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HomeMy WebLinkAbout06100144 Correspondence ] 7. Garage a.) There was no evidence of water intrusion under the west duplex window at the time of the investigation. 18. Exterior a.) The brick air gap varied from % inches to ] inch. There was no exterior vapor barrier evident. There was no brick windowsill flashing evident. The weep hole quantity on the residence was adequate. There was no base flashing evident. b.) The aSB at the following locations had suspect black staining that was likely visible fungal growth: Under the Bedroom No.3 west duplex window Under the Master Bedroom east wall south window Under the Master Bedroom east wall north window Under the Library east triplex window Dining Room northwest corner lower brick invasive Dining Room northwest corner upper brick invasive The Garage southwest corner lower brick invasive The Garage southwest corner upper brick invasive Bedroom No.3 southwest corner lower brick invasive Bedroom No.3 southwest corner upper brick invasive c.) Trinity constructed the wood deck. The wood deck attachment method was not discernible at the time of the investigation. d.) There was a Chimney Chase roof "cricket" evident at the time of the investigation. There was suspect fungal growth noted on the interior of the residence. There was suspect fungal growth noted on the exterior of the residence during the investigation. Hall and House Lumber Company manufactured the windows on the residence. Following is a list of the Engineer's recommendations for remediation ofthis house: I. Bonus Room a.) No action is required at this time. 2. Bedroom No.3 a.) Evaluate the window for sources of water intrusion. ]fwater intrusion is encountered, remediate the window pursuant to current window water intrusion procedures. Perform an invasive visual inspection of the drywall. ]fwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 3. Hallway Bathroom a.) No action is required at this time. 4. Bedroom No.2 a.) No action is required at this time. 4 5. Master Bedroom a.) No action is required at this time. b.) Evaluate the window for sources of water intrusion. Ifwater intrusion is encountered, remediate the window pursuant to current window water intrusion procedures. Perform an invasive visual inspection of the drywall. If water intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 6. Master Bathroom a.) Evaluate the window for sources of water intrusion. Ifwater intrusion is encountered, remediate the window pursuant to current window water intrusion procedures. Perform an invasive visual inspection ofthe drywall. Ifwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 7. Master Closet a.) No action is required at this time. 8. Great Room a-c.) No action is required at this time. 9. Library a.) Evaluate the window for sources of water intrusion. Ifwater intrusion is encountered, remediate the window pursuant to current window water intrusion procedures. Perform an invasive visual inspection of the drywall. Ifwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. b.) Evaluate the door for sources of water intrusion. Ifwater intrusion is encountered, remediate the door pursuant to current door water intrusion procedures. 10. Dining Room a.) Perform an invasive visual inspection of the drywall. Ifwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. 11. Nook a.) No action is required at this time. 12. Kitchen a.) No action is required at this time. 13. Foyer a.) No action is required at this time. 14. Laundry Room a.) No action is required at this time. 5 15. Basement a.) No action is required at this time. 16. Crawl Space a.) No action is required at this time. 17. Garage a.) No action is required at this time. 18. Exterior a.) Open all the existing weep holes in un-remediated brick walls. Install a drainage mat in all weep holes. Replace the brick windowsills pursuant to current protocol. b.) Remove the brick surrounding the damaged OSB, remediate all damaged OSB, and install new brick and flashing pursuant to current protocol at the following locations: Under the Bedroom No.3 west duplex window Under the Master Bedroom east wall south window Under the Master Bedroom east wall north window Under the Library east triplex window Dining Room northwest corner lower brick invasive Dining Room northwest corner upper brick invasive The Garage southwest corner lower brick invasive The Garage southwest corner upper brick invasive Bedroom No.3 southwest corner lower brick invasive Bedroom No.3 southwest corner upper brick invasive c.) Evaluate the wood deck connection. Remediate any resultant water intrusion damaged OSB band board that was penetrated during the deck construction. Replace any resultant water intrusion damaged building materials that were penetrated pursuant to current protocol. d.) No action is required at this time. 19. Miscellaneous a.) All downspouts should be extended to terminate at least six feet from the foundation. This is an owner responsibility. b.) The owner should make sure that any spray irrigation heads are kept away from the foundation walls. c.) The owner should not allow downspouts to discharge into landscape areas adjacent to the structure. d.) The gutters need to be evaluated for size, slope, and downspout placement. The house is a Category Number 2 Intervention under the Brick Water Intrusion Protocol. 6 - Proper drainage away from the structure is very important. If water is continually allowed to stand around the foundation the underlying soils can become saturated and weaken. This could allow unwanted differential settlement ofthe structure. The previous comments are prepared based on the assumption that proper maintenance will be followed to protect this structure. This includes as a minimum, keeping gutters and downspouts clean and keeping water away from the foundation. [fyou have any questions, please feel free to call. Very truly yours, TRIAD ASSOCIATES, INC. Engineering 'I< Architecture -t:t.-.1'--..~ Thomas M. Schubert, P.E. TMS/dep 7