SUMMER VILLAGE CONDITIONS ASSESSMENT ENVELOPE BUILDING

Transcription

1 SUMMER VILLAGE BUILDING ENVELOPE CONDITIONS ASSESSMENT PREPARED FOR: Summer Village Townhomes c/o Kim Patterson Parker Brown Real Estate 187 W Main Street Lehi, UT PROJECT NUMBER: REPORT DATE: October 5, 2015 REVISION DATE: PREPARED BY: (P) (F) Oregon Utah - Washington 2015 FORENSIC BUILDING CONSULTANTS. ALL RIGHTS RESERVED.

2 TABLE OF CONTENTS Table of Contents 2 Executive Summary 3 BECA Scope 3 BECA Findings 4 Recommended Next Steps 6 Background Information 8 Property Site 9 Property Elevations 10 Exterior Assemblies: Observations & Discussion Deck Observations Roof Diverter Observations Window and Door Observations Masonry Veneer Exterior Weather Wall Protection 34 Summary of Observations 40 Appendix A: Important Information 42 Appendix A1: Disclosures and Limitations 43 End of Document 44 FORENSIC HEADQUARTERS UT # PAGE 2

3 EXECUTIVE SUMMARY Client Name: Summer Village Townhomes c/o Kim Patterson Property Name: Summer Village Townhomes (Property) Parker Brown Real Estate Client Address: 187 W. Main Street Property Address: Sunshine Drive Lehi, UT Saratoga Springs, UT Report Type: Building Envelope Conditions Assessment (BECA) Report Date: September 21, 2015 Dear Mrs. Patterson: On September 14, 2015, Forensic Building Consultants (Forensic) performed a BECA at the Property in general conformance with ASTM E2128 Standard Guide for Evaluating Water Leakage of Building Walls, The intent of Forensic s BECA was to evaluate the existing condition of the Property s accessible building envelope assemblies at limited locations, noting evidence of nonconforming construction conditions (i.e., construction defects ), water leakage-facilitating conditions and evident water leakage pathways, and resultant property damage (if any). The following report has been prepared to provide representative photographic documentation, discussion, and a summary of Forensic s BECA observations, and to specify preliminary remediation recommendations for each observed condition, as applicable 1. BECA SCOPE Forensic s BECA was limited to observation and evaluation of the as-built construction assemblies or building locations listed below 2, as they existed at the time of our presence on site at the Property. All other construction assemblies or building locations not specifically identified below were beyond the scope of our BECA. Note that Forensic s BECA was limited to the following: l l l l Visual review of exterior wall coverings and fenestration (window and door) assemblies Visual review of roof coverings and surface drainage provisions Visual review of deck coverings and surface drainage provisions Visual review of concrete flatwork and soil finish grade adjacent to exterior walls 1 Please refer to Appendix A of this report for important information regarding Forensic s disclosures and limitations, performance criteria & methodology, and standard definitions & abbreviations. 2 Please refer to Background Information section of this report for additional description of the Property s as-built construction assemblies. PAGE 3

4 l Examination of concealed building envelope assemblies at 24 specific inspection opening (IO) locations 3 BECA FINDINGS Forensic s BECA has identified multiple nonconforming and water leakage-facilitating conditions at the Property, which individually or in combination have resulted in property damage or have the potential to result in future property damage. The conditions observed at the time of our presence on site at the Property are summarized and analyzed on the following pages. Please refer to the Summary of Observations section and appropriate Observations and Discussion photo section of this report for detailed information regarding a given condition. l l l 2 nd floor Front Deck Concerns Forensic noted multiple nonconforming conditions that fail to provide adequate weather protection for the 2 nd floor decks on the front elevations facilitating water infiltration behind exterior coverings and facilitating water absorption by moisture-sensitive structural building components. Examples of weather-resistance concerns noted throughout the decks on the property include the following: Inadequately waterproofed deck surfaces Omitted diverter flashings at the deck to wall junctions Unsealed penetrations on the horizontal surface of deck Open voids at omitted, discontinuous, and inadequate deck to wall flashings Inadequate coverage of deck edge flashing over cladding Inadequate clearances at horizontal terminations of cladding systems over deck surfaces Inadequately sloped deck surfaces Unsealed vent or HVAC intake penetrations Moisture-deteriorated building envelope components Corroded building envelope components Damage to structural components, weather resistive barriers, and cladding materials due to above mentioned deficiencies Roof Diverter Concerns Roof to sidewall transitions are particularly vulnerable to moisture intrusion and thus require diverters installed to adequately convey water away from the buildings exterior coverings. Examples of roof diverter concerns noted throughout the property include the following: Omitted, discontinuous, and/or inadequate diverter flashing provisions at roof-to-wall step flashing terminations Damage to structural components, weather resistive barriers, and cladding materials due to the above mentioned deficiencies Window and Door Concerns Forensic also observed multiple conditions throughout the Property related to the windows and doors that should be addressed with repair or replacement of the affected assembly. All of the wood framed door assemblies on the second floor decks showed some level of deterioration or damage due to moisture. These doors should be replaced as the decks are 3 Please refer to Observations & Discussion photo sections of this report for additional information regarding IO locations. PAGE 4

5 being repaired. The remaining wood doors should be replaced as needed. Examples of window and door concerns that were noted are: l l l l Moisture damaged wood doors and door frames Omitted head flashings over windows and door trim Improperly installed window fasteners Failed internal glazing units in vinyl windows Masonry Concerns Forensic also observed multiple conditions related to the masonry veneer that are allowing path ways for moisture intrusion and preventing egress of incidental moisture. The combination of these two conditions promotes moisture to be absorbed into weather resistive and structural building components causing property damage. Examples of masonry concerns noted throughout the Property include the following: Omitted, discontinuous, or inadequate flashing over brick water table Omitted sealant joints between dissimilar materials Omitted, sealed, and/or blocked weep provisions at the base of wall and other horizontal wall terminations Inadequate slope of the brick water table Excessive mortar blocking the drainage cavity Moisture staining and mineral leaching on the face of the brick indicating moisture intrusion Exterior Weather Wall Protection Concerns Forensic also observed multiple conditions in the cladding systems throughout the Property that promote water infiltration, prevent incidental moisture egress, and/or decrease the expected life span of the building envelope components. Examples of exterior weather wall protection concerns noted throughout the Property include the following: Omitted, sealed, and/or blocked weep provisions at horizontal wall covering terminations Omitted or improperly-constructed dynamic sealant joints between dissimilar materials, failing to accommodate differential thermal movement and facilitating premature sealant failure Improperly installed stucco system and stucco accessories causing cracking and open voids Gaps and voids in the cladding system facilitating moisture intrusion Inadequate clearances at horizontal or diagonal terminations of cladding systems above roof and other horizontal surfaces Corroded building envelope components Reverse-lapped components (lower layer improperly lapped over upper layer) within the building envelope Omitted, discontinuous, and/or inadequate water-resistive barrier (WRB) provisions behind exterior wall coverings Omitted, discontinuous, and/or inadequate flexible flashing provisions at rough opening locations Structural Concerns At the time of Forensic s investigation, multiple conditions were observed that have the potential to compromise the structural integrity of the Property or its component assemblies. Specific examples of structural concerns include the deteriorated state of the 2 nd floor decks. Immediate repairs should be made to these decks before the damage spreads to more costly and serious structural components. Concrete Flat Work Concerns- Forensic also noted several areas of cracked and settled concrete areas. Cracked and settled concrete can be indications of more sever geotechnical concerns. These conditions also create trip and fall hazards that should be addressed to prevent personal injury. PAGE 5

6 RECOMMENDED NEXT STEPS Forensic believes that the nonconforming and water leakage-facilitating conditions identified in this report need to be remediated in order to help ensure that the longevity and weather-resistance of the Property are not compromised. As such, we recommend pursuing the following course of action in a timely manner: l l l l Follow-Up Meeting Meet with Forensic at your earliest convenience to further discuss our investigation findings and recommended next steps, and to begin to develop a plan for further action. The action plan will outline the following: Establish Project remediation goals Prioritize nonconforming conditions according to risk Identify available repair options and strategies Formulate a final repair strategy using established budgets in relation to remediation goals Complete replacement of all deck waterproofing components The damage found at most of the deck investigative openings was quite extensive and in need of immediate repair. If these repairs are deferred the damaged structural components will continue to deteriorate. If continued deterioration occurs these repairs will become more costly, result in imminent collapse concerns, and pose life and safety risks. Consult Structural Engineer The 2nd floor decks on the front elevation are supported by cantilevered TJI floor joists. Many of the floor joists have seen extensive damage. Cantilevered framing members are extremely difficult and costly to replace. Repairs to these damaged floor joists should be made only under the direction of a licensed structural engineer. Preliminary Repair Assessment (PRA) Have Forensic generate a PRA for the Property, which will provide an outline of the steps necessary to remediate the conditions identified throughout this report. The PRA can then be used to solicit repair bids in order to analyze initial cost assessments provided by bidding contractors. Due to the limited nature of Forensic s investigation scope, additional measures may be required in order to develop an accurate PRA. These additional measures should include Additional Investigation Have Forensic return to examine additional inspection openings (IOs) at select locations throughout the Property s building envelope assemblies. Forensic found that many of the defective building envelope conditions were not consistent. Since construction methods seam to differ from building to building it is difficult to comprise a repair method that will be all encompassing without requiring 100% replacement. Additional Investigations can also be beneficial for comprising a final and more accurate repair cost. Attic and Crawlspace Review At the time of additional investigation, have Forensic perform a visual representative review of the Property s under-floor crawlspaces, basements, and attic cavities. Visual review of these locations will allow Forensic to more effectively document and evaluate the presence of sub-grade water leakage, structural concerns, ventilation concerns, moisture accumulation, and/or microbial growth (if any) at the Property. Water Leakage Replication Testing Have Forensic return to observe pressurized chamber testing performed on select fenestration assemblies throughout the Property in order to simulate environmental conditions that have the potential to facilitate water leakage in an attempt to re-create water leakage pathways. Pressurized chamber testing should be conducted by a qualified testing agency in general conformance with the test methods outlined in ASTM E1105 Standard Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Skylights, Doors and Curtain Walls, by Uniform or Cyclic Static Air Pressure Difference. PAGE 6

7 We appreciate your confidence in Forensic and we look forward to addressing any questions or concerns that you may have regarding the contents of this report. Please do not hesitate to contact Forensic at (503) or if we can be of further assistance. Thank you. Respectfully submitted, FORENSIC BUILDING CONSULTANTS Chad Fackler Project Manager and Building Science Consultant Director of Investigative and Litigation Services Building Science Specialist Toby C. White, Vice President and Director of Technical Services PAGE 7

8 BACKGROUND INFORMATION Building Occupancy Type: Multi-family townhomes # of Buildings: 10 # of Stories: 2 # of Units: 76 Reported Construction Date: 2006 Building Permit Issue Date 4 : TBD Description of Exterior Wall Assemblies: n n n n n Brick veneer w/ 30 lb felt 2-coat stucco Fiber cement lap siding and shingles (believed to be James Hardie) Wood trim members, exterior sealant joints, and sheet metal flashing Paper-based waterresistive barrier (WRB believed to be Super JumboTex, manufactured by Fortifiber) Description of Roof Assemblies: n n n n Asphalt roofing shingles (manufacturer TBD) Wood trim members, exterior sealant joints, and sheet metal flashing Felt-based roof underlayment (manufacturer TBD) Plywood roof sheathing and wood framing members n Oriented strand board (OSB) wall sheathing and wood framing members Description of Fenestration Assemblies: n n n Vinyl flange-mounted window (believed to be manufactured by Jones Paint and Glass (JG-1) a member of the American Architectural Manufacturers Association AAMA) Wood framed exterior inswing French doors. Manufacturer unknown. Flexible flashing at fenestration rough openings (believed to be mix of SK-10 and MoistStop by Fortifiber) Description of Deck Assemblies: n n n n n Steel guardrail assemblies Tile surface and cementitious coating Sheet metal flashing No waterproofing membrane on most decks Plywood deck sheathing and TJI framing members PAGE 8

9 PROPERTY SITE The aerial image below, obtained from Google Maps, illustrates the overall site conditions at the Property with the investigative opening noted. Note that this image is oriented so that North corresponds with the top of the page. PAGE 9

10 PROPERTY ELEVATIONS The photos below illustrate the typical building elevations at the Property. Note that elevations may be referred to as Front, Left, Rear, & Right, throughout this report, rather than North, West, South, & East. Overview: Typical Front Elevation PAGE 10

11 Overview: Typical Right Elevation PAGE 11

12 Overview: Typical Rear Elevation PAGE 12

13 Overview: Typical Left Elevation PAGE 13

14 Exterior Assemblies: Observations & Discussion PAGE 14

15 1. DECK OBSERVATIONS 1.1. DECK OBSERVATIONS AND RESULTANT DAMAGE Overview of decks (typical) Moisture staining on the underside of decks Condition indicates moisture intrusion from the top side of the deck and collecting in the framing cavity Omitted waterproofing beneath deck coverings Condition fails to provide adequate moisture protection for underlying deck assembly components. Notice corroded fasteners and reinforcing lath. PAGE 15

16 1. DECK OBSERVATIONS Additional example of condition shown previously. Note omitted waterproofing over drip edge flashing Discontinuous waterproofing at deckto-wall interface Condition fails to provide adequate incidental water protection for underlying deck assembly components. Note open void and corroded flashing. Additional example of condition shown previously, illustrating open voids in deck to wall flashing which facilitates moisture infiltration into the deck assembly. PAGE 16

17 1. DECK OBSERVATIONS Un-sealed penetration through horizontal deck surface Condition facilitates water infiltration into deck assembly. Additional example of condition shown previously, illustrating un-sealed fasteners and delaminated coating. Additional example of condition shown previously, illustrating un-sealed and corroded fasteners. PAGE 17

18 1. DECK OBSERVATIONS Omitted or discontinuous flashing diverter at deck-to-wall flashing termination Condition fails to adequately convey surface drainage away from wall interface and increases likelihood of water infiltration into exterior wall assembly. Close-up of location shown previously, illustrating omitted diverter and damage of deck framing PAGE 18

19 1. DECK OBSERVATIONS SMACNA requirements for deck-to-wall flashing termination, illustrating proper installation of flashing diverter to convey surface drainage away from deck-to-wall interface Omitted or discontinuous sill pan flashing at door threshold adjacent to membrane deck Condition impedes incidental water egress and facilitates water infiltration into deck and exterior wall assemblies at door threshold location. During our investigation, many home owners had reported water flowing into their homes under the deck doors. ASTM E2112 requirements for proper sill pan flashing construction at door threshold. PAGE 19

20 1. DECK OBSERVATIONS Less than 1-2 clearance between cladding and deck surface Condition impedes incidental water egress and facilitates moisture accumulation within exterior wall assembly. Additional example of condition shown previously, illustrating inadequate cladding clearances Less than 2% positive deck wearing surface slope Condition impedes proper conveyance of surface drainage away from structure, increasing likelihood of water infiltration into deck and exterior wall assemblies..2 degrees of slope convers to.35% slope. PAGE 20

21 1. DECK OBSERVATIONS Exhaust vent termination not tightlined to exterior through deck TJI bay Condition impedes outdoor discharge of moisture-laden exhaust air and facilitates moisture accumulation within floor framing cavity, increasing likelihood of condensation events Resultant Damage Resultant Damage PAGE 21

22 1. DECK OBSERVATIONS Resultant Damage Damage has extended to the interior of the building on the affected floor joists Resultant Damage Resultant Damage PAGE 22

23 1. DECK OBSERVATIONS Resultant Damage Leaks from the deck above have caused damage to the brick below resulting in more costly repairs as the condition continues to deteriorate. Close-up of location shown previously, illustrating moisture staining and cracks in the brick. Moisture entering the brick from above can freeze causing the excessive cracks seen here. PAGE 23

24 2. ROOF DIVERTER OBSERVATIONS 2.1. ROOF TO WALL OBSERVATIONS AND RESULTANT DAMAGE Omitted or discontinuous kick-out flashing at roof-to-wall step flashing termination Condition fails to adequately convey surface drainage away from wall interface and increases likelihood of water infiltration into exterior wall assembly. Building code requirements for roof-to-wall step flashing termination, illustrating proper installation of kick-out flashing to convey surface drainage away from roof-to-wall interface Moisture-deteriorated wall assembly components Exterior wall sheathing exhibits damage below omitted diverter flashing. Damage results from sustained presence of moisture due to water leakage and/or moisture accumulation within exterior wall assembly. PAGE 24

25 2. ROOF DIVERTER OBSERVATIONS Close-up of location shown previously, illustrating damage resulting from omitted diverter flashing Less than 1-2 clearance between siding and roof surface Condition impedes incidental water egress and facilitates moisture accumulation within exterior wall assembly. The use of J-Channel for the siding termination facilitates a larger volume of water collecting in the channel termination. Tis is not an approved installation method for this cladding type Less than 1-2 clearance between stucco and roof surface Condition impedes incidental water egress and facilitates moisture accumulation within exterior wall assembly. PAGE 25

26 2. ROOF DIVERTER OBSERVATIONS Close-up of location shown previously, illustrating moisture staining resulting from improperly constructed diverter flashing. PAGE 26

27 3. WINDOW AND DOOR OBSERVATIONS Omitted dynamic sealant joint between dissimilar materials Condition fails to allow for dimensional movement of adjacent siding components and facilitates deflection of siding and or window. Un-sealed transitions from building components promote moisture intrusion. Note: The unique use of J-Channel with fiber cement cladding is not a manufacturer approved installation method. The use of J-channel with fiber cement cladding will promote moisture absorption into the cladding and decrease the serviceable life of this material. Additional example of condition shown previously, illustrating omitted sealant and avenue for moisture intrusion Omitted head flashing at window Omitted head flashing at window negates incidental water egress within wall assembly. Note: The unique use of J-Channel with fiber cement cladding is not a manufacturer approved installation method. The use of J-channel with fiber cement cladding will promote moisture absorption into the cladding and decrease the serviceable life of this material. PAGE 27

28 3. WINDOW AND DOOR OBSERVATIONS Omitted or discontinuous sill pan flashing at door threshold adjacent to membrane deck Condition impedes incidental water egress and facilitates water infiltration into deck and exterior wall assemblies at door threshold location. During our investigation, many homeowners had reported water flowing into their homes under the deck doors. ASTM E2112 requirements for proper sill pan flashing construction at door threshold Moisture damaged door assembly All of the wood door assemblies showed some level of deterioration due to moisture absorption. PAGE 28

29 \ SUMMER VILLAGE TOWNHOMES 3. WINDOW AND DOOR OBSERVATIONS Additional example of moisture damaged door assembly Cracked fenestration mounting flange Damage results from improper fenestration installation and/or fastener schedule Omitted or discontinuous sealant bedding beneath fenestration mounting flange Condition fails to provide adequate air leakage control and facilitates moisture transport through exterior wall assembly at fenestration rough opening. PAGE 29

30 4. MASONRY VENEER Less than 1/4" clearance between brick and vinyl fenestration frame Condition fails to allow for installation of properly dimensioned dynamic sealant joint to accommodate differential thermal movement between dissimilar materials, resulting in premature sealant failure. Additional example of condition shown previously, illustrating lack of clearance between vinyl window and brick cladding Less than 15 positive slope on projecting brick surface Condition impedes surface drainage away from wall coverings, increasing likelihood of water infiltration into exterior wall assembly. Note: 6.8% converts to 3.89 PAGE 30

31 4. MASONRY VENEER Omitted or discontinuous flashing atop brick water table at horizontal cladding transition Condition fails to compartmentalize dissimilar cladding components, impedes incidental water egress, and facilitates moisture accumulation within exterior wall assembly. Additional example of condition shown previously, illustrating discontinuous water table flashing. SMACNA requirements for proper installation of metal flashing atop masonry veneer. Note installation of up-turned end dam at butted flashing termination and proper integration of flashing vertical back leg behind WRB, permitting incidental water egress from within exterior wall assembly. PAGE 31

32 4. MASONRY VENEER Omitted up-turned end dam at butted flashing termination Condition fails to compartmentalize dissimilar cladding components, impedes incidental water egress, and facilitates moisture accumulation within exterior wall assembly Cracked mortar in brick Damage likely results from a combination of omitted diverter flashing and insufficient water table flashing. Cracking in masonry can occur when moisture is absorbed by the brick and subsequently freezes thus expanding and cracking the brick. Additional example of condition shown previously, illustrating cracked masonry. PAGE 32

33 4. MASONRY VENEER Damage resulting from inadequate flashing above brick Deteriorated WRB due to moisture intrusion. Additional example of condition shown above. Moisture staining noted on OSB. PAGE 33

34 5. EXTERIOR WEATHER WALL PROTECTION 5.1. IMPROPER CLADDING INSTALLATION Omitted, sealed, or blocked weep provisions Condition prevents evacuation of incidental moisture away from building components. Additional example of condition shown previously, illustrating omitted weep provisions. Condition fails to compartmentalize dissimilar cladding components, impedes incidental water egress, and facilitates moisture accumulation within exterior wall assembly Omitted or improperly constructed dynamic sealant joints. Condition fails to accommodate thermal movement between dissimilar materials and allows avenues for moisture intrusion. PAGE 34

35 5. EXTERIOR WEATHER WALL PROTECTION Additional example of condition shown previously, illustrating omitted sealant joints Improperly installed stucco and accessories Open voids in stucco allow for moisture infiltration. Note: omitted casing bead at stucco terminations. This condition promotes premature failure of the stucco system. Additional example of condition shown previously, illustrating exposed framing and moisture staining on stucco. Note: omitted casing bead at stucco terminations. This condition promotes premature failure of the stucco system. PAGE 35

36 5. EXTERIOR WEATHER WALL PROTECTION Stucco reinforcing lath exposed on the back side of the stucco. Lath should be located at the center of the stucco assembly. This condition promotes the potential for excessive cracking in the stucco system. Deteriorated building envelope components due to moisture infiltrations caused by the above mentioned deficiencies INADEQUATE FLASHING, WRB, AND FLEXIBLE FLASHINGS Less than 2 overlap of flashing components at splice joint Condition facilitates water infiltration into exterior wall assembly and fails to provide adequate incidental water protection for underlying building components. PAGE 36

37 5. EXTERIOR WEATHER WALL PROTECTION Less than 4-5 height of flashing vertical back leg at roof-to-wall interface Condition fails to allow for proper WRB overlap or provide adequate incidental water protection for underlying exterior wall assembly components. Additional example of condition shown previously, illustrating insufficient height of roof to wall step flashing Discontinuous or omitted WRB Condition fails to adequately protect building wall from moisture intrusion. PAGE 37

38 5. EXTERIOR WEATHER WALL PROTECTION Additional example of condition shown previously, illustrating omitted WRB over window flange Reverse-lap of flashing vertical back leg over exterior wall coverings Condition facilitates water infiltration behind flashing back leg and fails to provide adequate weather protection for underlying components Discontinuous flashing at the roof to wall hip Condition facilitates water infiltration behind flashing back leg and fails to provide adequate weather protection for underlying components. Note the open void in the flashing directly at the roof line. PAGE 38

39 5. EXTERIOR WEATHER WALL PROTECTION 5.3. CONCRETE FLAT WORK CONCERNS Cracked and settled concrete concerns Cracked and settled concrete can be indications of more sever geotechnical concerns. These conditions also create trip and fall hazards that should be addressed to prevent personal injury. Additional example of condition noted above showing cracks in the driveway and garage floor slab. PAGE 39

40 SUMMARY OF OBSERVATIONS The summary below provides a listing of the conditions noted throughout the Observations & Discussion photo sections above. For additional information regarding a specific condition, please refer to appropriate Observations & Discussion photo section of this report. 1. Deck Observations 1.1. Deck observations and Resultant Damage Overview of decks (typical) Moisture staining on the underside of decks Omitted waterproofing beneath deck coverings Discontinuous waterproofing at deck-to-wall interface Un-sealed penetration through horizontal deck surface Omitted or discontinuous flashing diverter at deck-to-wall flashing termination Omitted or discontinuous sill pan flashing at door threshold adjacent to membrane deck Less than 1-2 clearance between cladding and deck surface Less than 2% positive deck wearing surface slope Exhaust vent termination not tight-lined to exterior through deck TJI bay Resultant Damage Resultant Damage Resultant Damage Resultant Damage Resultant Damage Resultant Damage 2. Roof Diverter Observations 2.1. Roof to Wall Observations and resultant Damage Omitted or discontinuous kick-out flashing at roof-to-wall step flashing termination Moisture-deteriorated wall assembly components Less than 1-2 clearance between siding and roof surface Less than 1-2 clearance between stucco and roof surface 3. Window and Door Observations Omitted dynamic sealant joint between dissimilar materials Omitted head flashing at window Omitted or discontinuous sill pan flashing at door threshold adjacent to membrane deck Moisture damaged door assembly Cracked fenestration mounting flange Omitted or discontinuous sealant bedding beneath fenestration mounting flange 4. Masonry Veneer Less than 1/4" clearance between brick and vinyl fenestration frame PAGE 40

41 Less than 15 positive slope on projecting brick surface Omitted or discontinuous flashing atop brick water table at horizontal cladding transition Omitted up-turned end dam at butted flashing termination Cracked mortar in brick Damage resulting from inadequate flashing above brick 5. Exterior Weather Wall Protection 5.1. Improper Cladding Installation Omitted, sealed, or blocked weep provisions Omitted or improperly constructed dynamic sealant joints Improperly installed stucco and accessories 5.2. Inadequate flashing, WRB, and Flexible flashings Less than 2 overlap of flashing components at splice joint Less than 4-5 height of flashing vertical back leg at roof-to-wall interface Discontinuous or omitted WRB Reverse-lap of flashing vertical back leg over exterior wall coverings Discontinuous flashing at the roof to wall hip 5.3. Concrete Flat Work Concerns Cracked and settled concrete concerns PAGE 41

42 Appendix A: Important Information PAGE 42

43 APPENDIX A1: DISCLOSURES AND LIMITATIONS 1. Nonconforming Conditions: Forensic defines nonconforming conditions as construction conditions that fail to conform with the Property s applicable building code requirements, project documents available for Forensic s review, referenced standards and other industry association standards, as well as sound construction and weatherproofing principles. Because the Property s building permit issue date was not known by Forensic at the time of our presence on site at the Property or prior to the time that this report was generated, the identification of nonconforming conditions throughout the course of our investigation of the Property has been based on current building code requirements, industry association standards, and typical building product manufacturer installation requirements. 2. Project Documents: Within the scope of Forensic s services at the Property, project documents include (but are not necessarily limited to) the following: construction document drawings, project manual or written specifications, submittals or test reports, and building product manufacturer information. 3. Review of Project Documents: To assist Forensic s evaluation of the design intent or product manufacturers requirements for the installed construction assemblies at the Property, the following Project documents were made available for Forensic s review at the time of our presence on site at the Property or prior to the time that this report was generated: a. Project documents were not made available for Forensic s review at the time of our presence on site at the Property or prior to the time that this report was generated. 4. Service History Information: Within the scope of Forensic s services at the Property, service history information includes (but is not necessarily limited to) the following: accounts of previous water leakage or symptoms of leaks reported by building owners or occupants, maintenance or repair records, or previous investigation reports by others. 5. Review of Service History Information: To assist Forensic s evaluation of the previous occurrence of water leakage through the Property s building envelope assemblies, the following service history information was made available for Forensic s review at the time of our presence on site at the Property or prior to the time that this report was generated: a. Service history information was not made available for Forensic s review at the time of our presence on site at the Property or prior to the time that this report was generated. 6. Investigation Methodology: Forensic s investigation techniques consisted of examining select building components and/or systems throughout the Property s building envelope assemblies at locations where our experience has shown us that nonconforming construction conditions, water leakage, and/or property damage have a high likelihood of existing or developing. However, because Forensic s investigation did not include the complete removal of the Property s exterior wall coverings, roof coverings, fenestration (door & window) assemblies, and any other building components or systems overlaying the Property s underlying structure, water-resistive barrier (WRB), and other concealed building envelope assemblies, there remains the possibility of the existence of concealed property damage, water leakage, and/or nonconforming construction conditions that Forensic could neither detect, document, nor report on. 7. Visual Review: In general conformance with the investigation methods described by ASTM E 2128 Standard Guide for Evaluating Water Leakage of Building Walls, and/or ASTM D 7053 Standard Guide for Determining and Evaluating Causes of Water Leakage of Low-Sloped Roofs, Forensic performed a visual review of the unconcealed and accessible surfaces of the building components, systems, and locations included within the scope of Forensic s services at the Property. The objectives of Forensic s visual review were to document the existing construction conditions at the Property, to identify workmanship and/or building product deficiencies that have the potential to compromise the weather resistance of the Property s building envelope assemblies, and to formulate an initial hypotheses regarding the causes of evident weather resistance deficiencies or damage at the Property. 8. Inspection Openings: In general conformance with the investigation methods described by ASTM E 2128 Standard Guide for Evaluating Water Leakage of Building Walls, and/or ASTM D 7053 Standard Guide for Determining and Evaluating Causes of Water Leakage of Low-Sloped Roofs, Forensic also examined concealed building envelope assemblies at multiple limited inspection opening (IO) locations at the Property. Such investigation enabled Forensic to better verify the presence of concealed conditions within the Property s building envelope assemblies while documenting and evaluating the condition, sequencing, and integration of concealed building envelope components and systems. 9. Water Leakage Replication Testing: At no time during Forensic s investigation was water leakage replication testing performed to simulate environmental conditions that have the potential to facilitate water leakage in an attempt to re-create water leakage pathways at select building envelope locations. 10. Report Revisions: Forensic reserves the rights to amend, modify, and/or re-issue this report as more information becomes available for Forensic s review, or as additional investigation proceeds. This report is intended solely for use by Forensic s client and should, in any event, be reproduced only in its entirety, with this disclaimer included. PAGE 43

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