TM Thermography Report Completed for: Mr. John Smith 2242 Greenwood Ave - Seattle, WA 98102 Thermography date: 1-26 & 1-29-16 Outdoor temperature: 54 F Indoor temperature: 68 F Temp diff In-Out Δ T : 14 F Weather: Sunny Day- Clear Evening IR Survey Conducted By: ITC Certified Thermographer ~ Larry D. Stratton ~ P.O. Box 2131 Redmond, WA 98073-2131
Picture 1 Image Location: SW Corner-Lower Unit Interior Area Has Been Opened Evidence of Moisture Comment: The thermal patterns and visible evidence indicates that there has been moisture intrusion in this area. Visible water staining of the studs and plywood cladding, as well as some rot at the lower levels at the floor plate. P.O. Box 2131 Redmond, WA 98073-2131
Picture 2. Moisture may be present or was present at some time in the recent past in marked areas. Image Location: SW Corner 1 st & 2 nd Floors On Smith Ave Comment: The thermal patterns at areas marked may be worthy of notation and possible further investigation, as well as an area for possible intrusive exploration by a professional stucco contractor. Also windows are retro-fit window installations with improper flashing, only one window on the building has head flashing and that was due to a repair attempt to stop this leak at the SW lower unit. P.O. Box 2131 Redmond, WA 98073-2131
Picture 3. Image Location: West Elevation 1 st & 2 nd Floors Window Areas Also at Door Archway Comment: The thermal patterns at areas marked may be worthy of notation and possible further investigation, as well as an area for possible intrusive exploration by a professional stucco contractor. Areas are outlined. Images of this area were also taken at a later time of day on 1-2-15 and described below. P.O. Box 2131 Redmond, WA 98073-2131
Picture 4. Image Location: West Elevation North End 1 st, 2 nd, 3 rd Floors & Above Door Archway Comment: Outlined areas are indicating a thermal pattern similar to the previous areas of concern. See comments from picture #3. P.O. Box 2131 Redmond, WA 98073-2131
Picture 5. Image Location: South Elevation at West End Upper Area Comment: The thermal pattern outlined under & left of the windows may be worthy of notation and possible further investigation, possibly some core sampling done by a professional stucco contractor. The lower levels at the west corner are also worthy of further investigation. P.O. Box 2131 Redmond, WA 98073-2131
Picture 6. Site of previous stucco repair. Image Location: North Elevation @ East End 1 st Floor Window, Deck, Car Port Pillar Comment: The thermal pattern under this widow may also be worthy of further investigation and possible intrusive exploration. The carport pillars had openings at the top and appear fairly saturated as the stucco was run all the way to the drive way slab. No way for water to escape. Damage done at the base of pillars (openings) creating the promotion of capillary activity. P.O. Box 2131 Redmond, WA 98073-2131
Picture 7. This outlined area had been out of the sun for hours, yet still indicates a questionable thermal pattern. Possible further investigation should be undertaken. Light fixtures were not caulked. This outlined area indicates a questionable thermal pattern also worthy of possible further investigation. Also here; as is the case for most if not all the building windows they are retro-fit, have no flashing, nor head flashing and the stucco has been run all the way to the edge of the windows without any backer rod and a reliance on minimal caulking as the window sealant and moisture barrier. Image Location: East Elevation Above Parking Area @ South End Comment: The thermal patterns at areas marked may here may also be worthy of notation and possible further investigation by a professional stucco contractor. Also windows are retro-fit window with improper flashing relying on caulk as sealant and moisture barrier. All pillars are in the same condition with moisture intrusion and no place for water to escape. (See picture # 6 comments). P.O. Box 2131 Redmond, WA 98073-2131
Picture 8 Image Location: Parking Garage Pillars Looking North @ Base of Each Comment: As mentioned previously the stucco in most if not all areas was run all the way to the deck, patio and parking slab levels allowing no way for trapped moisture to escape. The lower areas of all three of these pillars indicates moisture intrusion with the visible signs of mildew, mold and moss growth, as well as deterioration of the stucco cladding itself. (See picture # 6 comments also). P.O. Box 2131 Redmond, WA 98073-2131
Picture 9 Image Location: South Elevation @ East End Upper 3 rd & 2 nd Floor Window Areas Comment: The thermal patterns at areas marked here may also be worthy of notation and possible further investigation by a professional stucco contractor, as this area had been out of the sun for hours yet there is still a thermal load at this area and an uneven thermal pattern. P.O. Box 2131 Redmond, WA 98073-2131
Picture 10. Image Location: South Elevation @ Mid-Building Upper Floor Windows Comment: See comments from picture #. P.O. Box 2131 Redmond, WA 98073-2131
Picture 11. Image Location: West Elevation Smith Ave Images Taken an Hour Later in The Afternoon Comment: The thermal pattern at the outlined area may be worthy of notation and possible further investigation, as well as areas for possible intrusive core exploration by a professional stucco contractor. Here again the window installations are very questionable and some areas South of the vertical windows may be areas of some concern. P.O. Box 2131 Redmond, WA 98073-2131
Picture 12. Image Location: West Elevation Smith Ave Again Later in The Afternoon Comment: See comments from picture #11 P.O. Box 2131 Redmond, WA 98073-2131
Picture 13 Image Location: West Elevation Smith Ave 2 Hours Later Comment: See comments from picture #11 & #12 as well as some areas of concern between the windows South of the vertical windows. P.O. Box 2131 Redmond, WA 98073-2131
Picture 14 Image Location: South Elevation 2 nd & 3 rd Floor @ West End Again Later in The Evening Comment: See comments from picture #11 . Also at the base of this elevation there was drainage construction installed at the slab level. The brick fascia at the lower level just above the foundation showed significant efflorescence and the thermal images indicated moisture. The moisture meter (TRAMEX Moisture Encounter Plus) also showed high to saturation levels of moisture at this location as well as on the West side. P.O. Box 2131 Redmond, WA 98073-2131
Picture 15 Image Location: West Elevation at the South End Brick Fascia Comment: Brick Fascia here showed visible efflorescence and also the thermal pattern and moisture meter also indicated a high level of moisture saturation (brick and mortar). The repointing of the mortar was showing signs of openings which allow water to enter at the top area and get behind the bricks and possibly into the wall cavity. P.O. Box 2131 Redmond, WA 98073-2131
Picture 16 Image Location: SW Elevation Window Above Brick Fascia Comment: Retro-Fit Windows: The windows don't appear to be installed to normal building standards. Caulking has been used instead of water shedding flashing. Caulking is temporary at best and should not be used as a water sealing material in place of flashing. Also no evidence of drip edge head flashing or backer rod moisture barrier installations. P.O. Box 2131 Redmond, WA 98073-2131
Picture 17 Image Location: SW Elevation Window Above Brick Fascia Comment: See comments from above picture #16 P.O. Box 2131 Redmond, WA 98073-2131
Picture 18 Image Location: Stucco and Deck Junctions Comment: Visible openings and open cracks at junction of stucco and deck materials on numerous deck locations. P.O. Box 2131 Redmond, WA 98073-2131
Picture 19 Image Location: Car Parking Area East Side of Building Comment: Numerous cracks and visible openings at all parking area support pillars. P.O. Box 2131 Redmond, WA 98073-2131
Picture 20 Image Location: West Elevation @ Door Arch and Brick Fascia Just South of Door Comment: Considerable accumulation of effloresces on brick and mortar of fascia. Also visible attempts to caulk under the flashing in many areas above the lower window and along fascia as well as openings enabling moisture penetration. P.O. Box 2131 Redmond, WA 98073-2131
Picture 21 Image Location: West Elevation North End @ 1 st Floor Deck and Brick Fascia @ SW Corner Comment: Here also considerable accumulation of effloresces on brick and mortar of fascia as well as unsealed penetrations at all window grate attachment areas. Deck and stucco wall surfaces at deck area with visible stucco damage, openings and cracking. P.O. Box 2131 Redmond, WA 98073-2131
Conclusion: We appreciate the opportunity to be of assistance and we hope that we have provided you a clear understanding of this infrared technology inspection of the building envelope. This report supersedes any opinion or discussion that occurred during the inspection and should be considered our final draft of this IR Survey and the conditions discovered during this infrared non-invasive survey and are our opinion of the conditions of this property exposed via IR technology at the time of this inspection. Please contact us if you have any questions regarding this report or your property in general. We will be happy to be of assistance. We can also make recommendations for highly skilled, reliable and trustworthy stucco contractors and are available for consultation with the contractor of your choice prior to any intrusive investigation activities are undertaken. TERMS: Net Due Upon Completion of on Site Field Work via Check, VISA or MASTER CARD. Thank You!! We look forward to being of service to you and/or your organization for all your Infrared Inspection requirements in the future and please know that we always do our best to exceed our customers expectations on every IR Survey we conduct. Sincerely, Larry Stratton Level III Certified Infrared Thermographer #10846 C-425-861-3887 http://www.cascadethermal.com
Infrared Inspection Report Summary Report Date: January 29, 2016 Job Number: 160129 Type of Inspection: Purpose of Inspection: Moisture Intrusion IR Moisture Intrusion Date of Inspection: January 26 & 29-2016 End User: Project Location: Thermographer: John Smith 2242 Greenwood Ave Seattle, WA 98102 Larry D. Stratton Certification Number: 10846 Certification Level: Level III Qualified Assistant(s): N/A Equipment Used: FLIR T-620 S/N 55905327 Weather Data: Day Skies: Sunny Night Skies: Clear Last Precipitation: Number of Items Inspected: Day Highs: 64 1-23-2016 N/A Temp: N/A