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HomeMy WebLinkAbout05030016-Engineering ReportTRIAD INC. (3)7) ~77-5230 FAX~ ($17; August 5, 2004 Cain Companies Consulting Project Manager Water Intrusion Division. Trinity Homes 865 West Carmel Drive. Suite 114 Carmel. IN 46032 Re: Engineering Investigation Timoth) and Maureen Drudge, Plum Creek 5772 Cantigny Way N. Carmel, IN 46033 Trinity Client # 0204 Job =1181104 Dear Mr. Cain, CTION DEFi OF CC 4MUNITY:SERVICES CFFY OF CARMEL CLAY TOWNSHIP iNDIANA l investigated the above referenced single family residence on Tuesday, July 13.2004. Those present at the time of the inspection included Ms. Maureen Drudge. Owner: Ms Teri Lopeman and Ms. Julie Dull. Environomics; and Mr. Thomas M. Schubert. P.E., triad Associates. Inc. The two-story frame residence with brick and siding veneer is constructed over a partial basement with poured-in-place concrete walls and a crawl space with concrete block walls. The house is set on the lot in a general east-west direction with the south elevation being street side. The house is served by a two car side load attached garage located on the south end of the east elevation. The lot has sufficient elevation to provide proper drainage away from the structure. The following comments are prepared based on a visual walk-through inspection. The conclusions are prepared without benefit of soil borings, access to all structural components, or additional testing. Further. the report is based on the conditions evident at the time of inspection. This report does not contain any explicit or implied warranties as to further conditions of this dwelling unit. Further. this report is not to be construed as a home owner's warranty protective policy which is available through other sources. Environomics conducted a microbial monitonng and a visual inspecnon of the residence on October 31. 2003. Environomics recommended invasive visual inspections of the Basement, 1 st Floor Bathroom, Master Bedroom, Bedroom #2. Bathroom off the Master Bedroom, Dining Room, Garage, and the Living Room. The house had an lnvasive visual brick inspection performed July 12.2004. as well as having the brick windowsills removed. Followmg is a list of observations by the engineer during his field investigation. Bedroom No, 2 There was no evidence of water intrusion under the window at the time of the investigation. There was a musty odor present. Master Bedroom a,) The carpet tack strip located along the wes~ wall behind the chimney chase has minor staining and tack corrosion. The staining and corrosion are likely from an improperly installed chimney cap. h. ~ There was no evidence of water intrusion under the northwest window at the time of the investigation. c.) The carpet tack strip located under the northeast window has minor staimng and tack corrosion. The staining and corrosion am likely from an improperly sealed window. Master Bathroom a,y There is a high moisture reading in the drywall located directi5 east of the toilet. The source of the high moisture reading was not discernible at the ume of the investigation, Master Closet There was no evidence of water Intrusion in this room at the time of the investigation. Hallway (2''° floor) a. ~ There was no evidence of water intrusion in this room at the time of the investigation, Hallway Bathroom t2n'~ floor) a, ~ There is minor paint checking evident on the floor trim located near the bathtub. Bonus Room a. ~ There is a tape pull on the drywall ceiling located at the emryway. b.) The carpet tack strip located under the window has staining and tack corrosion, The staining and corrosion are likely from an improperly sealed window. Bedroom No. 3 a.) The carpet tack strip located under the east end of the window has staining and tack corrosion. The staining and corrosion are likel5 from an ~mproperly flashed window, There is paint checking evident on the window stool. 9. Dining Room The carpet tack strip located .ander both of the windows has staining and tack cormsmn. The subfloor in this ama is soft to the touch. The staining and corrosion are likely from an improperly flashed window. The carpet tack strip located along the east wall has staining and tack corrosion. The soume of the staining and corrosion was not discernible at the time of the investigation. 10. Kitchen a.) There was no evidence of water intrusion in this area at the time of the investlganon, b.) There is movement of the Kitchen cabinet on the east wall located north and south of the refrigerator. 11 One Half Bathroom (1 ~' floor) a. J There is a high moisture reading in the drywall located directly behind the toilet. The source of the high moisture reading was not discernible at the nme ofthe investigation 12¸ Laundry Room a. ~ There is air intrusion at the front entr5 door. b.t There is paint damage evident on the casing and trim. 13. Garage a.~ There was no evidence of water intrusion under either of the windows at the time of the investigation. 14. Nook a, ~ There is a stress crack in the drywall near the east bay window. 15. Living C.} Room There was no evidence of waterimrusion under the windows at the time of the investigation. l'he carpet tack strip located on the north side of the fireplace hearth has staining and tack corrosion. The staining and corrosion are likely from an improperly installed chimney cap. The carpet tack strip located on the south side of the fireplace hearth has staining and tack corrosion. The staining and corrosion are likely from an ~mproperly installed chimney cap. The carpet tack strip located in front of the fireplace hearth has staining and tack corrosion. The staining and corrosion are likely from an improperly installed chimney cap. 16. Study a.} There was no evidence of water intrusion under the windows at the time of the investigation. Basement The carpet tack strip located in the northwest corner of the fireplace foundation has staining and tack corrosion. The staining and corrosion are likely from an improperly installed chimney cap. 18. Exterior a. ~ The brick air gap varied from ~ inch to 1 inch. There was no exterior vapor barrier evident. There was no window flashing evident. There was no base flashing evident. The weep holes were not consistent. The brick windowsills and door sills were installed flat. b.) The OSB at the following locations has black staining that is likely fungal growth: Under the south end of the Dining Room window Under the east Garage window Under the south end of the Study window c.} The OSB at the following locations has water staining or discoloration evident: The south wall of the southwest corner of the Study The south wall of the west brick tower The west wall of the west brick tower The west wall of the east brick tower Under the north end of the Dining Room window d ~ There is no "Z" flashing above the doors installed on the vinyl siding walls. e, ~ The homeowner states that during periods of high winds the vinyl siding can be heard moving. The vinyl siding is ~'buckled' and misaligned under a number of windows on the residence. f. ~ There are miter joint gaps in the vertical wood trim located on the bay windows of the Nook. There was no fungal growth noted in the interior. There was fungal growth noted on the exterior of the residence during this investigation. Following is the hst ofthe engineer s recommendatio s for remediation of this house. Bedroom No. 2 a./ Perform an invaslve visual inspection of the drywall. If damaged drywall is encountered, remediate pursuant to current protocol. Master a.) Bedroom Perform an invasive visual inspection of the drywall. If damaged drywall is encountered, remediate pursuant to current protocol. No action is required at this time, Per~brm an lnvastve visual inspecnon of the siding adjacent to this area, If damaged materials are encountered, remediate pursuant to current protocol 6 10. 11 12. Master Bathroom a.l Perform an invasive visual inspection of the siding adjacent to this area. If damaged materials are encountered, remediate pursuant to current protocol. Perform an invasive visual inspection of the drywall. If damaged drywall is encountered, remediate pursuant to current protocol. Master Closet a.~ No action is required at this time. Hallwa3 (2nd floor) a. } No action is required at this time. Hallway Bathroom ~ 2'~ flood a., Determine the source of the paint checking. Repair and paint the floor trim as needed. Bonus Room a.) Repair the tape pull by standard methods. b } Perform an invasive visual inspection of the siding around the window. If the window is not flashed correctly, remediate pursuant to current protocol Bedroom No. 3 a. ~ Perform an invasive visual inspection of the drywall. If damaged drywall ~s encountered, remediate pursuant to current protocol. Contact the window manufacturer regarding the repair or replacement of the window stool. Dining Room a~, Perform an invasive visual inspection of the drywall. If damaged drywall is encountered, remediate pursuant to current protocol. Perform an invasive visual inspection of the drywall. If damaged drywall is encountered, remediate pursuant to current protocol. Kitchen a. ~ No action is required at this time. b.) Install additional fasteners in the cabinet to stabilize its position. One Half Bathroom ~ Is~ floor) a. ~ Perform an invasive visual inspection of the drywall from the Latmdry Room. If damaged drywall is encountered, remediate pursuant to current protocol. Laundry Room ao Install additional weather-stripping as necessary. Adjust the door to fit ughtly. b./ Repair and paint the casing trim as needed. 5 13. 14 15¸ 16¸ Garage a3 No action is required at this time. Nook a.~ Repair the stress cracks by standard methods. Visually monitor these cracks to see if they reoccur. Living b,-d.~ Room No action is required at this time. Remove all vinyl siding on the chimney chase and the chimney cap. Remove all damaged OSB. Rebuild the chimney chase pursuant to current protocol. Install a new chimney cap. Study a. ~ No action is required at this time. 17. Basement a. ~ Remove all vinyl siding on the chimney chase and the chimney cap. Remove all damaged OSB. Rebuild the chimney chase pursuant to current protocol. Install a new chimney cap. 18. Exterior a3 Repair the brick sample points in walls that do not require brick removal. Open all the weep holes and provide additional weep holes as required. Install a drainage mat in all the weep holes. Replace all the windowsills and doorsills pursuant to current protocol. b.c. ~ Remove al'. of the brick, remove all damaged OSB and install new brick and/or flashing at the following locations: Under the west end of the Dining Room window Under the east Garage window Under the south end of the Study window The south wall of the southwest comer of the Study The south wall of the west brick tower The west wall of the west brick tower The west wall of the east brick tower Under the wes~ end of the Dining Room window d.~ Install "Z" flashing above all the doors installed on vinyl siding walls. e. ~ Evaluate the wnyl siding installations around the residence and make adjustments as needed. f.) Use caulk to seal the miter joint gaps as necessary. 19. Miscellaneous a. } All downspouts should be extended to terminate at least six feet from the foundation. This is an owner responsibility. b.3 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, 6 d. ~ The gutters need to be evaluated for size. slope, and downspout placement. ~Fhe 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 tmderlying 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 contact me. Very truly yours, TRIAD ASSOCIATES. INC. Engineering * Architecture Thomas M. Schubert. P.E TMS/klg