BUILDING INSPECTION REPORT

Transcription

1 PACIFIC NORTHWEST INSPECTION ENGINEERS th Avenue S.E., Renton, Washington (425) BUILDING INSPECTION REPORT March 24, 2016 Engineer's Inspection of 11811, 11815, 11909, 11913, & N.E. 118 th Lane For the exclusive use of Cambridge Place Condominium Association Dates of Inspection March 17 &18, 2016 Inspecting Engineer: Jack A. Swardz, P.E. INTRODUCTION The purpose of this inspection was to evaluate the items noted, to the extent that a reasonable amount of time and conditions permit. The initial presumption is that all elements are adequate and proper. Statements, representations or conclusions to the contrary are made only when the inspecting engineer sees evidence which, in his judgment, indicates the existence of significant deficiencies. The inspection is visual only and does not involve the opening or exposure of elements concealed from view. Wherever a deficiency of any kind is identified in this report, there is always a possibility that it is associated with a larger, more serious, or more extensive problem that is hidden from view or is beyond the scope of this inspection. Consequently, Cambridge Place Condominium Association should take whatever action is necessary to ensure that the full extent and implications of identified deficiencies are known. To fully understand the importance of any deficiency, Cambridge Place Condominium Association should obtain bids for its correction. Bids for repairs vary widely. The association should always obtain at least three competitive bids. Certain limitations apply to any inspection, including those diligently performed by a qualified expert. The limitations on this inspection include any noted in the body of the report together with those listed under "Limitations on Inspections" at the end of the report. We consider these limitations unavoidable. If the association makes any use of the information contained in this report, it is necessary that the association understands and accept these limitations. IF THESE LIMITATIONS ARE UNACCEPTABLE TO YOU, YOU SHOULD NOT RELY ON THE INFORMATION IN THIS REPORT FOR ANY PURPOSE WHATSOEVER.

2 EVALUATIONS A brief inspection was made of each unit interior to determine if modifications had been made. We attempted to inspect all of the units but were denied access to two of the units. STRUCTURAL ISSUES: Over the years, most of the 300 level units have been modified to take advantage of the side attic spaces as living space. It is my opinion that the modifications were less than professional and the modifications have compromised the overall structural integrity and the general health of the buildings. The most glaring problem that the modifications created is the lack of proper ventilation in the attic spaces. The ventilation has been compromised by the addition of walls and improperly installed insulation. The walls blocked the vents from the sides of the buildings and the insulation blocked the air flow into the attic spaces. Ventilation is important in the cold attic spaces to reduce the risk of condensation related problems as well as providing a path for elevated energy levels to escape from the attics and rafter cavities. Among the most critical consequences of not having proper ventilation are reduced life of the roof covering, premature deterioration of the roof sheathing, mold in the attics, and eventual decay and insect infestation. The property recently experienced the installations of new roof coverings and it was found that significant portions of the plywood roof sheathing had been compromised and the sheathing was replaced as part of the project. Currently, the inspection of most of the attic structures is limited because of the drywall in the attic spaces and room addition. However, a few of the spaces were exposed and we noted significant mold on the roof sheathing and other elements of the roof structures. Properly ventilated attics and rafter cavities requires that a logical path for air to flow over the top of the insulation for the full distance from the eaves to the ridges. The air enters the roof structure at the eaves and exhausts to the outside at the ridge. There seems to be two basic structures that make up the roof structures on this property. A vaulted ceiling rafter system is the most critical type of system. There must be an approximate two inch path for air to flow over the insulation in the rafter cavity. Most of these areas are obstructed by drywall but in a few areas it was noted that the insulation filled the entire rafter cavity. Mold was observed in these areas. Portions of the attic spaces are typical pre-manufactured truss structures. These areas have a larger area for air to flow. Again, there must be a continuous path for the air to flow over the top of the insulation package that is installed. There is some risk that the trusses have been modified with structural elements removed to facilitate the added floor area. At least one of the units had been improperly modified and subsequently, an engineered repair had been executed. Additional observations of the remaining truss type roof structures will be needed as part of the restoration program. Page 2 of 11

3 Modification of the existing vent ducts for bathrooms and kitchen was noted. Some of the venting now discharges into the attics and expanded areas. All vent fans must vent to the outside of the building through positive insulated pipe and fittings. There will be additional repairs for this issue during the building restoration process. As Cambridge Place Condominium Association goes forward, the question arises as to what to do about the less than professional modifications to ensure the continued serviceability of the buildings. The first and most logical plan is to restore the attic spaces to their original geometry. As an alternative, I recommend that all of the drywall be removed from the structure in the areas that were modified or otherwise expanded. This will provide access for evaluation of the existing structures and formulate repairs of the structure as well as direction as to how to properly install the insulation. I noted that different buildings had different basic ventilation systems and not all of the expansion projects are consistent from one unit to another. Therefore, it is difficult to provide for a definitive design that would fit all of the modified units. A general design will be required for each affected unit. Based on my observations, the modifications were limited to the 300 level units. It was reported that the buildings are scheduled for new siding to be installed. The overall restoration of the above mentioned deficiencies would be most efficient if they were coordinated with the siding replacement. This would likely make the evaluation and formulation of the restoration less intrusive to the buildings and living spaces. PLUMBING: A few of the units have had bathrooms installed in the expanded areas. I found no problems with the bathroom installations but I will further evaluate the sewer venting during the restoration process and when the interior drywall is removed. The installation of water heaters over the years has been less than complete or proper. With modern hot water tank installation, an expansion tank is needed to be installed in the nearby plumbing to compensate for the water expansion during its heating process. Not all tanks observed have expansion tanks. All pressure-temperature relief valves must have their outfalls lead to the outside of the building. All of the units have the pipe required to facilitate this issue but with the installation of new tanks over the years, the PT valves were not connected to the outfall pipes in several of the units. Modern code requires that hot water tanks be strapped to the walls to reduce the risk of overturning during seismic activity. Many of the tanks are not strapped to their adjacent walls. It is practical to install a drip pan below the water tanks. About half of the tanks have drip pans but no outfall pipe was installed. Consequently, a continuous drip would fill the pan and over flow. The installation of pans and outfall pipes for all units are needed to make the system functional. Page 3 of 11

4 ELECTRICAL: As part of the floor space expansion, some electrical work for lighting and receptacles was performed. I noted no serious problems with the electrical modifications but most of the wiring was not exposed for close examination. The lack of professionalism in other modifications and repairs put the electrical system into question. Further evaluation is needed with the restoration process. LIMITATIONS ON INSPECTIONS The limitations on this inspection include those discussed throughout the report, together with those listed in the following paragraphs. ACCESSIBILITY OF DEFICIENCIES: Statements, representations, or conclusions offered by the engineer who conducts the inspection and/or by Pacific Northwest Inspection Engineers are based solely upon a visual examination of the exposed areas of the structure inspected. Hidden defects could have a significant impact on the visually based conclusions, statements, and representations made by the inspector. NO WARRANTY: All statements, representations, or conclusions offered by the inspecting engineer are the considered opinion of the inspecting engineer arising from the limited inspection described herein. These statements, representations, or conclusions do not constitute an express or implied warranty of any kind. Page 4 of 11

5 SIDE ATTIC VENT HAS BEEN BLOCKED BY DRYWALL VENTILATON BLOCKED BY INSULATION Page 5 of 11

6 MOLD IN A RAFTER CAVITY. NOTE THAT THE ROOF SHEATHING IS NEW IN THIS AREA MODIFIED DUCT IN AN ATTIC Page 6 of 11

7 NEWLY INSTALLED FAN IN A BATHROOM NEWLY INSTALLED BATHROOM VENT Page 7 of 11

8 BATHROOM VENT INTO ATTIC PROPERLY INSTALLED HOT WATER TANK Page 8 of 11

9 PT VALVE DISCHARGES ONTO FLOOR NO EXPANSION TANK, PT VALVE NOT CONNECTED, NO STRAP Page 9 of 11

10 NO EXPANSION TANK, PT VALVE NOT CONNECTED NEW ELECTRICAL ADDITION, IT LOOKS OK Page 10 of 11

11 NEW LIGHT ISTALLATION IN A ROOM EXPANSION Page 11 of 11