Stucco Inspection Report

Transcription

1 Website: March 14, 2007 Stucco Inspection Report Property Address 5605 Village Lake Dr. Pace FL Report Ordered By: Ken Dezarn 5974 West Shore DrivePensacola, Florida (TOLL FREE) (LOCAL) (FAX)

2 TABLE OF CONTENTS 1. Introduction Purpose of this inspection Scope of this inspection Limitations of Liability Further Testing Repair Follow-up and Annual Inspections 2. Your Moisture Inspection -rth, 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 -Eterior 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 1

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 etent 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 eamination of the condition of the stucco, eterior 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, epress or implied, that our observations and random moisture readings offer conclusive evidence that no installation or moisture problems eist, 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 eisting 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 etremely 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. 2

4 Project Information OWNER INFORMATION BUYER INFORMATION Owners John Jerrell Buyers Ken Dezarn Property Address 5605 Village Lake Buyers Address City, State, ZIP Pace, FL City, State, ZIP Phone Phone Owner's Buyer's Owners Realtor Carol Gaines Buyers Realtor Realty Company JME Coldwell Bank Realty Company Phone Phone FAX FAX Realtor's Realtor's PROPERTY INFORMATION INSPECTION INFORMATION Type of Eterior EIFS Date of Inspection Substrate (if known) OSB (Oriented Strand Board) Inspector Patrick oner Age of Property 13 years Present one Square Footage 1650 Temperature/Humidity 70,s Stories 1 Weather Conditions Sunny Type of Windows GA (General Aluminum) Last Rain Within last few weeks Inspection Test Equipment Test Equipment Description Test Range Setting Low Medium High A Trame Interior Moisture > 19 2 B Trame Eterior 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 eact 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 eact 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. 3

5 General Observations Item Description Sealants at window perimeters Mitre joints (bottom corners) of Improper Comments Most windows not sealed or eisting sealants inadequate Alarm sensor penetrations at windows Fied window units and mullion joints t observed Head flashing at top of windows Sealants around door perimeter Sealants at door threshold details Penetrations through stucco sealed Eposed mesh Few areas of small impact damage noted Bands have flat surfaces--suggest coating all with elastomeric Some obvious visible evidence of lamina loose on bands and columns Delamination / Fasteners Good use of vinyl accessories Seal all EIFS to roof terminations however some landscaping is piling up on the bottom of the stucco System terminates at or below slab level at entrance and patio Termination below grade (ground level) Termination below or at slab levels Few cracks noted--more may be present--see elev. Pages t needed on EIFS Flat horizontal surfaces Transition joints (stucco to brick, etc.) All penetrations through EIFS should be properly sealed Good general appearance Rusting aggregates Terminations and Vinyl accessories Suggest sealing thresholds to casing where not present Common for this area. Epansion joints / Control joints Impact damage Some not sealed--insure all door perimeters are installed N/A 1st floor doors Head flashing at top of doors Cracking evident Suggest to wet-glaze fied units and mullion joints Common for this area. Penetrations thru door threshold / tracks General appearance Suggest sealing the inside bottom corners of windows Deck flashing N/A Flashing at columns Column design requires no special flashing Kick-out flashing Eisting kick-out on front elevation missing 4

6 General Observations Cont... Roof soffit terminations into stucco Eave drip edge flashing Sprinkler System Gutters Any soffit penetrations into EIFS needs to be properly sealed Re-aim as needed to prevent wetting of the sills and rust stains on the EIFS. Gutters used around house 4-B

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9 Front Elevation Item Item Description Applies to Entire Bldg A Kickout Kickout is missing and needs to be installed.seal roof terminations B Wall flashing Wall flashing needs etended past the stucco C Doors Door molding needs to be caulked where it meets the stucco. D Utility All utility breach locations need to be caulked. Spikots, lights, etc E Damage Impact damaged stucco needs to be repaired. Behind bushes at the corner area Observations / Comment 7

10 Detail photos for page 7 A. kick out flashing in place.area of soft probes A. Area for secondary kickout flashing B. Roof flashing needs etended out past stucco. Soft probes below this area. C. Door perimeter need sealed D. Eample--All utilitys penetrations need sealed D. 8

11 Side Elevation Item Item Description Applies to Entire Bldg A Windows All window frames and construction (tracks, joints) need to be caulked. B Flat accents Flat accents wider than a inch need to be caulked and or coated. Appears to be no mesh in stucco finish at the table bands. C Bottom Edge Stucco has been terminated above grade however landscaping is being built up to the stucco and needs raked back. D Delamination Delamination and stucco cracks noted in this area. E Downspout Downspout fasteners need to be caulked. Observations / Comment 9

12 Detail Photos for page 9 A. Window perimeter not sealed. A. Window perimeter not sealed on most of the windows some gaps visible. B. Table band needs sealed at inside corner and coated. C. Grade is built up to the stucco (Eample area) D. Cracking and some lamina delamination E. Seal fasteners at down spouts. 10

13 Back Elevation Item Item Description Applies to Entire Bldg A Windows All window frames and construction (tracks, joints) need to be caulked. B Damage Impact damaged stucco needs to be repaired. C Bottom Edge The bottom of the stucco cladding is eposed and needs to be sealed to protect the elements and possible insect infestation. D Delamination Delamination noted in this area and at post. mesh in the stucco finish Observations / Comment 11

14 Detail Photos for page 11 A. Eample of gap at the window perimeter A. Insure window construction points are sealed B. One of a few stucco damaged areas. C. Eposed foam at the bottom of the stucco wall, improper termination. Area of a prior repair Stucco delamination at the base of the slider is mostly cosmetic. Stucco delamination at the base of the columns 12

15 Side Elevation Item Item Description Applies to Entire Bldg A Windows All window frames and construction (tracks, joints) need to be caulked. B Utility All utility breach locations need to be caulked. C Delamination Area of stucco band delamination D Cracks Water stains and minor cracks in stucco under window corner section Observations / Comment 13

16 Detail Photos for page 14 A. Window perimeter gaps. B.Utilitys need sealed. C. Delamination at the stucco band below the window D.Stains from a past leak and some minor stucco cracks. 14

17 Summary This building is a one story shingle roofed residence clad with a type of E.I.F.S (Eterior Insulation Finish System). The foam board on this stucco system is polyiscyanurate with a fiberglass mat surface. The substrate to the stucco at the area checked was found to be OSB Oriented Stranded Board. Evidence of a earlier stucco inspection can be seen in the form of probes under most all the windows and roof terminations, this means that there should be a history of a earlier inspection report Moisture scans to the interior walls revealed some moisture build up at a few window locations. These areas are shown on the scan and probe areas of this report. Several of the Dehlmhorst meter probes were soft at the substrate. Some of these probe that were soft were found to be dry!. With readings not even showing up on the meter. "0" The cause for this low reading is that at the area checked, the substrate was completely gone and the probe was not making contact with wood. The areas where the substrate was found soft should be further eplored (opened up) to determine how etensive the damage is. This can usually be done by a stucco contractor while doing repairs. A advantage of synthetic stucco is that the stucco is easy to remove and repair, wood rot damage is usually limited to the sheathing. Some wall stud damage may be involved. The missing kick-out and side wall roof terminations need to have a proper flashing installed or the current flashing modified or replaced and sealed to prevent water intrusion through the system at these areas. During the installation of any flashing the immediate area can be inspected for wood rot or damage. Any other roof flashing in the area should also be checked as they sometimes can be a contributing cause. We suggest that the sidewall flashings of the roof be set in roof cement in the areas of kickout as a preventative measures. These areas need to be addressed as discussed in Cpt 3.4. We also suggest that areas where the roof and soffits terminate and penetrate into the EIFS are checked and properly sealed to prevent water intrusion through these areas. There are several factors that generally contribute to higher moisture readings below windows which can include: 1) The perimeter sealants around the windows are missing or eisting sealants are inadequate or have failed. This typically is the primary cause of the higher readings. 15

18 2) The window units themselves could be leaking whether through the mitre joints (the joint between the vertical and horizontal casing pieces) or through some other element of the windows themselves such as mullion joints between multiple units or through alarm sensor penetrations further testing may be required. 3) The decorative bands around the windows may allow water intrusion through small cracks and flat surfaces on the bottom edge of the bands and cracks below the windows. This can be prevented by simply patching or repairing any cracks and coating the bands with quality elastomeric coating. Some of the stucco foam insulation board etends to the grade (ground) as shown on the elevation pages which is not proper. It is against manufactures guidelines and many local building codes to etend foam into the grade (ground). One of the reasons for this is that it creates a termite hazard as well as 'wicking' of moisture up into the foam. The bottom edge of the stucco should be finished and or sealed with no eposed foam. Landscaping often piles mulch at the base of the walls, modify the grade so that the system terminates above grade as discussed and shown in Cpt 3.3 We also suggest that the termite company holding the bond on the property be consulted as to their requirements if any for this condition. The sprinklers should also be reaimed as needed to prevent wetting the EIFS, especially near cracks and at the window sills. The lower stucco band at the base of the wall does not appear to have mesh in the stucco lamina, at least not at areas where some damage was observed. Damaged areas were minor some delamination was observed. The stucco band could either be re- based with with mesh and finish, or coated after repairs with a elastomeric coating. All utility mounts onto the stucco walls should be sealed, light fitures, hose spigot, electrical boes cables etc. preferably on the top and sides. There are no 'eact' industry level standards for EIFS repairs as yet. The above suggestions are based on our eperience with the systems and emerging repair practices. Moisture Consultants Inc. makes 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. Mold, Mildew and Indoor Air Quality (IAQ) issues are outside the scope of this inspection. IAQ concerns should be directed to the appropriate professional. Date Inspected by Patrick oner AWCI, EDI certified Moisture Consultants Inc. 16