0 PLUMBING Dishwasher failed prematurely. Kitchens. Industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Reduced useful life of appliances is a burden to homeowners. Reimburse homeowner for replacement dishwashers. Repair 3 locations per the defect matrix. Page 75 of 104

76 19.0 PLUMBING Cracked fiberglass tub or shower. Bathrooms. Manufacturers recommendations, industry standards. California Civil Code Section 896(a)(14), 896(a)(17), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water intrusion through the cracks. Remove and replace drywall for access. Provide solid support for cracked area. Repair fiberglass cracks and finish. Repair 2 locations per the defect matrix. Page 76 of 104

77 19.0 PLUMBING Excessive time for hot water; recirculating pump installed. Garages. Industry standards. California Civil Code Section 896(e), 897. Reduced useful life of appliances is a burden to homeowners. Included in repairs. Included in repairs. Page 77 of 104

78 19.0 PLUMBING Unsealed tub/shower valve escutcheon or spout. Bathrooms. Industry standards. California Civil Code Section 896(a)(14), 896(a)(17), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water leaks behind escutcheon. Seal escutcheon with caulking. Repair 3 locations per the defect matrix. Page 78 of 104

79 19.0 PLUMBING Copper water piping is placed in rock backfill and lacks sand shading; damaged piping. Garages and unit interiors. Industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(C)(1), 896(C)(3), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Water intrusion and damage to interior building components and finishes. Included in repairs. Included in repairs. Page 79 of 104

80 19.0 PLUMBING Flooring and slab damaged due to pipe leak. Unit interiors. Industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(C)(1), 896(C)(3), 896(e), 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Damage to interior building components and finishes. Reimburse homeowner for repairs made. Repair 11 locations per the defect matrix. Page 80 of 104

81 19.0 PLUMBING Inadequately supported under mount sink. Kitchen. Industry standards. California Civil Code Section 896(a)(14), 896(a)(18), 896(e), 897. Reduced useful life of building components and water damage to interior finishes. Install brackets and re-secure sink to countertop rough top. Repair 1 location per the defect matrix. Page 81 of 104

82 19.0 PLUMBING Damage to cabinetry from leaking. Kitchens and bathrooms. Industry standards. California Civil Code Section 896(a)(14), 896(a)(18), 896(e), 897. Water damage to building components and interior finishes. Replace damaged cabinet panels. Repair 6 locations per the defect matrix. Page 82 of 104

83 19.0 PLUMBING Cracked plastic washer box. Laundry rooms. Industry standards. California Civil Code Section 896(a)(14), 896(e), 897. Unsupported pipes are susceptible to damage from normal use. Replace wash machine valve box. Repair 1 location per the defect matrix. Page 83 of 104

84 19.0 PLUMBING Missing piping insulation at water heater. Garages California Energy Code 150(j), industry standards. California Civil Code Section 896(a)(14), 896(e), 897. Reduced useful life of appliances. Reduced energy efficiency is a burden to homeowners. Install insulation on hot and cold water lines. Repair 27 locations per the defect matrix. Page 84 of 104

85 19.0 PLUMBING Bathtub fixture is loose. Bathrooms. Industry standards. California Civil Code Section 896(a)(14), 896(e), 897. Reduced utility of building components. Water damage to building components and interior finishes. Remove fixture hardware. Secure piping to the tub deck. Reinstall the fixture tightly secured to piping. Repair 4 locations per the defect matrix. Page 85 of 104

86 19.0 PLUMBING Damaged drywall at water heater. Garages. Industry standards. California Civil Code Section 896(a)(14), 896(e), 897. Water damage to building components and interior finishes. Repair in conjunction with and repairs. Remove and replace drywall. Finish drywall to match existing. Prep, prime, and paint wall plane corner to corner following repairs. Repair 6 locations per the defect matrix. Page 86 of 104

87 19.0 PLUMBING Water heater T&P line is missing. Garages California Plumbing Code / 2000 Uniform Plumbing Code Chapter 5, industry standards. California Civil Code Section 896(a)(14), 896(e), 897. Water damage to building components and interior finishes. Included in repairs. Included in repairs. Page 87 of 104

88 20.0 MECHANICAL / HVAC Condensate leaks; stained OSB in attic. Attics. Industry standards. California Civil Code Section 896(a)(14), 896(a)(15), 896(e), 897. Damage to drywall ceilings and walls. Repair condensate line and damaged sheathing. Repair 3 locations per the defect matrix. Page 89 of 104

89 20.0 MECHANICAL / HVAC Restricted supply ducts in attic; low air flow. Attics. Industry standards. California Civil Code Section 896(g)(3)(4), 896(g)(3)(5), 897. Increased energy costs. Reduced utility of building components. Reconfigure duct to eliminate kinks and sags. Install additional duct, straps, and hangers as necessary. Repair at 19 units per the defect matrix. Page 90 of 104

90 20.0 MECHANICAL / HVAC Microwave oven failed prematurely. Kitchens. Industry standards. California Civil Code Section 896(g)(3)(A), 896(g)(3)(B), 896(g)(3)(c), 896(g)(3)(D), 897. Premature failure of building components is a burden to homeowners. Reimburse homeowner for replaced equipment. Reimburse homeowner for replaced equipment. Page 91 of 104