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Home My WebLink About06100201 Correspondence . '; . ~.,,- 16. RELEASED FOR !"'Ol\'~""' . Subject 10 co,-, ,,'. .~ -' '~I RUCTION 3,P.....;~r.n \v,F" "..,f! R.... . . of S~i:":~'tlo ..,''"/,_.; t -', ',~h ';"'~iufahons D.... " ".".,-:;.,- ~..OG[.:J C>.';~"'~ I t:'o"V (')./>- I,'. r."~"" '... . . ..'"-,.."~,,,, " I. ,~.,." ......~'...t'tyr~ ~~,._'\'_. " CITY O~ ..-- . ,......,"".)." ~I :;:;r,,;"<VIC;::S r" ;;..stH'.'''''",l;t~:i ~.,.-..> ,~..' ."....., ~,' Crawl Space u~;:...!'... ! '~,~LJ'\ '( T(Hfll!\j,,'>~..nD a.) The Environomics report dated July 18,2006, noted n61\itLiBilric.e, of water ><v, ,I, intrusion was observed in the west Crawl Space at the time of the investigation. The east Crawl Space had been permanently sealed with drywall and was not accessible. 17. Garage a.) There was no evidence of water intrusion under the west duplex window at the time of the investigation. b.) There was suspect water staining on the ceiling above the third bay Garage door at the time of the investigation. The source of the suspect water staining was not discernible at the time ofthe investigation. 18. Exterior a.) The brick air gap varied from Y, inch to I inch. There was no exterior vapor barrier evident. There was no brick windowsill flashing evident. The weep hole quantity was inadequate around the residence. There was no base flashing evident. b.) The OSB at the following locations had suspect black staining that was likely visible fungal growth: Under the Library west duplex window Under the Master Closet faux window Under the Great Room east triplex window Under the Basement east wall north duplex window Bedroom No.3 northwest comer lower brick invasive Master Bedroom southeast comer upper brick invasive c.) The Basement east wall south duplex windowsill had not been removed. d.) There was settlement cracking above and below the Master Bathroom south window at the time of the investigation. There was thermal board visible under the Master Bathroom window at the time of the investigation. e.) The HV AC refrigerant line entrance was not properly sealed. f.) It was reported to Triad Associates, that Trinity builders did not construct the wood deck. (See Triad Photos #44 and #45) g.) The electrical meter box seal had deteriorated. The wood blocks behind the electrical meter box were exposed. 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. Wenco Windows manufactured the windows on the residence. Following is a list of the Engineer's recommendations for remediation of this house: I. 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. 5 . i' ~~:.- ;- b.) Evaluate the window for sources of water intrusion. If water intrusion damage 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. 2. Laundry Room a.) No action is required at this time. 3. Bedroom No.3 a.) 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. 4. Hallway Bathroom a.) No action is required at this time. 5. Bedroom No.2 a-b.) 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. c.) Remediate the suspect black staining in the northeast corner pursuant to current protocol. 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. Half Bathroom (l>l floor) a.) No action is required at this time. 7. Kitchen a.) No action is required at this time. 8. Nook a-d.) e.) No action is required at this time. Evaluate the window for sources of water intrusion. If water intrusion damage 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. Evaluate the door for sources of water intrusion. If water intrusion damage is encountered, remediate the door pursuant to current door water intrusion procedures. Ifno water intrusion is encountered, and/or the water intrusion is found to be from a lack of proper door maintenance, then no further action is required at this time. Proper door maintenance is a Homeowner maintenance issue not a water intrusion issue. f.) 6 , , 9. Great Room a.) Evaluate the window for sources of water intrusion. If water intrusion damage 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. b,c.) No action is required at this time. d.) 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. Perform an invasive visual inspection of the Chimney Chase flashing. If the Chimney Chase is not flashed correctly or constructed correctly, remediate pursuant to current protocol. Perform a visual inspection of the Chimney Cap. If the Chimney Cap is not properly installed, remediate pursuant to current protocol. e.) Perform a visual inspection of the Attic area. If resultant water intrusion damage is encountered, remediate all water damaged building materials and insulation pursuant to current protocol. 10. Master Bedroom a.) No action is required at this time. b.) 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. c.) No action is required at this time. Plumbing issues are a Homeowner maintenance issue not a water intrusion issue. II. Master Bathroom a.) No action is required at this time. 12. Master Closet a.) No action is required at this time. 13. Library a.) 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. 14. Foyer a.) No action is required at this time. 15. Basement a.) No action is required at this time. b.) Perform an invasive visual inspection of the drywall. Ifwater intrusion damaged drywall is encountered, remediate all water damaged building materials pursuant to current protocol. c.) No action is required at this time. Plumbing issues are a Homeowner maintenance issue not a water intrusion issue. 7 , .. p d.) 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. e.) 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. b.) Perform a visual inspection of the Attic area. If resultant water intrusion damage is encountered, remediate all water damaged building materials and insulation pursuant to current protocol. 18. Exterior a.) Open all the existing weep holes in un-remediated brick walls. Install weep holes along the base brick ledge around the residence pursuant to current protocol. 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 Library west duplex window Under the Master Closet faux window Under the Great Room east triplex window Under the Basement east wall north duplex window Bedroom No.3 northwest comer lower brick invasive Master Bedroom southeast comer upper brick invasive c.) During the remediation, remove the Basement east wall south duplex brick windowsill. If necessary, remove the brick surrounding any damaged OSB, remediate all damaged OSB, and install new brick and flashing pursuant to current protocol. d.) No action is required at this time. Thermal board is a building material, which is not subject to water damage. There was no resultant water intrusion damage evident from the settlement crack surrounding the Master Bathroom south window. e.) Seal the HV AC refrigerant line pursuant to current protocol. f.) Determine the builder of the existing wood deck. If Trinity builders constructed the wood deck, then the wood deck connection needs to be evaluated. Ifnecessary, replace any resultant water intrusion damaged OSB band board that was penetrated during the deck construction. Remediate any resultant water intrusion damaged building materials that were penetrated. If Trinity did not build the wood deck, then no further action is required at this time. g.) Seal the perimeter of the electrical meter box. Replace the wood blocks with treated wood blocks pursuant to current protocol. 8 r 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. 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 of the 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. If you have any questions, please feel free to call. Very truly yours, TRIAD ASSOCIATES, INC. Engineering * Architecture ~~~ Thomas M. Schubert, P.E. TMS/dep 9