Stucco Moisture Inspection Report

Transcription

1 Website: January 11, 2006 Stucco Moisture Inspection Report Property Address 123 Our Street OurTown, USA Report Ordered By: Mr. & Mrs. Client 123 Corporate StreetMyTown, Florida (TOLL FREE) (LOCAL) (FA)

2 TABLE OF CONTENTS 1. Introduction 1.1 Purpose of this inspection 1.2 Scope of this inspection 1.3 Limitations of Liability 1.4 Further Testing 1.5 Repair Follow-up and Annual Inspections 2. Your Moisture Inspection -North, South, East and West Elevation Grid-Style Photos with potential problem areas marked -Summary 3. Typical Moisture Problems in Stucco Homes & Remedial Methods 3.1 Moisture Problems Related to Unsealed Stucco Penetrations 3.2 Moisture Problems Related to Doors & Windows 3.3 Moisture Problems Related to Improper Stucco Termination at Grade 3.4 Moisture Problems Related to Improper Kickout and Other Roof Flashings 3.5 Moisture Problems Related to Improper Deck, Balcony & Patio Terminations 3.6 Moisture Problems Related to Cracks and Breaches in the Stucco 3.7 Moisture Problems Related to Stucco Accents and Flat Stucco Surfaces 3.8 Moisture Problems Related to Chimneys 3.9 Moisture Problems Related to Gutters and Downspouts 3.10 Moisture Problems Related to Improper Transitions (Brick to Stucco, etc.) 4. Stucco Information, Care and Maintenance 4.1 Types of Stucco -Exterior Insulation Finish Systems (EIFS) -Traditional Hard Coat Stucco Systems -Water Management or Drainable EIFS Systems 4.2 Is Stucco a Good Cladding System? 4.3 Care and Maintenance 5. Information About Our Company FA:

3 I. INTRODUCTION 1.1 PURPOSE: Enclosed is your Stucco Moisture Inspection. The purpose of this moisture inspection is to help assess the condition of the stucco system by looking for visible installation flaws, inadequate water diversion and sealant failures and conduct random moisture readings using electronic moisture scan devices. Please note that the provision of a scope of work for remedial repairs is not the purpose of this inspection. Further investigation may be needed to determine the extent of water damage, if any, and how best to modify your home to address any moisture problems that may be indicated by this inspection. 1.2 SCOPE OF INSPECTION: This is a basic, stucco inspection limited to the following: A visual examination of the condition of the stucco, exterior sealants, flashing, windows, doors, roof-to-stucco transitions, parapets, gutters, deck-to-building connections, stucco terminations and any penetrations through the stucco. Conducting of random electronic moisture scanning of the building envelope. Preparing a report of our observations of potential problem areas and recording any high readings found. Providing detailed information on typical moisture-related problems in stucco homes to assist you in maintaining the value of your home. 1.3 LIMITATIONS OF LIABILITY: Because this is a limited inspection, we can make no guarantee, express or implied, that our observations and random moisture readings offer conclusive evidence that no installation or moisture problems exist, or that problems found are all-inclusive. This inspection company, its employees and any divisions shall not be liable for non-visual defects, unseen defects, unspecified defects or hidden damage and conditions existing on the subject property and hereby disclaims any liability or responsibility thereof. All parties concerned agree to hold harmless and indemnify this inspection company involving any liabilities that may result. 1.4 FURTHER TESTING / INVESTIGATION: Our policy is to rely on moisture meter readings as an indicator of relative moisture values between different test spots, not as an absolute value of water content in the substrate. It is difficult to determine if the structural wood of your home has been damaged in areas of high readings without 'probing' and/or removing a core sample of the stucco to allow for visual inspection. Should we feel that further investigation is needed this will be indicated in the summary section of the report. 1.5 REPAIR FOLLOW-UP AND ANNUAL INSPECTIONS: A repair follow-up inspection should be conducted within three months after completion of the repairs to assess the effectiveness of the moisture modifications. This is extremely important. Annual inspections should also be scheduled to ensure that your stucco system remains dry. This way any sealant failures, stucco cracks, etc. can be caught and repaired promptly. Testing and maintaining your home on a regular basis is the best way to prevent costly repairs associated with moisture damage. Also, should you decide to sell your home, annual inspections and maintenance documentation will be a valuable selling tool, providing evidence to show that your home has been inspected and maintained on a regular basis by a reputable and qualified firm FA:

4 OWNER INFORMATION Project Information BUYER INFORMATION Owners Mr. & Mrs. Client Buyers Mr. & Mrs. Buyer Property Address 123 Our Street Buyers Address 456 Old Street City, State, ZIP OurTown, USA City, State, ZIP My Town, USA Phone Phone Owner's Buyer's Owners Realtor IB Realtor Buyers Realtor Mrs. Realtor Realty Company Great Realty Inc. Realty Company Super Realty Inc Phone Phone FA Realtor's PROPERTY INFORMATION FA Realtor's INSPECTION INFORMATION Type of Exterior Hardcoat Stucco Date of Inspection December 14, 2005 Substrate (if known) Plywood Inspector IB Inspector Age of Property 2000 Present at Inspection Owner Square Footage 2200 Temperature/Humidity 65 Degrees 50% Stories 1 Weather Conditions Partly cloudy Type of Windows Vinyl Windows Last Rain Within last few weeks Inspection Test Equipment Test Equipment Description Test Range Setting Low Medium High A Tramex Interior Moisture > 19 2 B Tramex Exterior Wet Wall Detector C Delmorst Moisture Probe Meter > 19 1 D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is better NOTE: The test equipment is used to help locate problem areas. It must be understood that the test equipment is not an exact science but rather good tools used as indicators of possible problems. At times, because of hidden construction within the wall cavity, the meters get false readings or no readings at all. Some meters will pick up on metals, wiring, unique wall finishes, etc. Positive readings do not always mean there is a problem, nor do negative readings necessarily mean there is not a problem. We do not use the equipment to obtain exact moisture content, but rather to obtain relative readings between suspected problem areas and non problem areas. This information is then used to help determine potential problem areas which may warrant more investigation FA:

5 General Observations Item Description Yes No Improper Comments Sealants at window perimeters Mitre joints (bottom corners) of Vinyl Welded miters Alarm sensor penetrations at windows Fixed window units and mullion joints Head flashing at top of windows Common for this area. Sealants around door perimeter Sealants at door threshold details Penetrations thru door threshold / tracks N/A 1st floor doors Head flashing at top of doors Common for this area. Penetrations through stucco sealed x Inadequate, failed, or missing sealants-suggest that all are resealed Not observed: Seal any alarm sensor penetration through the window sills Suggest to wet-glaze fixed units and mullion joints Some Inadequate, failed, or missing sealants--suggest resealing Suggest sealing thresholds to casing where not present General appearance Excellent general appearance Cracking evident Few cracks noted--more may be present--see elev. Pages Expansion joints / Control joints Exposed mesh Impact damage Rusting aggregates Flat horizontal surfaces Few areas noted where mesh is visible through finish on bands Delamination / Fasteners No obvious visible evidence Terminations and Vinyl accessories Some vinyl accessories used Transition joints (stucco to brick, etc.) Termination below grade (ground level) Termination below or at slab levels Deck flashing N/A System terminates below grade--hardcoat sys. (see summary) System terminates below slab--hardcoat sys. (see summary) Flashing at columns Design requires no special flashing Kick-out flashing FA:

6 General Observations Cont... Roof soffit terminations into stucco Eave drip edge flashing Sprinkler System Any soffit penetrations into stucco needs to be properly sealed Re-aim as needed to prevent wetting of the sills and rust stains on the EIFS. Gutters Some gutters clean out FA: B

7 Scan and Probe Results All Interior Random Scans were NORMAL 5

8 Scan and Probe Results 6

9 Item Item Description Applies to Entire Bldg Observations / Comment A Cracks No Exposed cracks on bands need to be caulked. A Windows Yes Existing sealant appears to be too thin or inadequate to prevent moisture intrusion, or may be the wrong type for this application. B Doors Yes Seal perimeters of all doors including garage doors C Roof Terminations Yes Seal all roof terminations with stucco. D Utility No This utility breach location need to be caulked. E Foam Insulation No Foam insulation appears to extend below grade at the entry and needs to be modified to prevent insect infestations FA:

10 Detail Photos for page 7 7A 7A 7B 7C 7C FA:

11 Item Item Description Applies to Entire Bldg A Roof Terminations Yes Seal all roof terminations with stucco. Observations / Comment FA:

12 Detail Photos for page 9 9A FA:

13 Item A Item Description Gutters Applies to Entire Bldg Observations / Comment Gutter obstruction observed. Gutters need to be cleared of all leaves and debris. Covered Area FA:

14 Detail Photos for page 11 10A FA:

15 Item Item Description Applies to Entire Bldg Observations / Comment A Finishes Yes Exposed mesh on several bands - suggest coat with elastomeric B Cracks Yes Exposed cracks need to be caulked. Several bands noted with cracks. C Doors Yes Thin / Inadequate sealants at door perimeters - suggest all are professionally resealed FA:

16 Detail Photos for page 13 13B 13C Item Item Description Applies to Entire Bldg Observations / Comment A Finishes Yes Exposed mesh on several bands - suggest coat with elastomeric B Cracks Yes Exposed cracks need to be caulked. Several bands noted with cracks. C Doors Yes Thin sealants at some door perimeters. Suggest resal all as preventative measure FA:

17 Stucco Inspection Summary This residence is a one story tile roofed residence clad with conventional concrete stucco (hardcoat) or what appears to be wood sheathing. Random interior moisture scans showed normal readings through-out the residence in scanned areas. A moisture probe was made below a few areas as shown on the scan & probe pages which showed normal moisture readings and the substrate 'solid' to an ice pick probe. Overall the stucco inspection was good with the primary need being sealant maintenance. We suggest that all of the windows / doors and all penetrations through the Stucco be professionally resealed using a quality sealant such as 'Dow Corning' or Sonneborne 150 and that adequate sealant be used to give long lasting protection. The casing to casing joints and mullion joints of double window units and all elements of the fixed units should to be wet glazed as a preventative measure (see Cpt 3.1 & Cpt 3.2). We also suggest that all alarm penetrations through the window sills (if any) be sealed. Any minor cracks through the bands should also be sealed. There was some exposed mesh profile noted on some bands. We suggest coating the bands with elastomeric after sealing any cracks. There were areas of decorative foam trim which has been cut out of the grade (as it should) with the exception of 1 area on the front elevation which still needs to be cut above the grade level. The exposed foam on the cut bottom edge should be properly finished to protect the foam from the elements & insects. Foam in the grade is primarily a termite concern. See other report pages for additional suggestions / items. There are no 'exact' industry level standards for Stucco repairs as yet. The above suggestions are based on our experience with the systems and emerging repair practices. We make no warranty whatsoever for the suggested repair methods. We recognize that there may be more than one way to effectively correct the reported problems. Repair contractors should specify their proposed methods and any applicable warranty. Mr. I.B. Inspector January 11,