MOISTUREFREE WARRANTY INSPECTION PROTOCOL

Transcription

1 MOISTUREFREE WARRANTY INSPECTION PROTOCOL MODIFIED 6/8/2006 Introduction In order to qualify for a MoistureFree Warranty, a moisture inspection must be performed on the property following the guidelines of the MoistureFree Warranty Inspection Protocol. This inspection may reveal areas of high moisture. In order for a MoistureFree Warranty to be written on the home, these areas must be modified or repaired using repair techniques which are approved by Moisture Warranty Corporation and consistent with the MoistureFree Repair Standards and Options. The following guidelines for the MoistureFree Warranty Inspection Protocol are intended to give the reader a general idea of the scope of the inspection. Inspectors who want to participate in the MoistureFree Warranty program or become Moisture Warranty Certified should contact Moisture Warranty Corporation at or visit Moisture Warranty Corporation suggests the use of ReportMaker Pro software to process inspections. This customized software simplifies the report process and assures compliance to MoistureFree Warranty inspection standards. For more information call or visit The MoistureFree Inspection Protocol may be modified at any time. Copies of the latest version of the protocol will be available at Version

2 The Three Primary Elements Of The MoistureFree Inspection Report There are three primary elements of the MoistureFree Inspection Report, including the Project Information sheet, Summary Check List, and Elevation and Detail pages. All three forms are included in the ReportMaker Pro software as part of both the MoistureFree and Settlement templates and can be printed from the software to be carried into the field to document inspection results. The Project Information Sheet The project information sheet contains all of the primary information about the home, homeowner, weather, system type, mesh color and other important information. 2

3 The Summary Check List The summary check list provides a quick method of reviewing the inspection to determine what areas of the home may need modification. Specific problem areas are detailed on the Elevation and Detail Photo Forms. 3

4 The Elevation Page The elevation pages show individual photos of the entire exterior of the home. Detail pictures highlight areas that require special attention. Probe locations are identified by the blue dots. The table at the bottom of the page provides moisture readings, grid locations and other details about specific areas within the elevation photo. As part of the MWC review process, a document entirled Understanding Your CRA is provided to the homeowner to help define these risk area s in layman s terms. X/Y Grid Elevation Photo A series of digital photographs are taken around the entire outside of the home. An x/y grid is placed over each elevation photo to make it simple to identify areas referenced in the observation table at the bottom of the page. Detail Photos The inspector takes detail or close-up photos of areas within the elevation photo. A detail picture can help show an area that may need special attention, or it may be a photo showing that an area is properly detailed to prevent moisture intrusion. Observation Table The observation table provides a written narrative on each area of the elevation photo that was noted by the inspector. Grid locations match up with the elevation photo and provide moisture readings (see dots on photo), observations and references related to the probe locations and issues shown in the elevation photo. 4

5 Sample Elevation Photo Series These are samples of photographs which would be used to create the Elevation Pages of the report. After each elevation photo is taken, detail photos should be taken which refer to particular concerns within the elevation photo. By following this pattern, the creation of the report within the ReportMaker Pro software will be much easier. Photo #1 Photo #2 Photo #3 Photo #4 Photo #5 Photo #6 Photo #7 Photo #8 Photo #9 Overlap the edges of the elevations so the location of the photograph on the home is easily determined. [See photo 7,8] On larger elevations, photograph 15 sections to provide greater detail in the photographs. [see photo 6, 7, 8] Photo #10 5

6 Detail Photos: It is necessary to adequately convey the condition of the home using photographs combined with written descriptions of the home. It is not necessary to take a picture of every defect in the home. If a defect is common throughout the home, take one picture and explain that the condition exists in a uniform pattern throughout the home. Close-up Photo Of Poor Caulking This photo indicates the general condition of the caulking on the home. Close-up Photo Of Window Caulking The miter joint of this window is caulked, but the vertical joint along the leading edge of the sash track also requires caulking as does the area behind the sash track. See top left photo on Page 10. Show Kickout locations from the roofline view! Make note of gutter installations or obstructions. Also show if gutters are embedded or if step flashing is improperly installed. Areas Of Damage Any areas of the home that have damage extensive enough to cause water penetration should be photographed. Utility Boxes and Connections Show breaches in the system which need to be modified or sealed. Doors and door joints Indicate the condition of the doors and the sealants around and within the door construction. Flat Accents Show caulking or sloping on accent areas and indicate obvious problems. Chimney Elements Show chimney cap and make note of rusting or damaged caps. Also note damage to upper accents or staining on the chase. Fixtures, Shutters And Other Breaches Indicate if these areas are properly caulked and show examples. 6

7 Moisture Testing Procedures Specific, high-risk locations, such as areas under windows, roof flashings and decks are tested for moisture using an electrical resistance-type probe meter. Additionally, the surface of EIFS is scanned under high-risk locations using a Tramex Wet Wall Meter. Any locations that register an elevated reading with the Tramex Wet Wall Meter must be probed using the electrical resistance-type probe meter. The meters are calibrated at an appropriate test location. The location is photographed and indicated in the report. The calibration procedure is repeated for each side of the home. This step is intended to determine the accumulated moisture content of the sheathing and/or frame for each elevation of the home and to provide a baseline for comparing readings to other locations on the home. To probe for a moisture reading, the inspector will first drive two steel pins through the EIFS into the wall. The inspector should note whether the substrate or framing seems firm or soft, keeping in mind that different substrates may be used on the home. The pins are withdrawn, and then replaced with the Teflon-coated probes of the Delmhorst meter. CHECK YOUR PINS TO ENSURE THAT THE TEFLON COATING IS NOT SCRATCHED OR DAMAGED, WHICH COULD GIVE FALSE READINGS. Record the meter reading and note the feel of the framing or substrate wood. The small inspection holes are sealed with an appropriate sealant, preferably matching the color of the EIFS as closely as possible. An electrical resistance-type meter (such as the Delmhorst J- 2000, BD-2000, BD-2100 or similar meter) with at least 3 probes should be used to determine relative moisture levels in the substrate or framing wood. Any reading 19% and above is considered above normal. Double-check all high readings. Flashing, nail heads, screw heads, and other materials can give false high readings. If you have any doubt about the reading, move the probes 1 in any direction from the original location and re-test the area. Regardless of the moisture level, always note the stability of the framing in the area tested. Some areas with low moisture readings may still have damage to the framing. ALWAYS CHECK THE PROBE PINS TO VERIFY COM- PLETE COVERAGE OF THE TEFLON COATING. SCRATCHED OR DAMAGED PINS CAN GIVE FALSE HIGH READINGS. The Tramex Wet Wall Meter works well for determining the size of a known high moisture area. The Tramex Wet Wall Meter cannot be used to determine a moisture level. It can only be used to help find potential areas of high moisture and to map the relative size of a high moisture area. The Tramex Scanner will give false positive readings when placed over nails, pipes, wiring or other metal elements of the wall. Any high reading detected by the Tramex Scanner MUST be verified using an electrical resistance-type meter, such as the Delmhorst BD-2000 with 3 probes. Moisture- Free Warranty does not recognize any moisture reading using the Tramex Scanner without verification using an electrical resistance probe meter. The Tramex Wet Wall Meter can be used to map the size of areas of high moisture once the area has been proven to have high moisture levels using an electrical resistance meter. 7

8 Moisture Testing And Documentation Moisture Testing Procedures (cont.) If the home has wood sheathing, moisture readings are taken ¼ inch into the sheathing. If the home has gypsum substrate, the readings should be taken in line with framing members and only moisture readings of the framing wood should be recorded. All areas with recorded readings of 19% or higher will be highlighted, and the area will be scanned to get a general idea of the size of the area affected. If the area appears to extend beyond 12 inches, the inspector may, at his discretion, take additional probe readings. The probable source(s) of water intrusion (e.g. window, door, kickout, etc.) causing the elevated reading should be identified for each location with an elevated reading. Note: If the home is under warranty, probe readings must be taken 18 apart to verify the area of moisture intrusion for a claim. Scan readings are not accepted for claims. If any probed areas yield a moisture reading of less than 19% but the substrate or framing feels soft or unstable (i.e. the test pins readily penetrate the sheathing or framing), the inspector will determine the approximate size of the affected area. All locations of sheathing with a loss of structural integrity will be highlighted, and the inspector will indicate the probable source of moisture intrusion. If more than one probable source of water intrusion is found, they will all be noted. Always test below the suspected damaged area at the joist band, if possible. Note any high readings or instability in the joist band and, if possible, verify and document the condition of the joist band from the crawlspace or basement. Mandatory Probe Test locations (electrical resistance-type probe meter): 1. Windows, Doors and Other Penetrations All accessible windows, doors, and other penetrations should be scanned with the Tramex Wet Wall Meter. Each miter and mullion should be probed with an electrical resistance-type meter (i.e. Delmhorst J-2000, BD-2000, BD-2100 or similar meter). Always record probe readings regardless of the level. Always probe test in line with the jack stud or framing directly under the penetration. Hide your probe locations below accent bands or trim when possible. Always caulk the probe holes with silicone caulk that matches the exterior color. If a reading over 19% is found or if the area has unstable substrate or framing wood, additional probe readings should be taken to determine the extent of the moisture or damage. The Tramex Wet Wall meter can be used to map out an area of known high moisture to trace the source location and determine the size of the affected area. Always indicate the total area affected by high moisture or damage in the inspection report. 2. Kickout Locations Probe the following three locations and record all readings: 1. 6 inches below the kickout location, whether flashing is installed or not 2. Center point between kickout and joist band. 3. At the nearest floor line (rim joist/joist band) below the kickout 4. When a kickout location is on a second or third floor, scan and probe test all the way to the lowest joist band of the home or down to the foundation. The Tramex Wet Wall meter can be used to map out an area of known high moisture to trace the source location and determine the size of the affected area. Always indicate the total area affected by high moisture or damage in the moisture report. 3. Decks, Stairs And Other Attachments Probe test directly under decks and other attachments at the left and right terminal ends of the ledger board. Framed wall areas under decks and attachments should be scanned with the Tramex meter. Areas indicating possible elevated moisture should be confirmed with the probing meter. 4. All Other Breaches Areas under any other breach in the EIFS should be tested using the Tramex Wet Wall Meter (i.e. vents, outlets, lights, utility connections, railings, doorbells, hose bibbs, etc.). 8

9 Where To Inspect Windows For Moisture Every window that is accessible should be probe tested under the lower miter joints using an electrical resistance-type probe meter. All readings should be recorded/referenced in the report. About 90% of the moisture found behind EIFS around windows is located directly below the lower corners (miter joints) of the windows. Indicate in your report any windows that were not accessible for probing. Always test thoroughly (probe) under mullions. A mullion is the joint which separates window units or ganged windows. These areas are especially susceptible to moisture because of the two miter joints of the opposing windows coming together at one location. Also, the joint between the two windows often allows moisture to penetrate into the wall. Probe test using the electrical resistance-type probe meter directly under the lower miter joints (as indicated in the picture). Try to hide the probe holes under accent bands or trim when possible. Additional probing should be done if high moisture or damage is located in this area. Record all moisture readings and substrate condition. Caulk your probe holes using a silicone caulk that closely matches the finish color. Use the Tramex Wet Wall meter to scan the area under the window. Scan directly below the window and down to the nearest joist band. Use the Tramex on known areas of high moisture to determine the size and source of the moisture. Indicate the size of the moisture pattern in the report. At least two jack/king studs are installed to support windows and doors to meet most code requirements. When probe testing, try to insert the probes in line with where the jack/ king studs are located. This will give a better indication of framing stability in the area. Areas with unstable framing should be recorded. Typical Window Framing Probe test here Doors will normally have either a rim/joist band under them or they may be installed on the foundation or slab. When there is wood framing under the door, probe test below the lower miter joints and scan the area for moisture. 9

10 Mapping An Area With High Moisture Mapping of high moisture areas makes evaluating the area for repair or warranty claims much easier. Moisture readings alone do not adequately show how much of the area is moist and/or damaged. By following these procedures, the repair contractor and MWC can easily determine what needs to be Proper Moisture Testing Technique 1. Scan The Area All of the area under high risk locations should be scanned down to and including the rim joist (as shown in the blue shaded area). Use the WetWall detector to trace the leak Are the high moisture readings more than 18 apart? 2. Probe Under All Miter Joints and High Risk Locations Test and record all readings under the miter joints. If the WetWall detector scans high in other areas, probe test the area to verify the moisture content and framing/substrate stability (soft or firm as indicated by the S or F ). 3. Provide Moisture Readings for ALL Probe Locations Indicate the moisture readings for all probed locations even if the reading is normal. NOTE: If the home is under warranty, indicate the distance between the high reading probe locations. High readings separated by more than 18 can possibly qualify as an additional claim location. 27S 40S 32S 27S 16F 4. Indicate The Area Of High Moisture In the report, indicate the area of high moisture. This can be done using the highlighting tools in the software or by providing measurements of the area. Why Is Mapping Important? If an inspector only shows a high reading, then MWC has no way of knowing if the damage is isolated or includes a large area. In this photo, a single reading would have missed the actual condition of the wall, which was damaged down to the rim joist...and under the vent! Would You Have Located the Vent Leak? Using the WetWall detector to locate moisture in other areas is critical. Rim Joists should be scanned under high risk areas to determine if the leak is gathering at, and damaging the rim joist. A single probe reading would have only shown a problem here......but the whole area under the left miter is damaged. When you get a high reading, keep probing to determine the extent of the affected area. Soft, But Dry Readings...Beware! A soft dry reading is sometimes an indication that the substrate is so badly damaged that it will not retain moisture. Scan to see if moisture is gathering below the soft reading, especially around rim joists. 10

11 Where To Inspect Windows For Moisture (cont.) Check behind at least two sash tracks on double and single hung windows. The miter joints and other joints should be thoroughly caulked. Check the sill and trim wood of the window for rot or hidden damage. Verify that all joints in the window are thoroughly caulked. Probe below mullion Check area around the window for flashing or wood damage. Carefully check windows located below kickout locations. Probe test below the mullions of ganged windows and note the condition of caulking in this area. Scan this entire area and probe corners Oversized, fixed, or custom windows should be tested along the entire bottom of the window. These windows sometime leak due to glazing failure. The joint where the EIFS meets the perimeter of the window should be thoroughly sealed. Note any peeling, ageing, or failing caulk. 11

12 Kickout Flashings Spotting Kickout Locations Secondary Kickout Primary Kickout There are 8 missing kickout locations on this home. Out of the 8 missing kickouts, 4 are primary kickout locations which are at the highest risk of failure and 4 are secondary kickout locations at a lower risk of failure. Secondary Kickout Primary Kickouts In the center of the home where the roof edges terminate against a wall (roof/wall intersection), kickout flashings must be installed. Also, where the roof edge terminates on either side of the chimney chase, kickout flashings must be installed. Secondary Kickouts These smaller roof/wall intersections (sometimes called Queen Anne's, saddles, or roof returns) typically have a secondary slope away from the wall, which reduces the chances of failure. MoistureFree Warranty requires that these areas be tested for moisture, but does not always require a kickout flashing to be installed at these locations as long as they are sufficiently sealed. Shed Roof Roof-Stop Locations Bay Window Flashings Missing End Dams: Scan this area and probe if moisture is indicated Missing Kickouts Probe three locations below roof termination (kickout location) on both sides and record all readings Wind-driven rain can penetrate into the breach located at roof-stop locations on shed roofs (as shown above). These areas should be properly sealed or have flashing which includes an end dam to prevent moisture from entering behind the system. Always scan these areas for moisture and probe test if necessary. Report the condition of the location regardless of the moisture level. Bay windows can present several different problems. Bay windows with shingled roofs must have kickout flashings installed on either side, unless there is a secondary slope. Bay windows with copper or other metal roofs should be checked for proper flashing. ALL roof terminations on bay windows should be probed for moisture using the same guidelines as a regular kickout location with the third probe reading taken at the joist band as shown above. 12

13 Where To Inspect Kickout Locations For Moisture Kickout Location: Regardless of the existence or condition of the kickout, the area must be thoroughly checked for moisture and framing stability. Areas below kickouts can be dry rotted and will not retain moisture. Make sure to check for moisture at the joist band where water is likely to be present. Probe Test Locations: The Tramex Wet Wall meter may not indicate moisture in the areas directly below the kickout if the area is dry rotted. Always use a probe test to verify moisture readings and substrate stability. Record all of your probe readings to document that they have been tested. Locate the joist band below the kickout location and verify the moisture level and stability of the joist. If possible, verify the condition of the joist band from the crawlspace or basement. NOTE: It is critically important to probe test below a kickout location at the nearest floor line in order to determine if moisture is present. Dry rotted wood above the joist band may not retain moisture and may hide the existence of damaged framing. Typically, the joist band will show high readings even if the substrate wood is compromised and doesn t indicate high moisture. Where To Inspect Chimneys For Moisture The wall adjacent to the chimney should also be tested for moisture, especially at the joist band 1. Probe 6 inches below the cap flashing, if accessible, and at all joist bands. If potential elevated moisture levels are detected using the scanning meter, then additional probe readings will be taken in those areas. 2. Wood frame chimneys with kickout locations should be probe tested as primary kickout locations with at least three probe tests under each kickout. This may involve probing both sides of the chimney and scanning the walls adjacent to the chimney chase as moisture may also be found there. 3. Scan test the lowest joist band (the point where the framing connects with the foundation). Chimney chases typically don t have wall cavity insulation, which allows moisture to run directly to the lowest point. 4. Scan the front face of the chimney, especially at joist bands. 5. Note presence or absence of a cricket or metal chimney cap. 6. Masonry chimneys also require some testing and thorough visual assessment. Be sure to scan adjacent walls below the soffit and frieze board, at shoulders where some chimneys widen, and at the base of the chimney. Look for delamination, staining or other visual signs of moisture. You may obtain false readings when testing a masonry chimney clad with EIFS due to the presence of masonry. 7. If the chimney is inaccessible for testing, note it in the report. 13

14 Where To Inspect Decks, Stairs and Other Attachments For Moisture Check for flashing which may be under the deck boards that protect the deck joist band. And for flashing which terminates to atmosphere and protects the wall underneath. Check corners for flashing which is turned out to prevent runoff from entering the wall at the corner. These end dam locations are critical to protecting the wall from moisture. Probe test three locations under the deck terminations on either end of the deck. Record all probe readings to document these areas have been tested. Note if the deck band is embedded or if the deck band is installed over the face of the system. Flashing is not required for band attached over the system, sealant is adequate to protect the attachment points. Test along entire area directly under the deck and at the lower edge of the wall for water that may have settled at the bottom of the wall. Thoroughly Test Areas Under Decks, Stoops and Patios Flashing is often missing or is not easily visible on attached decks, stairways and other attachments. Make sure to closely inspect these areas. When you probe near the deck, remember that 99% readings may be false readings caused by flashing that is hidden under the EIFS. Other Areas To Check For Moisture Check saddles/ secondary kickouts for proper flashing or sealing. Always scan under these areas for moisture. All finish trim and attic vents should be caulked. Scan below these areas. Shutters and other attachments should have sealed fasteners. Look for shutters and downspout fasteners that need to be secured and sealed. Porches and stoops should either be properly sealed or flashed. Also, look for trapped EIFS between the house and stoop as this is a pest control issue. 14

15 Other Areas To Check For Moisture (cont.) Service connections should be sealed. Hose bibbs should be securely attached and sealed. Vents should be properly sealed. Deck flashing should protect the wall below the deck. During the course of the inspection, the presence or absence and location of the following conditions should be recorded and photographed: 1. Cracking 2. Impact damage 3. Delamination 4. Compression wrinkles 5. Staining 6. Deterioration of the EIFS lamina 7. Punctures or cracks 8. Deterioration of other materials: window or door trim, soffit or fascia materials, and any other materials with wood rot or failing paint 9. Presence and type of sealant is checked and type of sealant joint identified 10. Presence of active pest activity [ants, termite, carpenter bees, etc] The following additional items are also checked and documented: 1. Potential or suspected structural problems (foundation, slab or frame movement) 2. Intentional or negligent damage to the EIFS 3. Evidence of damage by hurricane, flooding, or tornado 4. Evidence of trees or other items falling on the home 5. Intentional introduction of water behind the EIFS Check for proper termination of the EIFS at grade: Exposed below grade termination without backwrapping can allow pests to enter the framing of the home without detection by boring through the insulation of the EIFS. Proper above grade termination with backwrapping will prevent termites, ants and other pests from entering the home through the EIFS insulation component. 15