EIFS Moisture Inspection Report

Transcription

1 EIFS Inspection Report Property Address: 417 Palace Cir. Trussville, AL Inspection ordered by: Joshua Bollinger PH: (205) (866) FA: (205) Southland Drive, Ste. 134, Hoover, AL Produced Using ReportMakerPro Copyright

2 I. INTRODUCTION 1.1 PURPOSE: Enclosed is your Stucco 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. Any disputes arising from this report are limited to the party that ordered the EIFS/Stucco inspection. Acceptance of this report by party validates their agreement with the contents contained in this report. Party agrees to waive their rights to a jury trial and agrees to abide by binding arbitration by the laws of the State of Alabama. All fees involving arbitration will be paid by the party ordering the report. 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. Page 1 of 14

3 Project Information OWNER INFORMATION HOME INFORMATION Owners Builder Property Address 417 Palace Cir Builder's Address Property City Trussville, AL City, State, ZIP Phone Owners Realtor Realty Company Phone FA Phone EIFS Applicator Applicator's Address Phone FA PROPERTY INFORMATION INSPECTION INFORMATION Type of Exterior EIFS Date of Inspection 7/1/2013 Substrate (if known) OSB/plywood Last rainfall W/in last week Age of Property 20 yrs Temp. & Humidity 84º & 45% humidity EIFS Square Footage 8,000 sq ft Weather Conditions Partly Cloudy Stories 2 Inspector Chuck Marion Type of Windows Wood AL. Licenses HI-#2083; EIFS- #41 Inspection Test Equipment Test Equipment Description Test Range Setting Low Medium High A Tramex Interior Encounter B Tramex Exterior Wet Wall Detector C Delmorst Probe Meter D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is better Important 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. Page 2 of 14

4 General Observation Checklist Item Description Yes No Improper Comments Sealants at window perimeters Existing sealants have failed and need replacing Mitre joints (bottom corners) of windows Suggest sealing the inside bottom corners of windows Alarm Sensor Penetrations at Window Sill Fixed window units and mullion joints Head flashing at top of windows Sealants around door perimeter Sealants at door threshold details Penetrations thru door threshold / tracks Head flashing at top of doors Penetrations through stucco sealed General appearance Cracking evident Expansion joints / Control joints Exposed mesh Impact damage Rusting aggregates Flat horizontal surfaces Delamination / Fasteners Terminations and Vinyl accessories Transition joints (stucco to brick, etc.) Termination below grade (ground level) Termination below or at slab levels Deck flashing Flashing at columns Any alarm sensors installed thru window bottoms-- seal properly Suggest to wet-glaze fixed units and mullion joints Some not checked--seal all as needed Head flashing not properly insalled All penetrations through EIFS should be properly sealed Fair general appearance Some cracking evident Some areas lack proper joints Few areas noted where mesh is visible through finish Few areas of small impact damage noted Bands have flat surfaces--suggest coating all with elastomeric Bottom edge of foam not sealed properly. Seal EIFS at slab grade. No visible deck flashing. Kick-out flashing Roof soffit terminations into stucco Missing kick out flashing. Page 3 of 14

5 Cut bushes away from home. Cut bushes away from home. EIFS sealed to stone. Seal EIFS at slab grade. Kick-out flashing. <10% under Seal all lamp penetrations. Grid Location F4 Observations Left Right Soft Substrate Test Equip. F6 Door Test G Tramex C5 NR Page 4 of 14

6 Front Elevation Detail Photos Door is sealed. Widow is sealed. Compression wrinkle. Re-seal expansion joint. Seal a slab grade. Window sash and sill are Repair window rot and seal. Window is loosing gas. Install missing kick out diverter flashing. EIFS terminates above grade. Seal all hose bib penetrations. Seal bottom edge of foam prope Page 5 of 14

7 Seal all downspout penetrations. Seal EIFS at slab grade. Repair EIFS crack properly. Repair and seal door jamb. Seal garage door head flashing Grid Location F7 G7 H7 F5 G5 Observations Garage Door Test Door Test Garage Door Test Left Right Soft Substrate Test Equip. Page 6 of 14

8 Right Elevation Detail Photos Repair EIFS crack properly. Repair EIFS crack properly. Seal all hose bib penetrations. Repair bird damage. Electrical panels have been sealed. Seal all penetrations to EIFS. Page 7 of 14

9 EIFS terminates at grade. Repair all bird damage. Repair all bird damage. Penetration has been sealed. No visible proper deck fla Grid Location E4 Door Test Observations Left Right Soft Substrate Test Equip. <10 <10 Delmhorst F4 Door Test G4 Page 8 of 14

10 Rear Elevation Detail Photos Repair all soft wood on windows and seal. Window has head flashing. Repair soft wood and seal. Repair damage to EIFS. Repair bird damage and seal windows. Repair window sill and seal. Repair soft wood on window Repair damage to EIFS. Repair all bird damage. Seal all lamp penetrations. Repair window sill. No visible deck flashing. Repair/seal EIFS at deck door. Page 9 of 14

11 Staining on side of chimney. Install missing kick out diverter flashing. Re-seal expansion joint. Install diverter flashing. Remove vine from downspout. Grid Location E4 Observations Left NR Right Soft Substrate Test Equip. D6 E6 Page 10 of 14

12 Left Elevation Detail Photos Seal windows. Install diverter flashing. Cut bushes away from home. Seal all attachments to EIFS. Page 11 of 14

13 EIFS Inspection Summary Overview: This residence is a two story residence clad with E.I.F.S. (Exterior Insulated Finish System). Random exteri moisture scans showed normal readings through-out most of the residence with a several areas registering above average on the Delmhorst moisture meter. Any specially noted areas and those that register above 30% should have a core sample taken to determine if substrate has wood rot or system failure. If substrate rot exists, replace with new framing and install new EIFS system. Windows & Doors: All of the doors, windows & penetrations should be properly sealed. There are several factors that generally can contribute to problems below windows. We suggest that all of the improperly sealed windows / doors and penetrations through the EIFS be professionally resealed using a quality sealant such as 'Dow Corning' and that adequate sealant be used to give long lasting protection. The 'miter' joint of the window casings track along with casing to casing joints and mullion joints of double window units and all elements of the fixed units should to be wet glazed. We als suggest that all alarm penetrations through the window sills be sealed (if any). Any cracks through the band should also be sealed. These areas should be rechecked and scanned 3-6 months after the new sealant work i completed. Repair all wood rot on windows and seal to EIFS. Deck Flashing: Repair deck flashing and remediate all damaged EIFS below deck. Penetrations: Seal all penetrations to the EIFS per manufacturers specifications. Damaged EIFS: Repair all woodpecker holes and damage to EIFS per manufacturers specifications. Chuck Marion EDI-AL # 41 Page 12 of 14

14 About Us We have 20 + years of Residential Inspection & Remodeling experience and outstanding customer service in Central Alabama. We ser home owners, home builders, general contractors, insurance companies, interior decorators and real estate agents using professiona craftsmanship and quality materials. Contact us today! We are happy to answer your questions and provide free estimates for both large and small residential and light commercial construction projects. When you need residential remodeling or construction service you will want our expertise on your side. From start to finish, you will find our residential remodeling services professional and affordable. Alabama Licensed Home Builder Alabama Licensed Home Inspector Alabama Licensed EIFS Inspector Certified Mold Inspector & Remediator Alabama Certified Asbestos Inspector Alabama Licensed G.C. Subcontractor Alabama Licensed Real Estate Broker General Liability Insurance Workman s Comp. Insurance QUALITY & PERFORMANCE From minor alterations, to large, complex build outs, and high end residential projects, Specialty Building Contractors has the necess skills to complete your project in a timely, affordable and efficient manner. We have the knowledge, craftsmen, and subcontractor resources to provide a supreme level of quality. Any construction project, no matter how small, represents a significant owner investment. Every client should enjoy a completed project with their expectations met or exceeded. Specialty Building Consultants prides itself on service, quality and performance. We start the project when we say we will and are devoted to stay on task until it is finished and you, the customer are satisfied. We are committed to providing necessary resources to complete the project on time and within budget. Consistent communication is key to the process. We return our clients telephone ca promptly and keep the lines of communication open. Specialty Building Consultants partners with customers and subcontractors from the beginning to ensure their timelines and budgets are met. We provide competitive pricing on projects of various types and sizes. If a client has a budget to meet, we will endeavor to provide alternatives and recommendations to reduce cost and stay within the budget. OUR COMMITMENT Specialty Building Consultants primary concerns are customer service, quality and integrity comes first. Customer satisfaction is our number one priority. Request a FREE written estimate today. Our mission is to provide dependable, high quality service to all our customers. We work hard to meet this commitment so that the true value & potential of each finished project is reached. When it comes to customer service, no one is better than Specialty Buildin Contractors. We demand nothing but the best from ourselves and employees so that it shows in all of our completed projects. We ta pride in our work. And you will, too. You can count on us for dependable, professional and affordable service. When you need contract maintenance, construction, remodeling or repairs, you will want Specialty Building Consultants on your team. Page 13 of 14

15 Qualifications 1,500+ EIFS/Stucco/Home inspections completed 25 years experience in residential & commercial construction. Certified by (EDI) Exterior Design Institute Member No. AL 41 Certified by Exterior Design Institute and Warranty Corporation to inspect Exterior Insulation and Finish Systems (EIFS) and Hard Coat stucco, architectural stone, vinyl siding, fiber cement cladding, and asphalt shingle roof for proper installation during construction and moisture intrusion problems on existing structures Certified MWC Free Certified Roof Inspector State of Alabama Certified Lead Inspector & Remediator. State of Alabama Certified Asbestos Inspector. State of Alabama Home Builders License #8829 State of Alabama Home Inspector License #HI 2083 State of Alabama EIFS/Stucco License #EIFS 0878 State of Alabama G.C. Subcontractor License #S State of Alabama Real Estate Broker License #64273 B.A. University of Alabama 1985 Page 14 of 14