Block Lofts Condominiums

Transcription

1 Block Lofts Condominiums Building Envelope Condition Assessment 747 Ralph McGill Boulevard Atlanta, Georgia Presented to: Block Lofts Condominium Home Owners Association C/o Heritage Property Management Services, Inc. 500 Sugar Mill Road, Suite 200B Atlanta, Georgia Attention: Ms. Iraci de Queiroz, Division Manager

2 Table of Contents Block Lofts Condominiums Building Envelope Condition Assessment Block Lofts Report... Page 1 Appendix A Moisture Probes... Page 26 Appendix B Infrared Scan... Page 36 IR Scan... Page 47 Appendix C Exploratory Openings... Page 68 Appendix D Repair Options... Page 107

3 May 2, 2013 MH Ref.: Block Lofts Condominium Home Owners Association c/o Ms. Iraci de Queiroz, Division Manager Heritage Property Management Services, Inc. 500 Sugar Mill Road, Suite 200B Atlanta, Georgia Re: Building Envelope Condition Assessment for Block Lofts Condominiums Dear Ms. Queiroz: This letter report documents the results of Morrison Hershfield s building envelope condition assessment work for the Block Lofts Condominium project. The scope of work completed by Morrison Hershfield included an occupant survey, a visual review, infrared imaging, moisture probes and exploratory openings. The purpose of this condition assessment was to determine the probable extent of water infiltration problems and to develop a draft scope for repair for cost estimating purposes. Deficiencies reported herein are based on our visual observations and exploratory openings performed through a representative sampling of the stucco cladding assembly. They do not represent a total inventory of all locations with deficiencies nor do they imply that all similar locations or items to be deficient. A photographic record of observations was made using digital photos. Selected representative photographs and infrared images are included throughout the report. All photographic information taken during this assessment has been provided on a flash drive. Building Description The Block Loft Condominium community consists of three similar four-story, plus a mezzanine level, wood-framed structures constructed over concrete foundations. The cladding is cement plaster and scored face cement block veneer. The windows are aluminum framed, flange mounted units. Wood-framed swing doors provide access to the front entries, balconies, and waterproof decks of the residential units. Overhead doors provide car access into the garages. The roofs are clad with an EPDM roofing material. The roofs drain to scuppers, into conductor heads, and down rainwater leaders, where we assume they drain into the city storm water systems. The roof structures are wood framed. Morrison Hershfield Corporation 1455 Lincoln Parkway, Suite 500 Atlanta, Georgia

4 - 2 - Refer to photos 100-1, 200-1, and for general views of the buildings. The following documents were provided to MH by the Homeowners Association: Description Document Date Architectural, Civil, MEP, and Structural Drawings September 22, 2003 DRC Forensic Inspection Report November 20, 2012 DRC Scope Of Repairs November 20, 2012 Exterior Assemblies The exterior building enclosure assemblies (as shown on the architectural drawings) are as follows: 1. Exterior Walls Assemblies (components listed from exterior to interior) a. Stucco Wall over wood frame: i. Cement Plaster on Metal Lath ii. One Layer of Building Felt iii. OSB Sheathing iv. Wood Stud Framing and Batt Insulation b. Concrete Block Walls i. Scored Face Concrete Block c. Flange Mounted Aluminum Window Assemblies 2. Roof Assemblies a. Low-slope roof i. EPDM Roof Membrane ii. Insulation iii. TJI Joist System b. Metal Coping Cap

5 - 3 - Occupant Survey An occupant survey was conducted to gather information relative to water intrusion and other moisture related issues. A total of 41 owners responded to the questionnaire. The following table summarizes the key findings of the occupant questionnaire Issue % of Owners reporting issues Number of Owners Water Leak 34% 14 Wall Leaks 17% 7 Window Leaks 10% 4 Ceiling Leaks 15% 6 Floor Leaks 17% 7 Door Leaks 5% 2 Balcony Deterioration 15% 6 Balcony Standing Water 10% 4 Interior Damage 22% 9 Field Review Work The following field work was completed by Morrison Hershfield: Description MH Staff Date(s) Document Review Visual Review Moisture Probes Infrared Imaging Exploratory Openings Ed Lehman Ed Lehman Ed Lehman, Chris Norris Shawn Sheehan Chris Norris, Joe Sumpter

6 - 4 - Observations Visual Review The following photographs document observations from our field work: Building Overall view of Building View of all cladding types Crack in the stucco at a pilaster

7 Crack in stucco at soffit condition Balcony saddle condition Building Overall view of Building 200

8 Field view of Building Dryer vent through stucco system noting moisture around vent Field view of end condition

9 Efflorescence at scored face block Building Overall view of Building 300

10 Field view of Building Balcony saddle condition Field view of end condition

11 Efflorescence at scored face block Typical Typical Condition: Head flashing is sealed and thus there is no way for this area to weep. Typical Typical Condition: Deteriorated polyurethane sealant typical at all sealant joints

12 Observations Moisture Probes Moisture content measurements were taken using Delmhorst BD-10 and Delmhorst BD-2100 meters. The moisture probe locations are noted in Appendix A. The following are general guidelines for interpretation of moisture content measurements in wood materials: Moisture Content (MC) <20% 20% to 30% >30% Interpretation the wood has not been recently exposed to liquid water and the MC is below that required for wood decay fungi to propagate Probable exposure to liquid water, and represent a MC at which fungal growth can be sustained. We interpret this as a Caution reading. Conditions under which fungi can flourish and decay can progress quickly. We interpret this as a Danger reading. The following table summarizes the moisture probe readings. Detailed information showing individual moisture probe locations and readings can be found in Appendix A. Moisture Probe Range No. Readings % of Readings < 20% 2 12% 20% to 30% 5 29% > 30% 10 59% Total Readings %

13 Observations Infrared Imaging Infrared imaging of the exterior building walls and a roof sample was completed. The infrared images of the walls showed several thermal anomalies within the stucco clad wall areas, which may be indicative of potential moisture accumulation. The thermal images of the roof sample showed one thermal anomaly indicative of potential moisture accumulation. The thermal imaging anomalies and the IR Report can be found in Appendix B. The following photographs document key observations from our field work: IR100-1 Building 100 Southwest Elevation Shaded areas note areas of concern based on IR scan IR100-2 Building 100 West Elevation Shaded areas note areas of concern based on IR scan

14 IR200-1 Building 200 South Elevation Shaded areas note areas of concern based on IR scan IR200-2 Building 200 Northwest Elevation Shaded areas note areas of concern based on IR scan

15 IR200-3 Building 200 East Elevation Shaded areas note areas of concern based on IR scan IR300-1 Building 300 Southwest Elevation Shaded areas note areas of concern based on IR scan

16 IR300-2 Building 300 Southeast Elevation Shaded areas note areas of concern based on IR scan IR300- Roof Building 300 Roof Scan notes an isolated damaged area of the roof at the northeast corner. Observations Exploratory Openings Nineteen (19) exploratory openings were made in the exterior wall assemblies to confirm the construction and condition of the building envelope components. The opening locations are identified in the elevation drawings contained in Appendix C. The following table summarizes the results.

17 Exploratory Opening Summary Table Extent of Damage Found Openings in Exposed Walls 13% of Openings No damage, no evidence of moisture Evidence of moisture but sheathing intact (staining) Deteriorated sheathing, but framing intact Sheathing and framing deteriorated 3 16% 11 58% 5 26% 0 0% Total Openings % The following photographs document key observations from our exploratory openings: 01 Exploratory Opening 1: Building 100 North Elevation Balcony Saddle Opening at Control Joint Moisture Reading: >40% Deteriorated Sheathing

18 Exploratory Opening 2: Building 100 North Elevation Balcony Saddle Opening at Control Joint Moisture Reading: >40% Deteriorated Sheathing 03 Exploratory Opening 3: Building 200 South Elevation Field Opening Moisture Reading: 8.7% 04 Exploratory Opening 4: Building 100 South Elevation Field Opening at Control Joint Moisture Reading: >40% Deteriorated Sheathing

19 Exploratory Opening 5: Building 100 South Elevation Window Sill Moisture Reading: 22% 06 Exploratory Opening 6: Building 100 south Elevation Window Head Moisture Reading: 9%

20 Exploratory Opening 7: Building 200 North Elevation Balcony Saddle at Control Joint Moisture Reading: 38.9% Deteriorated Sheathing 08 Exploratory Opening 8: Building 200 North Elevation Balcony Saddle Opening at Control Joint Moisture Reading: 34.3% Deteriorated Sheathing 09 Exploratory Opening 9: Building 200 North Elevation Field Opening below openings 7 & 8 Moisture Reading: 36.7% Deteriorated Sheathing

21 Exploratory Opening 10: Building 200 South Elevation Soffit Condition Moisture Reading: >40% 11 Exploratory Opening 11: Building 200 South Elevation Field Moisture Reading: 20%

22 Exploratory Opening 12: Building 200 East Elevation at Dryer Vent Moisture Reading: >40% Deteriorated Sheathing 13 Exploratory Opening 13: Building 100 West Elevation Window Head Opening at Control Joint Moisture Reading: 24.8% Deteriorated Sheathing

23 Exploratory Opening 14: Building 300 East Elevation Field Opening Below the Window Sill at Control Joint Intersection Moisture Reading: >40% Deteriorated Sheathing 15 Exploratory Opening 15: Building 300 East Elevation Window Head Moisture Reading: 12% 16 Exploratory Opening 15: Building 300 East Elevation at Walkway Column Moisture Reading: >40%

24 Exploratory Opening 17: Building 300 West Elevation at Balcony Moisture Reading: 20% 18 Exploratory Opening 18: Building 300 West South Elevation Above Masonry Moisture Reading: 25% 19 Exploratory Opening 19: Building 300 South Elevation Field Opening at Control Joint Moisture Reading: 26%

25 Discussion The stucco clad wood-framed wall assemblies are clad in what is commonly referred to as a concealed-barrier system. Concealed-barrier stucco systems incorporate a water-resistant material (typically two layers consisting of building paper or housewrap and in this case a single layer of paper) behind the exterior cladding system. Small gaps between the building paper and the backside of the stucco provide limited ability for drainage or drying of incidental moisture from the wall assembly. The stucco assembly on this project is not provided with weeps or any other means for the drainage of incidental moisture. Water is able to enter behind the stucco at control joints, at interfaces such as dryer vents and balcony saddles, and at any cracks in the stucco itself. The stucco assembly does not provide the ability to drain this water back to the exterior, which is resulting in saturation of the building paper, elevated moisture content of the OSB sheathing, and resultant deterioration of the building paper and sheathing. Based on the exploratory work conducted for this assessment it appears that the damage at the present time is largely limited to the sheathing, although some framing damage has also occurred particularly at soffit conditions. The stucco assembly installed at the Block Lofts condominiums is not an appropriate assembly for the Atlanta climate, and without remedial work continued deterioration should be expected. At the time of this assessment the extent of damage does not present a risk for structural failure, however, if deterioration is allowed to progress framing damage and structural failure may eventually result. Recommendations The roofing is currently in good to fair condition and does not require any significant remedial work with the exception of the isolated area identified at Building 300. With an appropriate maintenance program a remaining service life of 5-10 years should be achievable for the roof membrane. The stucco clad wall assembly is not appropriate for the Atlanta climate and remediation will be required for the stucco wall assemblies. Removal of stucco will be required to implement effective repairs. We have provided two options for repair of the stucco walls as follows: Option 1: Replace all stucco in weather exposed areas (See Appendix D for Area of Repair) This option includes the following scope of repair: 1. Remove and dispose of all stucco, accessories, and building paper 2. Replace moisture damaged OSB sheathing (estimated at 10% of exposed wall area) 3. Replace damaged wood framing. Framing replacement is anticipated primarily at soffit conditions. 4. Remove and re-flash all windows in work area. 5. Install new dryer vent covers complete w/ flashing 6. Install new drainable stucco system (Sto Powerwall NeXT) a. Fluid applied air/water barrier (StoGuard)

26 b. New drainage mat (Sto Drainscreen) c. Flashing w/ end dams above all windows d. Through wall flashing at floor lines e. Three coat cement plaster stucco (Sto Powerwall) f. Acrylic finish (Sto Acryl) 7. Caulk penetrations in stucco with silicone caulking. Tremco Spectrem 1 or Dow 790 This repair option will allow review and repair of all damage OSB and sheathing. The completed repair will be a drainable stucco system, which will provide the Owners with a durable, low maintenance wall assembly. Option 2: Targeted Repairs (See Appendix D for Area of Repair) This option includes the following scope of repair: 1. Targeted stucco removal as follows in weather exposed locations: a. Remove 1' above and 2' below all horizontal control joints b. Remove 1' either side of all vertical control joints c. Remove 1' below all windows, extending 1'horizontally beyond windows d. Remove 1' above all windows, extending 1' horizontally beyond windows e. Remove 1' above, 2' below and 1' to horizontally beyond all dryer vents f. 2' above and wrapping bottom of all soffit conditions g. Full height of all pilasters h. Remove building paper in all areas of stucco removal i. Inspect OSB sheathing, extend stucco removal in any locations where damage extends beyond the removed stucco or within 6" of the edges of removed area. 2. Remove and re-flash all windows, provide weeps to exterior below each window sill flange. 3. Remove and replace all damaged OSB sheathing and framing 4. Install two layers of air/water barrier (Tyvek Stucco Wrap over Tyvek Commercial Wrap) 5. Install new three coat stucco complete w/ accessories 6. Caulk all control joints and all penetrations through stucco with Dow 790 sealant 7. Coat entire stucco wall assembly with Dow Allguard silicone coating The above option may reduce the overall extent of stucco removal to some extent, however, the construction cost savings of this option will be limited due to the additional coordination required and the possibility that further removal could be required if damage is found to extend beyond the extent of initial stucco removal. The completed stucco repair will be a face sealed system, meaning that it relies on preventing water intrusion at the exterior face of the building. Maintenance of sealants and of the Dow Allguard coating will be critical to the long term durability of this repair. Dow Allguard will require re-coating on a year cycle, and can only be re-coated with either Dow Allguard or a compatible silicone coating. The Dow Allguard will also give the building a slight sheen and a slightly "rubbery" texture.

27 Isolated Roof Repair-Building 300 Roof We recommend taking a roof core sample at the identified area to confirm if indeed the area is wet. If the area is found to be wet, we recommend removing the wet material and making the necessary repairs, replace and patch back the roof in this area. Repair Option Comparison Removal and re-flashing of windows is recommended in both repair options. Re-flashing the windows will allow installation of drained sill pans beneath the windows. Sill pans will redirect any water leaking through the window frames into the rough opening back to the exterior without damage to the wall assembly. In the experience of MH, aluminum framed residential grade windows are often prone to leaks at the corners, which can result in trapped water within the wall assembly and resultant damage. Windows that are known to leak can also be replaced as part of the repair work. Given the extent of damage and the limitations of the Option 2 targeted repairs, Morrison Hershfield recommends implementing the Option 1 repair scope. Regardless of the repair option selected, complete construction documents including material specifications, building elevations showing the extent of the work, assembly and interface details, and bid forms should be prepared. Proper documentation will be critical to control the cost and quality of the repair work. The repair work should be bid to a limited group of selected pre-qualified bidders with experience with this type of work, or by a negotiated contract with a single qualified contractor. Yours truly, Morrison Hershfield Corporation Edward Lehman, Assoc. AIA, CEI, RRO Building Science Consultant Chris Norris, PE, LEED AP, CEI Principal / Building Science Specialist Joe Sumpter, CEI Building Science Consultant Shawn Sheehan, RA, NCARB, CEI, RRO Building Science Consultant P:\PROJECTS\613 SERIES\ BLOCK LOFTS EIFS EVALUATION\00\07 - REPORTING\BLOCK LOFTS REPORT DRAFT.DOC

28 APPENDIX A Moisture Probes

29 Building 100

30 Building 100 Moisture Probe Locations

31 Building 100 Moisture Probe Locations

32 Building 200

33 Building 200 Moisture Probe Locations

34 Building 200 Moisture Probe Locations

35 Building 300

36 Building 300 Moisture Probe Locations

37 Building 300 Moisture Probe Locations

38 APPENDIX B Infrared Scan

39 Building 100

40 Building 100 Infrared Scan Anomalies

41 Building 100 Infrared Scan Anomalies

42 Building 200

43 Building 200 Infrared Scan Anomalies

44 Building 200 Infrared Scan Anomalies

45 Building 300

46 Building 300 Infrared Scan Anomalies

47 Building 300 Infrared Scan Anomalies

48 Infrared Scan Report

49 51.1 F Sp2 0 Sp Image 7:33:55 Image Camera FLIR Location: Building 100, South Elevation Other remarks: Object 25 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

50 52.4 F Sp Sp1 Sp Image 7:34:04 Image Camera FLIR Location: Building 100, South Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

51 Sp F Sp Image 7:38:17 Image Camera FLIR Location: Building 100, South Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

52 53.7 F 40 Sp Sp Image 7:38:34 Image Camera FLIR Location: Building 100, South Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

53 49.2 F 40 Sp Sp Image 7:40:15 Image Camera FLIR Location: Building 100, East Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

54 47.1 F Sp Sp Image 7:40:23 Image Camera FLIR Location: Building 100, East Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

55 48.7 F Sp Sp Image 7:49:06 Image Camera FLIR Location: Building 300, Southeast Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

56 Sp2 Sp F Image 7:49:22 Image Camera FLIR Location: Building 300, Southeast Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

57 53.2 F 40 Sp Sp Image 8:00:26 Image Camera FLIR Location: Building 100, West Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

58 52.0 F 40 Sp Sp Image 8:00:40 Image Camera FLIR Location: Building 100, West Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

59 51.7 F Sp1 40 Sp Image 8:00:47 Image Camera FLIR Location: Building 100, West Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

60 Sp F Sp Image 8:10:34 Image Camera FLIR Location: Building 200, North Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

61 44.7 F Sp Sp Image 8:10:40 Image Camera FLIR Location: Building 200, North Elevation Other remarks: Object 50 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

62 55.0 F 40 Sp Sp Image 8:18:23 Image Camera FLIR Location: Building 300, Northwest corner Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

63 65.7 F Sp Sp Image 8:18:32 Image Camera FLIR Location: Building 300, Northwest corner Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

64 65.6 F Sp Sp Image 8:18:39 Image Camera FLIR Location: Building 300, Northwest corner. Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

65 52.2 F Sp Sp Image 8:20:49 Image Camera FLIR Location: Building 300, West Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

66 Sp F 60 Sp Image 8:21:05 Image Camera FLIR Location: Building 300, West Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

67 43.5 F 40 Sp Sp Image 8:21:37 Image Camera FLIR Location: Building 300, South Elevation Other remarks: Object 7.8 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

68 46.4 F Sp Sp Image 8:22:33 Image Camera FLIR Location: Building 300, South Elevation Other remarks: Object 50 Reflected Apparent 62.0 Atmospheric 46.0 Sp Sp Comment: Thermal anomalies were observed and are consistent with water patterns behind the surface of stucco. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

69 Sp1 Sp F Image 7:52:27 Image Camera FLIR Object 7.8 Reflected Apparent 62.0 Atmospheric 75.0 Sp Sp Location: Building 300, northwest corner of the roof. Other remarks: Comment: Thermal anomaly was observed and is consistent with water patterns behind membrane roofing. Puncture was observed in roof membrane. Recommendation: Inspected by : Shawn Sheehan Signature:... date: Morrison Hershfield 1455 Lincoln Parkway, Suite 500 Atlanta, GA Phone: ,

70 APPENDIX C Exploratory Openings

71 Building 100

72 Photo 100-A Building North Elevation Photo 100-B Building South Elevation Photo 100-C Building East Elevation

73 Building 100 Exploratory Openings

74 Building 100 Exploratory Openings

75 Exploratory Opening 1: Building 100 North Elevation Photo 1a: Opening at a right side balcony saddle condition Photo 1b: Opening with a layer of felt shingle lapping approximately 6

76 Photo 1c: Line of control joint with noted water infiltration Moisture reading of >40% with deteriorating sheathing due to moisture infiltrating at the control joint Photo 1d: Moisture reading of >40% with deteriorating sheathing due to moisture infiltrating at the control joint Exploratory Opening 2: Building 100 North Elevation Photo 2a: Opening at a left side balcony saddle condition

77 Photo 2b: Opening with a layer of felt shingle lapping approximately 6 Photo 2c: Line of control joint with noted water infiltration. Moisture reading of >40% with deteriorating sheathing due to moisture infiltrating at the control joint. Photo 2d: Moisture reading of >40% with deteriorating sheathing due to moisture infiltrating at the control joint.

78 Exploratory Opening 4: Building 100 South Elevation Photo 4a: Line of control joint with noted water infiltration. Moisture reading of >40% with deteriorating sheathing due to moisture infiltrating at the control joint Photo 4b: Excessive moisture reading at sheathing below control joint.

79 Exploratory Opening 5: Building 100 South Elevation Photo 5a: Right Window Sill noting the felt paper with some deterioration. Photo 5b: Self-adhered membrane flashing at sill. Note that the opening does not appear to be wrapped with weather barrier. Area of water infiltration with due to deteriorating sealant at the window to stucco joint Photo 5c: Moisture reading at the base of the sill opening with a reading of 22%.

80 Exploratory Opening 6: Building 100 South Elevation Photo 6a Right window head with felt paper intact. Photo 6b: Window head with felt paper removed noting dry condition.

81 Photo 6c: Moisture reading for this area of 9% Exploratory Opening 13: Building 100 West Elevation Photo 13a: Opening taken at the window head on the west elevation.

82 Photo 13b: Opening with building felt over self-adhered flashing. Building felt was saturated when the opening was performed. Photo 13c: Opening with the building felt removed. The sealant joint at the window head is preventing the stucco system from weeping out and forcing the moisture back into the building. Photo 13d: Moisture reading for this area of 24.8% at the side of the window.

83 Building 200

84 Photo 200-A: Building 200- North Elevation Photo 200-B: Building 200-South Elevation Photo 200-C: Building 200-East Elevation

85 Building 200 Exploratory Openings

86 Building 200 Exploratory Openings

87 Exploratory Opening 3: Building 200 North Elevation Photo 3a: Opening taken in the field of a pilaster. Photo 3b: Opening with a single layer of building felt. Photo 3c: Opening with the building felt removed. Sheathing appears to be dry.

88 Photo 3d: Moisture reading of 8.7% Exploratory Opening 7: Building 200 North Elevation Photo 7a: Opening taken at the right balcony saddle through a control joint. Photo 7b: Opening with felt removed noting deteriorated sheathing.

89 Photo 7c: Moisture reading of 38.9%. Exploratory Opening 8: Building 200 North Elevation Photo 8a: Opening taken at the left balcony saddle through a control joint. Photo 8b: Opening with a single layer of building felt shingle lapped at the control joint with approximately 6: overlap.

90 Photo 8c: Opening with building felt removed noting deteriorated sheathing below the control joint. Photo 8d: Moisture reading of 34.3% Exploratory Opening 9: Building 200 North Elevation Photo 9a: Opening taken in the field centered below openings 7 & 8.

91 Photo 9b: Single layer of building felt and sheathing. Photo 9c: Moisture reading of 36.7% at left edge of opening

92 Exploratory Opening 10: Building 200 South Elevation Photo 10a: Opening taken at the face of soffit condition at walkway. Photo 10b: Moisture reading of >40% at the base of the face where the soffit turns back. Photo 10c: Moist and deteriorating sheathing was noted at this location.

93 Exploratory Opening 11: Building 200 South Elevation Photo 11a: Opening in the field area of the stucco on the southeast corner. Felt paper intact. Photo 11b: Moisture reading of 20% at lower corner of the opening. The readings at the lower portion of the opening ranged from 15-20% and at the upper portion of the opening the range was 7-9%

94 Exploratory Opening 12: Building 200 East Elevation Photo 12a Opening was taken at a dryer vent penetration. The felt paper has deteriorated in this area. Photo 12b: The sheathing is moist in the area surrounding the dryer. The vent penetration does not appear to have been flashed to the weather barrier at the penetration.

95 Photo 12c: Sheathing is moist and delaminating at this area below the dryer vent. Photo 12d: Moisture reading at this location 35%

96 Building 300

97 Photo 300-A: Building 300-West Elevation Photo 300-B: Building 300- East Elevation Photo 300-C: Building 300-South Elevation

98 Building 300 Exploratory Openings

99 Building 300 Exploratory Openings

100 Exploratory Opening 14: Building 300 East Elevation Photo 14a: Opening taken below a window sill at the vertical to horizontal control join intersection. Photo 14b: Opening with building felt exposed. Photo 14c: Opening with building felt removed noting deteriorating sheathing.

101 Photo 14d: Moisture reading >40%.

102 Exploratory Opening 15: Building 300 East Elevation Photo 15a: Opening at the right head of the window. Building felt appears to be dry. Photo 15b: Head opening with felt removed noting the self-adhered flashing at the window flanges. Photo 15c: Moisture reading at side of opening is 12%. Head condition appears to be dry.

103 Exploratory Opening 16: Building 300 East Elevation Photo 16a: Opening taken at column area of the walkway. Felt paper appears to be deteriorating at the right side. Photo 16b: Opening after felt paper has been removed. Water infiltration noted at the right side of the opening as it turns back. Photo 16c: Moisture reading of >40%

104 Exploratory Opening 17: Building 300 West Elevation Photo 17a: Opening between balconies at a control joint. Photo 17b: Opening with felt paper removed noting some water infiltration along the control joint area. Photo 17c: Moisture reading of 20% along the control joint

105 Exploratory Opening 18: Building 300 South Elevation Photo 18a: Opening at the base of stucco at masonry to stucco area. Building felt appear to be dry. Photo 18b: Opening with building felt removed. Opening occurs below a window beside a vertical control joint.

106 Photo 18c: Moisture reading of 25% at the right side of the opening along the vertical control joint.

107 Exploratory Opening 19: Building 300 South Elevation Photo 19a: Opening was taken in the field area of the stucco along a horizontal control joint. Photo 19b: Moisture reading below the control joint of 26% Photo 19c: Moisture reading above the control joint of 12%.

108

109 APPENDIX D Repair Options

110 Repair Option 1

111 Repair Option 1: Front and Rear Elevations

112 Repair Option 1: End Elevation

113 Repair Option 2

114 Repair Option 2: Front and Rear Elevations

115 Repair Option 2: End Elevation