Inspection on a home in IOP South Carolina by The SC Property Pros

1. Website:www.scpropertypros.com
E-Mail:jdt@scpropertypros.com
January 8, 2010
Building Envelope Investigation
Property Address
3 Cross Lane
Isle of Palms, SC 29451
Report Ordered By:
Mr. Mickey Durham
57 Hasell Street Charleston, SC 29491 (LOCAL) 843.296.5006 (FAX) 843.746.4735

2. Project Information
OWNER INFORMATION BUYER INFORMATION
Owners Buyers N/A
Property Address 3 Cross Lane Buyers Address N/A
City, State, ZIP Isle of Palms, SC 29451 City, State, ZIP N/A
Phone N/A Phone NA/
Builder N/A Buyers Realtor N/A
Address N/A Realty Company N/A
Phone N/A Phone N/A
FAX N/A FAX N/A
PROPERTY INFORMATION INSPECTION INFORMATION
Type of Exterior Stucco Date of Inspection(s) 1/8/10
Substrate (if known) ICF walls/CMU foundation Inspector MAM/JDT
Age of Property 2007 Present at Inspection N/A
Square Footage 4800 Temperature / Humidity 45
Stories 3 Weather Conditions Sunny
Type of Windows vinyl Last Rain 1 day
Inspection Test Equipment
Test Equipment Description Test Range Setting
Low Medium High
A Tramex Interior Moisture 10-12 13-18 19-25 2
B Tramex Exterior Wet Wall Detector 10 - 20 21-50 51-100 4.5
C Delmorst Moisture Probe Meter 10-15 16-25 26-99 2
D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is better
Important Note:
The test equipment is used to help locate problem areas. It must be understood that the test equipment is not an
exact science but rather good tools used as indicators of possible problems. At times, because of hidden
construction within the wall cavity, the meters get false readings or no readings at all. Some meters will pick up
on metals, wiring, unique wall finishes, etc. Positive readings do not always mean there is a problem, nor do
negative readings necessarily mean there is not a problem. We do not use the equipment to obtain exact moisture
content, but rather to obtain relative readings between suspected problem areas and non problem areas. This
information is then used to help determine potential problem areas which may warrant more investigation.

3. General Observations
Item Description Yes No Improper Comments
Sealants at window perimeters X X Most windows not sealed or existing sealants inadequate
Mitre joints (bottom corners) of X
Alarm sensor penetrations at windows X
Fixed window units and mullion joints X
Head flashing at top of windows X X Head flashing not properly installed
Sealants around door perimeter X X Existing sealants not adequate or perimeters not sealed
Sealants at door threshold details X No pans or adequate weatherproofing
Penetrations thru door threshold / tracks X
Head flashing at top of doors X X Head flashing not properly installed
Penetrations through stucco sealed X
General appearance POOR
Cracking evident X Walls, floorline band, trim, dissimilar materials
Expansion joints / Control joints X Joints scored off windows-not true expansion joint
Exposed mesh X Walls, trim
Impact damage X Floorline band
Rusting aggregates X
Inadequate positive slope allowing water
Flat horizontal surfaces X intrusion/material degradation
Delamination / Fasteners X
Terminations and Vinyl accessories X
Transition joints (stucco to brick, etc.) X X Improper transition detail from CMU to wall framing
Termination below grade (ground level) X X System to grade; EPS trim to grade
Termination below or at slab levels X System flush to slab
Deck flashing X X Deck flashings improper or inadequate
Flashing at columns X
Kick-out flashing X
Roof soffit terminations into stucco X No eaves

4. General Observations Cont.....
Eave drip edge flashing X
Sprinkler System X
Gutters X Gutters should be added to help divert water flow

5. Front Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
System Stucco improperly butted flush with porch-should
6D N/A N/A
term have 2" reveal and flashing as required by code.
Rot Improper flashing on windows/doors allowing water
5E Openings 2.5
Inside ingress into wall cavity
Red shaded areas indicate elevated readings around all
Red
Moisture Saturated 3.6, 3.8 openings collected on interior moisture
shaded scanning-severe damage observed from extensive

6. Right Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Improper flashing detail at wall/foundation
6F Flashing N/A 2.1-2.2 intersection allowing water ingress and subsequent
2B Columns N/A N/A No column cap flashing as required
Red Interior 2.0-5.0+ Elevated moisture/damage observed on most openings
4.4
shaded Moisture % during interior inspection

7. Rear Elevation #1
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
6C Rot 40%+ 2.6 Severe wood brick mold trim rot/damage
Light
4C N/A N/A No sealant on penetrations through wall system
Fixture
Intersection of foundation/framing system requires
7G Floorline N/A 2.1 weep screed to allow water egress-none installed as
Red Interior 3 red shaded areas indicate interior elevated moisture
2-5% 3.8
Shaded Moisture readings (2-5%) with damage.

8. Rear Elevation #2
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Improper joint detail around ALL openings in
3F Windows Saturated N/A violation of applicable building codes and
Red Red shaded area indicates elevated moisture on
Moisture Saturated N/A
shaded interior walls arounf openings with extensive damage.

9. Left Elevation
Grid Item Moisture Chapter
Detail Photo Observations
Location Description Readings Reference
Foam bands improperly butted flush with grade with
System
8I 40+% 2.2 inadequate weatherproofing-subsequent termite
Term
infestation and damage
Inadequate/improper flashing at all deck/porch
6E Deck Elevated N/A
intersections.
Roof Improper/inadequate flashing at roof/wall
2F N/A 6.5, 6.6
Flashing intersections allowing water intrusion.
Red Interior Red shaded areas indicates water intrusion and interior
Saturated 3.1-3.4 severe interior damage to window frame rough
shaded Moisture

10. Exterior Deficiencies #1
Photo 1.1- Stucco improperly butted flush to 1.2- No head flashing installed on some
wood casing with adhesive sealant failure window headers as required by building
(roof deck door). code.
1.3- Separation on brick mold miters 1.4- Severe threshold/frame/wood floor
allowing water intrusion. damage caused by improper
joint/construction details.
1.5- Severe material contamination and 1.6- Separation between dissimilar materials
failure of wall system components around where water has breached the building
front garage door entry. envelope--caused by improper joint detail.

11. Exterior Deficiencies #2
Photo 2.1- Improper flashing detail at 2.2- Note severe termite damage to EPS
foundation/wall intersection. Code requires a foam bands from tunneling activity to access
weep screed for H2O egress at this location. wood components.
2.3- Exposed reinforcing fiberglass mesh 2.4- Note EIFS lamina damage and exposed
observed on aesthetic expansion joints-poor system components.
workmanship.
2.5- Head flashing was attempted on some 2.6- Severe wood damage and rot on rear
openings, but improperly installed and in elevation kitchen door from substandard
violation of building code. workmanship and inferior construction.

12. Interior Deficiencies/Damage #1
Photo 3.1- Extensive/severe 3.2- Complete framing failure 3.3- Damage is so severe that
water damage and termite around openings caused by all windows and doors will
infestation to interior window termite infestation into wet require removal and
wood trim. wood components. replacement to properly
remediate.
3.4- Termites use the foam 3.5- Substantial drywall 3.6- Window sill damage was
employed to insulate walls as damage with saturated prevalent throughout the
a tunneling mechanism to conditions adjacent to side interior as a result of
access moist wood. deck door. improper construction.
3.7- Damage was also 3.8- Rough opening frame 3.9- Note complete framing
observed on baseboards from and window damage. failure around openings with
water migration and visible termite
contamination. nesting/infestation.

13. Interior Deficiencies/Damage #2
Photo 4.1- Black mold, 4.2- Water intrusion created 4.3- Third location on third
possibly toxic stachybotrys, climate conducive to mold floor where mold growth was
was observed on third floor growth observed in numerous observed-complete removal
ceilings in drywall material. locations. and replacement of
contaminated drywall.
4.4- Note extensive water 4.5- Termite infestation to 4.6- Note water stain on floor
damage to interior window crown mold trim on interior caused by excessive water
trim on front elevation window headers. infiltration as a result of poor
window. construction details.
4.7- Significant damage to 4.8- Concrete sub-floors 4.9- Haphazardly applied
wood flooring from moisture observed under hardwood caulk joint around electrical
ingress/contamination at door material will be beneficial in attachments.
threshold. remediation since no
deterioration is possible.

14. Basement Deficiencies/Damage
Photo 5.1- Black mold observed in 5.2- All contaminated basement drywall
basement drywall material from water must be removed and replaced at the time of
infiltration. remediation.
5.3- Note water stain on concrete floor at the 5.4- Mold growth and water intrusion at
grade intersection. slab/CMU intersection.
5.5- Note visible water stains in block from 5.6- Toxic black stachybotrys mold is
water ingress and extensive building suspected and was observed in both ceilings
envelope failure. and walls (basement).

15. Roof Deficiencies/Damage
Photo 6.1-Note standing/ponding water on 6.2- Second location of standing water on
roof-should have positive slope. roof decking-recent rain prior to inspection.
6.3- Waterproofing delamination caused by 6.4- Waterproofing system failure over cant
improper system installation and inadequate strip installations at roof/wall intersections.
construction details.
6.5- Improper/inadequate flashing detail 6.6- Roof/wall flashing improperly installed
allowing to breach system at roof/vertical and allowing water to penetrate under
wall intersection(s). flashing details.

16. CONCLUSION:
The purpose of this investigation was to determine the source of extensive water infiltration and
extent of subsequent damage as requested by the client. This home was completed in 2007 and
built by Carolina Concrete Homes, Inc. Typically, one may expect the framing system to be
wood with a sheathing on the outside to attach the siding. However, ICF (insulated concrete
form) construction was employed on the subject structure. Concrete is poured into a cavity
between two layers (outside and inside) of extruded or expanded polystyrene with reinforcements.
Since concrete will not "rot", this wall system is attractive for its integrity and thermal values.
However, ALL wall systems must be installed in accordance with applicable building codes and
design specifications in order to restrict water ingress. Our investigation revealed complete system
failure and extensive water and termite damage as a result of improper construction.
Our pre-inspection protocol included a complete visual inspection of the entire structure, both
interior and exterior. Visual examination of the interior revealed a number of locations where
visible staining and damage of building materials was evident, indicating water ingress into the
building envelope (or shell). Testing for moisture content is accomplished with several moisture
meters, both invasive and non-invasive, which included scanning all interior walls to obtain a
relative moisture content. Any indications of problem areas identified with moisture scanners
are investigated further with a probe meter to ascertain a definitive moisture content. Any
readings in wood above 20% or 1.0% in sheetrock indicate a potential problem usually
associated with exposure of the building material to moisture from water breaching the
envelope.
The CABO building code R703.8, section 1 which states flashing must be installed "At the top of
all exterior windows and doors in such a manner as to be leakproof" The 2003 (and later
editions) International Building Code, section 1405.2 requires that all "exterior walls shall
provide weather protection for the building". Additionally, section 1405.3.2 states that flashing
and weepholes be installed at the system termination and structural floors, thus allowing
incidental water infiltration to egress the wall cavity. The contractor omitted the required
flashing detail at system terminations, floorlines, roof intersections and openings. Furthermore,
NO construction sealant was applied on any of the exterior walls at intersections of dissimilar
materials to prevent water intrusion. Consequently, water has already penetrated the exterior
and contaminated underlying building materials. Additionally, severe termite damage to both
the foam wall material and wood framing for openings was identified. The termites use the
foam as a tunneling mechanism in order to access moist wood members. The foam should not
come within 6" of grade level in order to prevent termite infestation. The contractor installed
the foam flush with grade, thus allowing bug infestation. Moreover, over fifteen (15) violations
of application standards relating to the stucco system were also detected, which all deviate from

17. "industry standards" and good construction practices. ALL code violations and application
deficiencies which were detected during this inspection have left the structure susceptible
to severe water ingress and subsequent building envelope failure. Consequently, the entire
exterior cladding must be removed and replaced during remediation to correct the inherently
defective design which currently exists on the subject structure. I have compiled and included a
scope of work to remediate all contaminated building materials and construction deficiencies as
requested. If you have any questions or comments concerning this report, please feel free to
contact my office.
Respectfully,
James D. Thompson
President
SC Property Pros

18. SCOPE OF WORK
· General Requirements--Permitting, Site Prep, Waste Disposal, Insurance etc
· Site Construction- Landscape, Scaffold
· Exterior-- Removal of exterior, windows, doors, attachments, obstructions
-- New doors provided, solid vinyl windows to be re-used
-- Code compliant weatherproofing/flashing
-- Install code compliant water management/drainable stucco system
-- Install five coat waterproofing systems on all decks and roof
-- Install new roof
-- Exterior paint
· Interior-- Removal and replacement of all 1st floor finishes
-- Removal and replacement of second floor exterior walls
-- Removal and replace of damaged flooring
-- Repair staircase and replace contaminated treads and risers on all 4
floors
-- EPA compliant mold remediation
-- Install drywall and paint
-- Cabinets, counter tops, light and plumbing fixtures to be reinstalled
Cost of Construction -- $284,786
If you need a more detailed cost break-down, please feel free to contact me.