Finegan Inspection Services, Inc.

Transcription

1 Finegan Inspection Services, Inc. Report Prepared For:

2 Phone Fa Owners Property Address City, State, ZIP Phone FAX Owners Realtor Realty Company Phone FAX OWNER INFORMATION PROPERTY INFORMATION Project Information Buyers Buyers Address City, State, ZIP Phone FAX Buyers Realtor Realty Company Phone FAX Type of Eterior Cladding EIFS Date of Inspection BUYER INFORMATION INSPECTION INFORMATION System Manufacturer Dryvit Inspector Terry Finegan Mesh Color Blue Present at Inspection Terry Finegan Underlying Substrate Oriented Strand Board Temperature / Humidity 86F. 75% Age of Property 15 years Weather Sunny Square Footage 5500 Last Rain Within past few weeks Window Data Type of Windows Quantity Comments Wood Casement w/ aluminum cladding 54 some need miter caulking Total Number of Window Units 54

3 Phone Fa Summary Check List Caulking Good Not Adequate N/A Comments Caulking Around Window Frame Eisting caulk is too thin or inadequate to protect against moisture intrusion. Need to re-caulk. Caulking At Window Joints / Miters Casement window miter joints need to be caulked. Caulking Around Door Frame Eisting caulk is too thin or inadequate to protect against moisture intrusion. Need to re-caulk. Caulking At Door Joints / Miters Caulk all door joints or miter joints, including thresholds. Caulking Around Other Breaches All utility breaches, including hose bibs, light fitures and vents, need to be caulked or re-caulked. Flat Accents Caulked or Angled Flat accents and/or quoins (corner accents) need to be caulked. Soffit, Frieze & Facia Boards Caulked Flashings / Diverters Kickout Flashings / Roof / Wall Deck Flashings Other Attachment Flashings Porches / Stoop Flashing Chimney Cap Chimney Cricket Window Head Flashing Good Not Adequate N/A Eposed gaps where stucco meets another material need to be caulked. Comments Kickout flashing needs to be installed at the location(s) noted in this report. Metal chimney cap or flashing should be installed to cover entire top of chimney. Window head flashing is not installed. This is typical of the time period in which the home was constructed. Door Head Flashing Door head flashing is not installed. Same as above. Column Flashing Terminations Yes No N/A Comments EIFS Is Terminated Above Grade EIFS Is Sealed At Bottom EIFS Is Terminated At Porches

4 Miscellaneous Yes No N/A Comments Evidence Of Sprinkler Overspray Gutters Clean & Functioning Down Spout Fasteners Sealed All downspout fasteners need to be sealed. Cracks Or Impact Damage Delaminating At Foam / Substrate Eterior Evidence Of Pest Infestation Adequate Slope Of Grade Away Crawlspace Inspection Made Property Located Near Body of Water If Yes, Describe

5 Phone Fa Moisture levels The Delmhorst meter reads the wood surface when the tips of the probes are embedded into the wood material. Moisture readings are then provided on the screen of the meter. Wood has a moisture level from 1% to 40%. At 40% wood is totally saturated and can absorb no more moisture. This home has had moisture readings shown in the report. The following information is intended to aid in understanding the moisture readings. 1% to 14% is considered a "normal" wood moisture reading. Wood on the eterior of wall system is normally slightly higher in moisture than wood that is inside a home on an interior wall. 15% to 22% is considered elevated moisture. At this level the wood is not rotted or deterioration, but it is holding more than normal levels of moisture and some type of remediation should be considered. 23% to 40% is considered a higher reading and is cause of invasive repair and modifications. At the lower end the wood is probably not damaged but will become damaged if repair is not accomplished in the near future. At the area in the mid 30% and up, there is a concern that the wood may be rotted. Invasive tests are needed to visually inspect the affected wood material at this level of moisture. Areas that need modifications on this EIFS system: Caulk flat accents Because all EIFS systems need to drain water away from the surface of the material it is a requirement by all EIFS manufacturers and all industry monitoring agencies, that the skyward facing surfaces on any EIFS system have beveled surfaces away from the EIFS wall surface. Where there are flat accent trim locations on this home, there needs to be a fillet bead of caulking applied to the skyward facing accent trim surfaces to create the needed bevel. See the photo page #9 as an eample. There were flat accents found at accent trim locations around all of this home. Fillet Bead Caulking To repair areas where the EIFS has been improperly installed against another surface, or at some windows, doors, penetrations and other locations, a fillet bead of caulking is a repair technique. The fillet bead is a caulking bead that is applied between the two surfaces with a "bond breaker" between the two surfaces. This will allow the caulking bead to adhere to only the two surfaces and therefore prevent the common failure point of most caulking application "three sided adhesion". If a caulk bead were to become attached to three surfaces rather than the proper 2 surfaces, the caulking bead has a very high potential for failure because the caulk is pulled in three directions during epansion and contraction cycles. Consequently, a bond break between the two surfaces that the caulking is intended to seal will allow the caulk to bond properly and only be pulled in two directions, thus it will perform longer than caulking

6 Phone Fa that is bonded to 3 materials. On this home there were several locations where the EIFS intersects other materials where a fillet bead is needed. Please see the photo pages of this report for the specific locations. Seal wall penetrations A few of the wall penetrations should be sealed on this home. There were a few locations where there was no caulking at the wall penetrations. Please see the flood light in photo page #11. Because the EIFS system epands and contracts at a different rate than the other items on the eterior walls, the caulking at the penetrations is needed so that water intrusion is not possible. Chips and/or cracks in the lamina There were some cracks in the EIFS system at the front, rear and left house corner window accent trim. The cracks all should be repaired so that there is no possible moisture intrusion. See the photo pages #6, 9. Kickouts missing At the front & rear roof intersections with the walls, there were no kick out flashings. At all these locations there must be diverter flashings installed. All locations below the missing diverters were noted to have been damaged to some etent. The eact amount of damage is not known until invasive testing is accomplished. Suffice to say that it should be calculated that the substrate below all locations where diverters are missing, there will need to be new substrate installed. A kickout is also called a diverter flashing. With the kickout flashings missing water has accessed. There should be new diverters installed at the locations indicated in this report. The Rainteck type should be used. All wall areas below these missing diverters needs to be invasively inspected to determine the volume of moisture damage at these locations. A diverter is a 6 by 6 plastic detail that directs the roof surface water away from the wall surface and into the gutter. Chimney Repairs Repair the loose EIFS at the front facing surface on the rear left chimney system. There were also flat accent surfaces at the top corbel that should be beveled by the industry requirements. the metal cap should b e caulked at the EIFS.

7 Phone Fa Soft substrate You have several areas where the substrate was soft when probed. These locations are below the front and rear windows shown in the report and under most of the locations where the diverter were missing. Only invasive testing will reveal the eact amount of damage. The area should be repaired by cutting out the damaged surface and substrate and then installation of a new diverter and then a re-coating of that section of the rear wall with a matching EIFS system and surface pattern. New Caulking Replace all the failed caulking at the areas around the windows as shown in the report. The entire home needs to be re-caulked. Basic glossary of most commonly used terms for E.I.F.S. Systems There are several terms that are most often used when discussing EIFS system. The term EIFS, for eample, is an acronym for Eterior Insulating and Finishing System. The system is often referred to as Dryvit because one of the largest manufactures of this type of system is Dryvit Inc., but there are dozens of other manufacturers of E.I.F.S. systems and dozens more who manufacturer other related components used in the application of the various systems. Here is a glossary of the most often used terms when discussing an E.I.F.S. system. AESTHETIC JOINT This is a joint in the surface of the EIFS that is installed for appearance reasons. It is not intended as an epansion point in the EIFS surface. ATTACHMENT SYSTEM The materials used to secure the EPS boards to the substrate. These could be adhesive type or mechanical fasteners. They resist gravity, wind suction and shearing effects of EIFS thermal movement so as to keep the boards secure to the walls. BACKER ROD Around virtually all windows, doors and other wall penetrations, there must be a gap of approimately ½ in which a fleible closed cell type of foam plastic rod is inserted into the joint cavity at a specific distance from the outside face of the joint. This is accomplished prior to application of the caulking so as to provide proper epansion and contraction and limit the depth of the sealant application. BACK WRAP This is the process of bonding the base coat to the face of the substrate at the ends of the EPS boards. All EPS boards need to be sealed with a base coat at the ends where they are eposed or interface with another surface.

8 Phone Fa BASE COAT This is a cementitious coating that is applied to the epanded polystyrene board eterior surfaces. The EPS boards are secured to the substrate on the walls/ceilings prior to base coat application. The base coat adhesive is mied EIFS The entire system of epanded polystyrene boards, attachment systems, fiberglass mesh, base and finish acrylic co polymer coatings, and all flashings associated with the application of the products is known as Eterior Insulating and Finishing System. EIMA An acronym for E.I.F.S. Industry Members Association. The companies that produce and install the various products in the EIFS industry created this association. The association establishes uniform minimum standards relative to the product installation specifications of the various components that compose the E.I.F.S. system. EIMA standards are recognized industry wide by all professional installation contractors and suppliers. EPS BOARD Epanded Polystyrene boards that are secured to the substrate of the building either mechanically or with an adhesive then covered with a fiberglass mesh. The foam boards form the base of the E.I.F.S. system. They should be properly sanded and the joints have specific allowable tolerance. There should be no eposed edges or surfaces on any EPS board in the E.I.F.S. system. EXPANSION JOINT Because of epansion and contraction cycles as well as thermal and wind sheer characteristics on the E.I.F.S. system, there must be specific epansion and contraction relief joints in the E.I.F.S. system. The location, size and profile of the various joints is critical to the overall performance of the E.I.F.S. system. The lack of an epansion joint, or an epansion joint that is improper in terms of width or depth, can damage the E.I.F.S. system and make it vulnerable to leakage. HEAD FLASHING Above windows and doors there are head flashings required in some E.I.F.S. systems. The specific manufacturer of the E.I.F.S. system will detail the need for and the type of as well as the installation of the head flashing needed. It is not required in all applications, but recommended. REINFORCING MESH This is the woven fiberglass that is applied over the EPS board in a specific method so as to provide stability and strength to the EPS board/lamina interface and the E.I.F.S. system as a whole. It is embedded into the base coat adhesive and the joints are overlapped. It should not be eposed at any location. SUBSTRATE This is the eterior building surface to which the EIFS is applied. It could be oriented strand boards, plywood, cement board or other approved materials. The substrate is the surface to which the EIFS adhesive bonds, not the wall structure itself. This is an important distinction.

9 Phone Fa SEALANT- The caulking applied to the various gaps in the EIFS systems caused by wall penetrations such as, but not limited to, windows, doors, vents and epansion joints. Most are wet applied and must be carefully installed. These are the areas of highest EIFS system failures. The products are often silicone based with one or two part urethanes and some with polysulfides. Many sealants require a bonding primer applied to the joint cavity prior the application of sealant. Conclusion This home needs repairs. The repairs are necessary to be accomplished as soon as possible. Do not put them off. There is active moisture leaking into the wall cavities of this home at this time. There will need to be removal of the EIFS and what remains of the substrate in the locations shown in the photo pages of this report. Please have only a professional make the necessary repairs and have the work checked several times during the process. If the items noted in this report are properly repaired and inspected during the repairs as well as re-checked for moisture after the repairs are accomplished, then the home should be dry in the future a warranty on the work can also be offered after the 2 year guarantee on all surfaces that have had work accomplished. After the repairs and final inspection of the repairs has been accomplished, once every 12 months a moisture survey inspection should take place by this company. This will insure that the EIFS system will stay in good condition well into the future.

10 Phone Fa Front left wall surface All moisture readings were noted to be good under the front left glass block window. The front window, however is very wet below the window. The wall on the front of the home has a horizontal intersection of EIFS and stone. At all these locations on this home a base flashing is advised. A profile of a base flashing is shown in red on this photo. Water the caulking line is possible. All of the wall penetrations need to have caulking at the intersection with the various vents and the faucet bases.

11 Phone Fa Front left wall surface This window is noted with several locations inside and out that have water intrusion. It is believed that this is a location where a great deal of moisture has collected in the wall below the window surface. The removal of the EIFS and substrate below this widow is anticipated due to the soft nature of the substrate at the time of the inspection.

12 The skyward facing surfaces of some accent trim were noted with a caulking applied. The bead is very narrow. This bead should be much larger. It is called a fillet bead. the goal is to create a bevel at these flat locations. A Dow 790 series is advised here. All moisture readings at the windows that are to the immediate right of the front door are good. Due to the thickness of the accent trim around these windows, it is advised that a bevel be installed below each sill. See the location of the blue lines where the bevels are recommended. 76 WEST FOSTER MAINEVILLE ROAD Phone Fa Wall to left of front porch The wall surface that is between the left gable & the front porch was found with low moisture levels detected. There were two recommendations made to prevent future moisture intrusion; 1). Add a base flashing at the EIFS intersection This is a close up of the gutter intersection with the wall surface. There should be a diverter installed here. The red lines attempt to show a profile of what a diverter would appear if it were installed at this location.

13 Phone Fa Front Porch area Add caulking at the tops of the column accent trim. there were no elevated moisture levels on these columns. There is a chip in the EIFS that is close to the concrete slab, at the columns. Patch this chip and place a fillet bead around the EIFS intersection with the concrete. The EIFS should terminate before the concrete slab, but often times it is not accomplished on these older EIFS homes. Because the slab is under a roof system and facing East, it is advised that a fillet bead of caulking be placed where the red line is located on this photo. Low moisture below this window. The caulking was functioning around the window but at the miter points a bead of caulking is advised.

14 Cracks at several window corners were noted. These all need to be properly repaired. Not just a quick caulk job or patch. There has been a cut in the EIFS at the bottom of the wall surface that is common with the garage. Repair the cut area. 76 WEST FOSTER MAINEVILLE ROAD Phone Fa Wall on right of front porch This window was noted to be in need of a modification. At the far right there is soft substrate below the window miter. This wall has some repairs needed. the missing diverters, and moisture access at the windows were all noted. These areas are rotted and should be cut out and replaced. The substrate below is soft and the readings in the boes is above 30% At the second story window there was elevated readings. The repairs are recommended above on the photo.

15 Phone Fa Front Garage Wall The front of the garage has two areas where moisture was detected. The area below the front window and the wall surface to the direct right where the gutter intersects the front wall surface. A diverter is missing above this location. the installation of a diverter and repair of the substrate in this area is needed. Once again, base flashing at the EIFS and the stone are needed. The caulk bead alone will not stop moisture intrusion.

16 Phone Fa Right Garage Wall There were no elevated moisture readings detected on this right wall surface. there were areas where the caulking backer rod is broken trough the caulking, (yellow circle), and also areas where there needs to be caulking at the vents,(green boes). At these and all other electrical boes there should be caulking at all the various holes through the EIFS system. There are some cracks in the EIFS accent trim on this side of the home. Patch and repair the cracks as noted here.

17 Phone Fa Rear right Wall The moisture readings in this area were higher than normal. The elevated readings are probably a combination of failed caulking and some window leaking. The installation of sill flashing was not a common technique when this home was constructed. A proper repair would be to have the EIFS system modified to provide positive drainage and a sill drain system under each of these rear windows. The moisture readings on the rest of the rear windows were in the same moisture range as were those in this photo.

18 Phone Fa Rear center Wall The wall that is below the eave line of the bay roof termination is affected by the water access behind the EIFS system. Repair of the wall will be necessary. Under the windows shown with a red bo below the window.

19 Phone Fa Rear Wall The rear right wall of the house has sustained damage due to the missing diverter at this location. It appears that the water access from the roof and the window caulk that is missing

20 Phone Fa Rear Left Wall The areas with the star burst are areas where readings above 30% were detected. This is a very high reading. The moisture level is at a point where invasive testing will be needed to determine the level of deterioration. It must be noted that framing damage is not common in these situations. The eterior substrate often is the only item that becomes deteriorated. Cutting the EIFS will be the determining factor on this wall surface.

21 Phone Fa Left Wall All of these readings are elevated. The highest readings were noted with slightly soft substrate behind the EIFS surface. This means that some test cuts will be necessary to view the condition of the substrate. If it is rotted, the removal and replacement of the substrate will be necessary. There was no diverter in this roof intersection with the left house wall. The lack of a diverter has caused water to access behind the EIFS at the location shown in the green bo. It will need to be repaired. A test cut will be necessary to determine the etent of the moisture damage.

22 Phone Fa Left Chimney The metal cap is in need of caulking at the intersection with the EIFS. The lamina is loose at the tip of the sharp angle. there needs to be a caulking bead at the skyward facing surfaces.