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Permit 1147 Linkside Dr (vault folder)
�-Dc� c �P 4a-3 FOR DATE M P.M. M OF Q 4) aPHONED PHONE �� "' 7ttA" Att AREA CODE NUMBER yt EXTENSION / FtEASE'E:Att' MESSAGE W14 GAtt A�A►1�i + �1kM1<TCl SES YQCJ WANTS TO SEE you LS TOPS FORM 4006 00 V' ITT HARTFORD April 2, 1993 Jacksonville Office P.O. Box 48305 Jacksonville, Ft 32247-8305 Telephone (904)398-0345 Mr. Bob Ford 800 Seminole Road Atlantic Beach, FL 32233 Re: Claim Number: 535 LP 78941 Insured: City of Atlantic Beach Claimant: Mr. & Mrs. Manzi Date of Loss: 2/8/93 Dear Mr. Ford: This will confirm our meeting in your office on March 23, 1993. This letter is to follow up and confirm that you will be answering the allegations set forth in the report by Bob Adams & Associates, and will supply me with a written response to each allegation. We would also like to have a copy of the JEA's report and your comments regarding their findings. I look forward to receiving this additional information. Very truly yours, Betsy Broadwater Claim Specialist BB:mb ITT Hartford Insurance Group Hartford Fire Insurance Company and its Affiliates Hartford Plaza, Hartford Connecticut 06115 1701.8.2 All fire retardant treated wood shall bear an identification mark over studs or sheathing of all exterior walls. Such felt or paper shall be showing the tlamespread index thereof issued by an approved agency which applied horizontally with the upper layer lapped over the (ower layer not audits the quality assurance program of the treating facility each month that = less than 2 inches (51 mm). Where vertical joints occur, felt or paper shall be lapped not less than 6 inches(152 mm). the facility is in production. 1701.8.3 Where fire retardant treated wood is exposed to weather, it shall = EXCEPTIONS: The approved barrier is not required in any of the be further identified to indicate that there is no increase in the listed flamespread = following circumstances: index as defined above when subjected to ASTM D 2898. _ 1. When exterior covering is of approved weatherproof panels. 1701.8.4 Where experience has demonstrated a specific need for use of '• 2• In back-plastered construction. material of low hygroscopicity, fire retardant treated wood to be subjected 3. When there is no human occupancy. 4. Over water-repellent panel sheathing including plywood complying with to high humidity conditions shall be identified as Type A in accordance with AWPA 020 or AWPA 027 to indicate the treated wood has a moisture Tables 1707.IA and 1707.IC, fiberboard not less than 7/16-inch (l i mm) content of not over 28% when tested in accordance with ASTM D 3201 _ thick,particleboard complying with ANSI A208.1 grades in Table 1707.1 B, procedures at 92%relative humidity. = and gypsum not less than I/2-inch(13 mm)thick. 1701.8.5 Fire retardant treated wood shall be dried to a moisture content = 5. Under approved paperbacked metal or wire fabric lath. 6. Behind lath and Portland cement plaster applied to the underside of of 19%or less for lumber and 15%or less for plywood before use. = roof and eave projections. 1702 CONSTRUCTION PRACTICES 1703 PROTECTION AGAINST DECAY AND TERMITES 1702.1 Preparation of Building Site and Removal of Debris 1703.1 Protection 1702.1.1 All building sites shall be graded so as to provide drainage under 1703.1.1 Where protection of wood members is required by this section, all portions of the building not occupied by basements. protection shall be provided by using naturally durable or pressure treated 1702.1.2 The foundation and the area encompassed therein shall have all wood, vegetation, stumps, roots and foreign material removed and the fill material 1703.1.1.1 The expression"naturally durable wood"refers to the heartwood shall be free of vegetation and foreign material. The fill shall be compacted of the following species with the .exception that an occasional piece with 7 to assure adequate support of the Ioundation. corner sapwood may be included if 90% or more of the width of each side 1702.1.3 After all work is completed, loose wood and debris shall be on which it occurs is heartwood: completely removed from all spaces under the building. All wood forms I. Decay resistant— Redwood,Cedars, Black Locust. and supports shall be completely removed. Wood shall not be stored in contact 2. Termite resistance— Redwood, Eastern Red Cedar. with the ground under any building. 1703.1.1,2 The expression "pressure treated wood"refers to wood meeting 1702.2 Foundations the retention, penetration and other requirements applicable to the species, 1702.2.1 Foundations shall be designed and constructed in accordance with Products, treatment and conditions of use in the approved standards of the the provisions of 1205.6 and 1302. Where spot piers are used, spacing shall American Wood Preservers Association(AWPA). not exceed 8 ft(2438 mm) o.c. unless engineering analysis indicates a greater = 1743.1.1.3 Wood subject to damage from both decay and termites shall be a naturally durable species resistant to termites or pressure treated. spacing is acceptable. 1703.1.2 The standards of the National Pest Control Association shall be 1702.2.2 A one story building, except a dwelling, which does not exceed deemed as approved in respect to reconstruction soil treatment for protection 400 sq ft(37 m2) in area may be constructed without masonry or reinforced pP Pe P concrete foundation, provided such building is placed on a sill of approved against termites. wood of natural decay resistance or pressure treated wood and provided 1703.1.3 In territories where hazard of termite damage is known to be very the structure is properly anchored to resist overturning and sliding as required heavy the Building Official may require floor framing of naturally durable in 1205.6. Mud sills shall be not less than a 2x6 or 3x4. wood, pressure treated wood, soil treatment or other approved methods of termite protection. aF 1702.3 Moisture Protection 1703.1.4 In geographical areas where experience has demonstrated a specific l Surfaces exposed to the weather shall have an approved barrier to protect need, approved naturally durable or pressure treated wood shall be used the structural frame and the interior wall covering. The barrier shall be at = for those portions of wood members which form the structural supports least Type 15 felt or kraft waterproof building paper. Building paper and of buildings, balconies, porches or similar german^nt building appurtenances felt shall be free from holes and breaks other than those created by fasteners s When such members are exposed to the weather without adequate protection and construction systems due to attaching of the barrier,and shall be applied from a roof, eave, overhang or other covering to prevent moisture or water Standard Building C'•ode/d',991 403 40.4CI»r•�• ra + �- ,z SGS Off' n'� -=1 T,l� s jolt s spy X34-17' s M'9-7L2 01 Q0 V f-L 3") � s � ay r 6p„ CITY OF ATLANTIC BEACH FAQ OII TO FOLLOV FROM= #PAGES- } f DATES (TO FOLLOW) MESSAGE: _ - CIO CAUL y�- 800 SEMINOLE ROAD ATLANTIC BEACH,FLORIDA 32233-5445 TELEPHONE(904)247-5800 i FAX loner 7A CAI; TABLE 1708.38 ALLOWABLE LOADS FOR PARTICLEBOARD ROOF SHEATHING',2 Maximum GrWo Thickness On-Contar Spacing Livo toad Total Load ; (in) of Supporta (psf) (PSI) (in) 3/83 16 45 65 1' 2-M-W 7/16 16 105 105 7/163 24 30 40 1/2 16 110 150 1/2 24 40 55 1. Panels are continuous over two or more spans. 2. Uniform load deflection limitation: 1/180th of the span under live load plus dead load and 1/240th of the span under live load only. 3. Edges shall be tongue-and-groove or supported with blocking or edge clips. 1708.7 Ventilation of Attic Space 1708.7.1 For gabled and hipped roofs ventilation shall be provided to furnish cross ventilation of each separate attic space with weather protected vents. All vents shall be screened to protect the interior from intrusion of birds. z The ratio of total net free ventilating area to the area of the ceiling shall be not less than 1/150. That ratio may be reduced to 1/300 provided: 1. A vapor retarder having a permeance not exceeding one perm is installed on the warm side of the ceiling,or -- 2. At least 50016 of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated (at least 3 ft (914 mm) above cave or cornice vents) with the balance of the required ventilation provided by cave or cornice vents. 1706.7.2 For flat roofs, blocking and bridging shall be arranged so as not to interfere with the movement of a},r- Such roofs shall be ventilated along the overhanging eaves, with the net area of opening being not less than 1/250 of the area of the ceiling below. g 1708.7.3 All openings into the attic space of any habitable building shall "- be covered with screening, hardware cloth or equivalent to prevent the entry of birds, squirrels, rodents, etc. The openings therein shall not exceed 1/4 inch(6 mm). 1709 PARAPET WALLS 1709.1 Framing. Parapet walls framed of wood shall be designed as provided in this section. 1709.2 Coping. All parapet walls shall be properly coped with noncombustible, weatherproof materials of a width no less than the thickness of the parapet wall. 1709.3 Flashing. Proper flashings shall be installed in such a manner as :<' to prevent moisture entering the wall through the joints in the coping,through moisture permeable material,at intersections with the roof plane or at parapet wall penetrations. 436 Standard Building Code/01991 7E; .i ob 112 NATIONAL ELECTRICAL CODE ARTICLE 250—GROUNDING 70-113 Exception No. 5. DC systems shall be permitted to be grounded on the iduit and electrical metallic tubing. Standard locknuts or bushings shall - ad side of the disconnecting means or overcurrent device in accordance t be used for the bonding required by this section. pith Section 254-22, Exception. (d) Bonding Jumpers. Bonding jumpers meeting the other require 250 62, Multiple Circuit Connections. there equipment is required to -nts of this article shall be used around concentric or eccentric knockouts it are punched or otherwise farmed so as to impair the electrical be grounded, and is supplied by separate connection to more than one nnection to ground. circuit or grounded premises wiring system,a means forgrounding shall be {e) Other Devices. Other approved devices, such as bonding type provided for each such connection as specified in Sections 250-57 and ;knits and bushings. '250-5 G. Bonding ip-73. Metal Armor or Tape of Service Cable. The metal covering of ' rvice cable having an uninsulated grounded service conductor in 250-70. General. Bonding shall be provided where necessary to assure mtinuous electrical contact with its metallic armor or tape shall be electrical continuity and the capacity to conduct safely any fault current ,nsidered to be grounded. likely to be imposed. 250.71. Service Equipment. "s0-74. Connecting Receptacle Grounding Terminal to Box. An equip- {a) Bonding of Service Equipment. The noncurrent-carrying metal ent bonding jumper shall be used to connect the grounding terminal of a P equipment Equipment n ( ) y g aunding-type receptacle to a grounded box. arts of e ut ment indicated in 1 't and 3 below shall be effectively bonded together. Exception No. 1: Where the box is surface mounted, direct metal- metal contact between the device yoke and the box shall be permitted to (1) Except as permitted in Section 250-55, the service raceways,cable 1 -ound the receptacle to the box. This Exception shall not apply to tray°s,or service Cable armor or sheath. wer-mounted receptacles unless the box and cover combination are listed (2) All service equipment enclosures containing service conductors, s providing satisfactory ground continuity between the box and the including meter fittings,boxes,or the like,interposed in the service raceway rceptacle. or,armor. Exception No. 2: Contact devices or yokes designed and listed for the (3) Any metallic raceway or armor enclosing a grounding electrode i urpose shall be permitted in conjunction with the supporting screws to conductor as permitted in Section 250-92(a). rtablish the grounding circuit between the device yoke and flush-type (b) Bonding to Other Systems. An accessible means external to axes. enclosures for connecting intersystem bonding and grounding conductors Exception No. 3: Floor boxes designed for and listed as providing shall be provided at the service by at least one of the following means: atisfactory ground continuity between the box and the device. (1) Exposed metallic service raceways, Exception No. 4: Where required for the reduction of electrical noise (2) Exposed grounding electrode Conductor, electromagnetic interference) on the grounding circuit, a receptacle in hich the grounding terminal is purposely insulated from the receptacle (3) Approved means for the external connection of a bonding, or Mounting means shall be permitted. The receptacle grounding terminal grounding conductor to the service raceway or equipment. hall be grounded by an insulated equipment grounding conductor run with (FPN No, 1): A No. b copper conductor with one end bonded to the servicehe circuit conductors. This grounding conductor shall be permitted to pass raceway or equipment and with 6 inches(152 mm)or more of the other end made hraugh one or more panelboards without connection to the panelboard r , ,cessible on the outside wall is an example of the approved means covered in (b)(3). ,rounding terminal as permitted in .Section 384-24, Exception, so as to (FPN No, 2); See Sections 800.40 and 820-40 for bonding and grounding erminate directly at an equipment grounding conductor terminal of the r quirements for communications and CATV circuits. applicable derived system or service. 250 72. Method of Bonding Service Equipment. Electrical continuity at ) (FP's)' Use of an isolated equipment grounding conductor does not relieve the Y equirement for grounding the raceway system. service equipment shall be assured by one of the methods specified in (a) through (c) below. t50-75. Bonding Other Enclosures. Metal raceways, cable trays, cable (a) Grounded Service Conductor. Bonding equipment to the armor, cable sheath, enclosures, frames, fittings, and other metal noncur- --ded service conductor in a manner provided in Section 250-113, crit-Carrying parts that are to serve as grounding conductors with or ^aupGngs. Threaded couplings and threaded bosses an Aithout the use of supplementary equipment grounding conductors shall be " be made tt wrenchti d where d id metal :tTectivcly bonded where necessary to assure electrical continuity and the p g g .apacity to conduct safely any fault current likely to be imposed on them. 1-it are involved. Any nonconductive paint, enamel, or similar Coating shall be removed at threadless couplings and threads, contact points, and contact surfaces or be connected by means of ^�ediate metal fittings so designed as to make such removal unnecessary. 1708.3 Roof Sheathing 1708.3.1 All rafters and roof joists shall be covered with one of the following sheathing materials: 1. Lumber, solid sheathing of wood boards 5/8-inch (16 mm) (net) minimum thick, or spaced sheathing of wood' boards 3/4-inch (19 mm) (net) minimum thick. 2. Plywood applied in accordance with the provisions of Tables 1706.6A, , 1708.3A and nailed in accordance with Table 1705.1. 3. Fiberboard insulating roof deck not less than 1-inch nominal thickness. 4. Particleboard applied in accordance with the provisions of Table 1708.3B and nailed in accordance with Table 1705.1. 1708.3.2 Joints in lumber sheathing shall occur over supports unless endmatched lumber or approved clips are used in which case each piece shall bear on at least two rafters or joists. 1708.4 Plank and Beam Roofs Beams shall be supported on posts, piers or other beams and shall conform to 1706.2. Roof planks shall conform to 1706.7. 1708.5 Anchorage of Roof Framing to Masonry Walls Wood roof construction which rests on masonry walls shall be anchored thereto in a manner equivalent to that specified in 1408.2. 1708.6 Access to Attic Space Attic spaces shall be provided with an interior access opening not less than 22 x 36 inches(559 x 914 mm).Access opening shall be accessible and provided with a lid or device that may be easily removed or operated. When mechanical equipment is to be installed in the attic it shall be installed in accordance with the Standard Mechanical Code. Access is not required when the clear height of the attic space, measured at the roof peak, is less than 24 inches I (610 mm). TABLE 1708.3A ALLOWABLE LOADS(psf)FOR PLYWOOD ROOF SHEATHING CONTINUOUS OVER TWO OR MORE SPANS AND FACE GRAIN PARALLEL TO SUPPORTSI Thickness No.of Span Total Live lot. Grade (in) Plies (in) Load Load Structural ) 15/32 4 24 30 20 15/32 5 24 45 35 1/2 4 24 35 25 1/2 5 24 55 40 Other 15/32 5 24 25 20 grades 1/2 5 24 30 25 covered in 19/32 4 24 35 25 PS 1 19/32 5 24 50 40 5/8 4 24 40 30 5/8 5 24 55 45 1. Uniform load deflection limitations: 1/180 of span under live load plus dead load, 1/240 under live load only. Edges shall be blocked with lumber or other approved type of edge supports. P Standard Building Code/01991 435 a S' p c hCC a CITY OF r - 9 800 SEMINOLE RQAD ATLANTIC BEACH,FLORIDA 32233-5445 TELEPHONE(904)247-5800 FAX(904)247-5805 June 3, 1993 Hartford Insurance Company Betsy Broadwater P . ©. Box 48305 Jacksonville, FL 32247-8305 To Whom It May Concern: The house addressed as 1147 Linkside Drive owned by Mr . and Mrs . Manzi has been inspected by the City of Atlantic Beach Building and Zoning Departments and meets or exceeds the Florida Energy Code as of January 20 , 1993 (date of last inspection) . Specifically, caulking of the sole plates on the exterior walls meets the requirements of Section 502 . 4 - Air Leakage . Sincerely, ' ^ i Don C`...rFord Certified Building Inspector DCF/pah cc : City Manager File SECOND SENDING OF LETTER k ITT HARTFORD June 15, 1993 Jacksonville Office P.O. Box 48305 Jacksonville, FL 32247-8305 Mr. Bob Ford Telephone (904)398-0345 800 Siminole Road Atlantic Beach, FL 32233 Re: Claim Number: 535 LP 78941 Insured: City of Atlantic Beach Claimant: Mr. & Mrs. Manzi Date of Loss: 2/8/93 Dear Mr. Ford: This will confirm a previous telephone conversation I had with you regarding the Manzi's claim. I advised you that it seemed to me, that if we dictated a letter indicating that the caulking of the sole plate gaskets had been completed by the contractor which met code and put there name and address on the letter, that was originally done to the contractor, that this may release the city out of this claim. I am awaiting such letter from you at this time. Please send me your final report and the letter, so that I can bring this claim to a conclusion. Ver truly y rs, j��"ak Betsy Broadwater Claim Specialist BB:ch 4386S ITT Hartford Insurance Group Hartford Fire Insurance Company and its Affiliates Hartford Plaza, Hartford, Connecticut 06115 All ITT HARTFORD May 21, 1993 Jacksonville Office P.O. Box 48305 Jacksonville, FL 32247-8305 Mr. Bob Ford Telephone (904)398-0345 City of Atlantic Beach 800 Seminole Road Atlantic Beach, FL 32233 Re: Claim Number: 535 LP 78941 Insured: City of Atlantic Beach Claimant: Mr. & Mrs. Manzi Date of Loss: 2/8/93 Dear Mr. Ford: I will be meeting with the claimants this week. Would you please respond to my April 2, 1993 letter so that we can evaluate our position as soon as possible. Very truly yours, 4-7 Betsy B dwater Claim Specialist BB:mb 4185S ITT Hartford Insurance Group Hartford Fire Insurance Company and its Affiliates Hartford Plaza, Hartford, Connecticut 06115 ,/ BLOWER DOOR AIR LEt Name:, /qwt z(f - Address: �l� ^� . �4L 0ecock �Pf� (r ,;e _ House Volume: ji 60C (cubic feet) ft.) Test#1 I__'Depress: Press: (` l House P Fan P Low-Flow Flow house r Fan P Low-Flow Flow (Pa) (Pa) Rings (CFM) (Pa) (Pa) Rings (CFM) CFM50: CFM50: ACH50: ACH50: MPLS Leakage Ratio: MPLS Leakage Ratio: Equivalent Leakage Area: (sq. in.) Equivalent Leakage Area: (sq, in.) Effective Leakage Area: (sq. in.) Effective Leakage Area: (sq. in.) Comments: (Conditions of vents, flues and doors during test, major leakage D• �� sites, recommendations stc.) C,- B2 Volume 144j,§; E t, H E A S H 1 REPORTER t�. 1 r. ii The Newsletter of the Ainericati Society of Hoine Inspectors Co d' s atit i When It Comes to the Balance of Moisture Going In and Out, Humidity is All Relative and Thus a Potential Problem inter moisture condensa- Technically Speaking amount of moisture entering the tion is probably the mosthouse. Hygroscopic materials,such common moisture-related b y A.T. Hansen as wood,will also contribute mois- problem that affects ture. Wood absorbs increasing houses. In its mildest form,it amounts of moisture from the air as appears only as harmless surface Sources of Moisture the relative humidity increases. In condensation on windows. In severe Moisture can be added intentionally to regions with elevated summer and cases it causes decay that might room air through the use of humidifi- fall humidities,it could absorb an affect the structure itself. In between ers or unintentionally through normal additional 45 percent of its weight in these extremes,it can manifest itself living activities. It is also added as moisture. This moisture will be as mildew,growth on the interior ground moisture that migrates released during the heating season, finish,or as ceiling stains,ceiling through the foundation walls and when indoor humidities are lower. leaks or paint peeling. basement or crawl space floors from Assuming an average moisture Moisture is added to room air in the surrounding soil. increase of 4%,the floor assembly a variety of ways. It is also removed It is estimated that an average and partition framing of a typical in a variety of ways. The balance family of four generates 7-12 liters of house will contribute approximately created between the rate of moisture water on an average day.Exposed 100 additional liters of water during generation and the rate of moisture earth floors in crawl spaces or base- the heating season. This is only a removal establishes the equilibrium ments can produce as much as 45 portion of the total water contributed humidity level(or relative humidity) liters of water a day if the ground is by all materials,however,as they in a house,and consequently the wet. Even exposed rock can release adjust to the drier indoor humidities. potential for future problems. substantial quantities of moisture. Moisture added during construc- This article examines the causes Earth floors should therefore always tion by concrete,plaster and unsea- of condensation problems and ways of have a ground cover(usually 0.10 or reducing or eliminating them. 0.15 mm polyethylene)to reduce the see TECHNICALLY SPEAKING page 7 valuable.M�O&SIllps Agou o p � • ifAsx1,176 Members 17 Retired Members 1,672 Candidates amayjh�i{��. F Technically Speaking Condensation ' continued from page 1 soned wood will also be released its relative humidity is reduced,and it stack effect will induce airflow out of during the initial heating season. can absorb additional moisture. the upper portions and into the lower Therefore,moisture problems tend (Outside air at-SO°C and 100%RH portions of the house.In a house with to be most severe the firstyY year after.—_when heated to 20°C,for example,will a flue,however,the flue creates an construction. have an RH of less than 2%.) The additional demand for air through its constant replacement of inside air own stack effect,which lowers the i Moisture Removal with outside air carries away mois- internal air pressure:the greater the .. Moisture can be removed in three ture;the higher the air replacement temperature difference between the basic ways:by diffusion through the rate,the lower the humidity level. flue gas and the outside air,the building envelope,by mechanical greater the draft. If this draft is dehumidification and by the replace- Air Exchange Routes sufficiently high,the entirq house may ment of interior air with exterior The air exchange routes may be as be at a lower pressure than the air. direct and obvious as ducts,flues or outside air and all air leakage through Moisture re- the building envelope A1.moval by diffusion from stacX action will occurs as the mois- be inward.;; ;,tore migrates Since relative humidities in excess of 40% or so can Flues promote through the en- increased air changes closing materials cause serious condensation during cold weather, as the outdoor in the direction of dehumidirlers are not very practical in winter. Ther temperatures de- lower water vapor crease. As1he pressure towards are more c ective in summer to reduce basement weather gets colder, .the exterior. This the periods of furnace accounts fora rela- humidity levels, which can be...higher than 50%RH. operation will be tively small pro- longer. In addition, portion of the total the greater difference moisture. For instance,in a house open doors and windows. They may in temperature between the flue gas with a polyethylene vapor barrier, also be indirect,though the fabric of and outside air in colder weather diffusion accounts for less than five the building.at the junction between increases the flue draft and conse- percent of the total moisture re- foundation and sill plate,or through quently,the rate of air infiltration. moval. the numerous cracks and openings Tests indicate that when the furnace Mechanical dehumidifiers that enclose the heated space. is operating,the air flow up the flue remove moistura from room air by Moist air that escapes directly, may account for about half of the total blowing it through a series of cooling without passing through stud spaces air change. The effect of a flue can be coils. Water is condensed on the or roof spaces,does not normally partially imitated by an insulated coils where it is collected and create problems. When the ventilating duct,extending from the removed. exiltrations route does pass through basement or living area to above the Dehumidifiers are normally these spaces,however,condensation roof level. Preliminary tests indicate designed for optimum efficiency at can occur within them giving rise to a that these ducts can reduce humidity 27°C air temperature and 60% variety of potential problems. levels by inducing additional infiltra- relative humidity(RII). At normal Outside and inside air are ex- tion. The duct should be insulated room temperatures and humidity changed due to the pressure differ- where it passes through unheated- levels below 50%,their efficiency ences between the two,created by space to reduce the possibility of drops markedly. Since relative mechanical equipment(such as condensation within the duct The humidities in excess of 40%or so exhaust fans or heating equipment), insulation will also help keep the duct can cause serious condensation wind pressures and by what is air warm,thereby maintaining a draft during cold weather,dehumidifiers referred to as the`stack effect"of for the upward movement of air. are not very practical in winter. room air. Vents installed to exhaust air They are more effective when used The buoyancy of warm air creates from clothes dryers,kitchens'and in the summer to reduce basement a pressure difference between outside bathrooms,like chimney flue's,tend to humidity levels,which can be and inside air in the same way that depressurize houses and induce air considerably higher than 50%RH. hot air creates a draft in a chimney leakage inward rather than outward. The greatest proportion of stack or flue. This'stack effect"acts These vents remove air at the source moisture is removed from houses by simultaneously with pressure caused of moisture generation,before it the replacement of inside air with by wind action,sometimes comple- infiltrates concealed wall and roof outside air. When cold outside air is menting it, and sometimes subtract- introduced into a house and heated, ing from it. In a flueless house, the see TECHNICALLY SPEAKING page 10 ` Technically Speaking Membership Condensation Files Approved; MRCs continued from page 7 Reviewed spaces, thus reducing the possibility of In furnaces with low flue gas s hidden condensation. temperatures,introducing outside air During the April 25 Membetn into the return air plenum could cause ship Committee meeting,43 Candi- Mechanical Ventilationcondensation of the flue gas in the date files were approved;9 were Mechanical ventilation may also be furnace heat exchanger. Unless the approved pending verifidation of j provided by a duct to convene outside heat exchanger is designed to resist number of inspections performed I air to the cold air return side of the corrosion,the acidic condensate might and 7 were rejected. furnace. This method has been used damage it in time and flue gas could The Membership Committee }extensively for many years to reduce escape into the air distribution system. will meet again on Saturday,June a winter condensation problems. When If this ventilation system is used, 27. All applications for membership hthe furnace blower operates,a suction therefore,the furnace should be status should be received at head- is created in the cold air plenum, periodically examined for evidence of quarters no later than Friday,June drawing additional outside air into the deterioration. 12.No exceptions will be allowed. house. This has advantages and Mechanical ventilation systems Membership Renewal Credits disadvantages. It pressurizes the incorporating heat exchangers may for 1991 are being reviewed. Mem- %ouse slightly,encouraging air leakage also be used to reduce condensation bers who filed MRCs with their dues .out through the wall and roof spaces problems where energy conservation renewal should note the following- (where it could lead to condensation considerations warrant their use. * If no MRCs were listed,none ;problems. But since additional air flow 'However,the potential energy saving were recorded. ';is induced up the flue as well,the benefits of these systems cannot be * MRCs are awarded for full it :moisture carried into the concealed attained unless the house is substan- points/hours,not fractions of a point/ spaces is probably not very significant. tially air tight. hour. MRCs are rounded down. ,Pressurization of the inside air,on the (End of part 1) * Those who passed exams in other hand,can be used to control the 1990 are not able to count the 40 `entry of unwanted gases emanating (Reprinted from the Canadian Building MRCs awarded toward 1991 totals. from the soil or certain building Digest.published by the National * All MRCs earned in a year materials. Research Council of Canada) A must be counted in the year in which they were earned. MRCs can not be carried over from year to A HOME INSPECTION SCHEDULING SERVICE year. MRCs can not be given for THAT CAN SAVE YOU MONEY both teaching and attending a �? seminar Members are advised that they Would your life be easier, and your business more must keep all certificates received profitable if you could find a service that: from any courses they attend. If certificates are not submitted next Schedules home inspection appointments for you year,MRCs will not be awarded. A This service requires no fixed labor expense because you are charged only for jobs scheduled Provides telephone coverage 24 hours a day 7 days a week Has professkxW telephone sales personnel trained,And experienced in the home inspection industry ' Offers the possibility of Increasing your sales by 25% .. with professional after hours sales support /1jtR Has a proven track record of increasing the dollar per order average i e• + � .4 up to I S% If you are interested in Increasing your sales,reducing emtie!$ ip; ir.,c�intd� your overhead,or Improving your level of customer service. :' {e! dYo►t�sfi this affordable service may be for you. tom , :EmrYttt tlol, y y Me bars r... m. ntdlll'I..' For more information,call the Inspection Service Center at gid',• FublicatTQox, l 1-800-800.7530. Ask for our Free Service Information Kit. :• ;AtirrtlnistratjQo ;A Technically Speaking Condensavion Moisture Problems in Houses (Part I� BY A.T. HANSEN not only on the rate ofmoisture Outdoor air at a relative humid- generation,but on its rate of removal ity of 100%,for example,will be least <Surfaee Condensation as well. Condensation control likely to cause condensation when the If moisture is generated faster through ventilation becomes more outdoor temperature is about-4C. `'than it can be removed,the relative difficult as outdoor air at an elevated Above(or below)this optimum value 'humidity will rise until condensation humidity level approaches the the condensation risk is increased. 'bccurs. Condensation will occur on a temperature of indoor air. As the Above the value,the outside air will surface when its temperature falls outdoor temperature increases,the quickly lose its ability to absorb below the saturation temperature(or inside glass surface temperature additional moisture,maldngconden- -dew point)of the air adjacent to it: increases. Thus higher humidity sation control through ventilation The inside surface temperature of an level approaches the temperature of very difficult. This explains why the exterior wall,for example,will indoor air. As the outdoor tempera- greatest number of condensation depend on the indoor and outdoor air ture increases,however,outside air at problems are reported in the fall,at temperatures and on the amount of a constant relative humidity is able to the beginning of the heating season. thermal resistance between the absorb less and less moisture when it Also the hygroscopic materials in the surface and the exterior. The air's is heated to room temperature. At house usually dry out at this time, iability to hold moisture decreases as some point,this diminishing capacity adding to the problem. During these its temperature is lowered. Air to absorb additional moisture be- periods,dehumidifiers may be more adjacent to a colder surface loses its comes the overriding factor. When effective in controlling indoor conden- capacity to store moisture as it cools, the temperature rises above this sation than ventilation. A and eventually condensation occurs. point,the ventilating air is able to Reprinted from the Canadian Build- Lower humidity levels are usually absorb less and less moisture before ing Digest,published by The National required in colder weather to reduce window condensation occurs. Research Council of Canada. this risk. Because of their lower surface temperatures,windows are usually the first surfaces on which condensation is noticed. For that reason they are often used as an NDEPENDENT indicator of excessive humidity. NSPECTION (Minor condensation can occur _ 1318 U IA VIVA STREET without excessive humidities,how- SYSTEMS SAMA BARBARA,CA 93101 ever,and can be ignored if it is not causing problems.) "The Eye of the Industry". Excessive humidity also causes condensation within closet and kitchen cabinets,because these The Independent Inspection Report provides the most professional, surfaces are shielded from the heated ' ' ' ' '' room air and are cooler than unshielded surfaces. The corners at This exclusive report system: the junction of walls and ceiling are also prime locations for condensation problems. The presence of framing 1P Explains repairs needed in a concise non-alarmist manner and the influx of cold air around the professional buyers and realtors appreciate perimeter of the ceiling from the roof 1P Has an organized, rofessinl format thatbi vents can lead to lower surface Exceeds ASHI standards and thoroughly explains limitations temperatures at these locations. Improperly applied insulation can Provides automatic referrals to specialty contractors,etc. also be a factor. Care must be taken to ensure uniform and effective Four-part NCR format allows for an on-site report coverage of the entire insulated area. A number of factors can affectAllows collection of payment at time of Inspection window surface temperatures. For example,the perimeter is colder than Low overhead cost per inspection the center of the glass and will therefore show condensation earlier. CALL NOW FOR A FREE SAMPLE The equilibrium humidity level that is eventually reached will depend eTWIT, • MAINTAINING YOUR HOME! SOME SUGGESTIONS FROM m? y AMERICAN SOCIETY OF HOME INSPECTORS 2§07 '7 j ok ASHJ *`�% III let, Copyright,1989 merican Society of Home Inspectors, Inc. Schematic Diagram of a Home 4 1 2 3 4 5 6 78 9 10 11 12 13 14 15 16 66 65 64 17 63 18 62 19 61 ,� 20 21 59 22 58 - 23 57 24 56 55 4 :� 0 0 54 25 53 26 52 r 27 51 28 so 49 48 47 46 ` 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 1.Gable stud 25.Dost)amb 49.Window well wall ri.Finish Now 2.con"beers 26.Geta9e dr»r 50.Grade fire 74.Ash dump 3.ceiling aW 27.Downspoa shoe St.Basement sash 75.Dow trim-ca" 4.Ridge board 26.SWewak $2.Window wall 76.Fireplace hearth 5. Insulation 29.Entrance post 53.corner brace 77.Flow joists 6.chimney up 30.Entrance plstlonn S4.cornet Stud 76.Stair fuer 7.chimney Nue$ 31.Stan dear SS.Window forte 79.Fire brick 6. 32.Sob Sttktper S6.Window N9ht 60.Newel up 9.Chimney flashing 33.GO post 57.Wale studs 61.Stair tread 10.Ration 34.chair rail 56.Header 62.Finish Manger 11.Ridge 35.Cleanout door 59.Window cripple 63.Stab nil 12.Rod boards 36. Furring ships 60.Wall sheathing 64.Satustara 13. Stud 37.Cornet alW 61.Bulldb g papa 0.Auer tach 14.Es"9~ 36.Girder 62.Pilaster 66.Mental 1S.Rooting 39.Gr"fill 63.Rouoh Mader 67. Floor joisri 16. Bled w shut 40.Concrete Now 64.Window Stud 66-Bridging 17.Be"I siding 41.Foundation looting 65.Cornice moulding 68.lookout " Downspout gooseneck 42.Paper strip 66.Facia board 90.Anic space 19.Downspout strap 43.Drain tial 67.Window using 91mew loth 20.Downspout Nader 44.Diagonal subhoor 66.lath 92. Window sash 21.Double plate 45. Foundation wall 69. Insulation 93 Chimney Wriest 22.Entrance Canopy 46. SIN plate 70.Wainscoting 94.Newel 23.Garage cornice 47. BacMill 71.BieabGrd 24.Facia 46.TermNe shield 72.Building aper The American Society of Home Inspectors is a non-profit organization of professional home inspectors. ASHI inspections are performed in accordance with the Society's Standards of Practice and include an evaluation of the condition of: 1. Central Heating System 2. Central Cooling System (when outside temperatures permit) 3. Interior Electrical System 4. Interior Plumbing System 5. Roof 6. Walls, ceilings, floors, windows, and doors 7. Foundation, basement and slab structures AMERICAN SOCIETY $ OF HOME INSPECTORS, INC. 1735 North Lynn Street,Suite 950 Arlington,VA 22209-2022 (703) 524-2008 Fax (703)524-2303 6/91 I have personally - this book and, overall, HIGHS 'commend it for the protection of your home and yu..,c' pocketbook. My only criticism:,, .ire that some information is related to Northern climates, and NEVER EVER close crawlspace vents. I, nor my company, receive any monetary gain from the sale of this book. Pete Powell - -- -- --- CONGRATULATIONS! Consulting a professional home inspector before purchasing your new home was a smart move. Now learn how to protect your investment, after the purchase, with Preventive Home Maintenance. Preventive Home Maintenance is not just another home repair manual. It is a unique reference that teaches home owners how to spot the early signs of trouble before they turn into major, costly repairs. It explains: " how a home's major components and systems work * how to inspect a home's components and systems to see if they are sound and working properly * how to conduct the most important maintenance routines * how to troubleshoot any symptom of trouble you find to identify its cause * the most effective remedies for such common house problems as wet basements, roof leaks, circuit shorts and overloads, window condensation, noisy plumbing, and weak or spotty heating - * how to deal with professional contractors, when necessary Preventive Home Maintenance was written by members of the American Society of Home Inspectors (ASHI) in collaboration with the editors of Consumer Reports Books. It is an indispensable home owner's guide that can help you avoid high repair bills and prolong the useful life of your home. To order your copy, see the information below: --------------- Name --- ---7 I LW -Mal Na - ——— Iro I Book Code lWa Quantitx Price Total 2352P Preventive Home Maintenance Address (Softcover)at 15%discount off $13.50 publisher's price of$15.95 I 2352H (Hardcover edition)at 15%discount $18.50 City off publishers price of$21.95 I State Zip Postage and handling(only for orders $3.00 ' of less than three books) Order from CRB direct by calling) TOTAL: 1-800-272-0722•.or by filling out this Method of Payment: coupon and mailing it to: 10 A check is enclosed for full amount Consumer Reports Books I Charge to my: O VISA O MasterCard Expiration date 9180 LeSaint Drive Card iiphony o Y.: Faitfield,OH 45014-5452 rdQtt;8rA by ctedit'iri onl L Signature di$46 nt,o or,to opdo PHMAG-; — p11MAJ �,�T� r t .{• �,ysr C r i �•sh�•rs +��i a t 1,.ii. 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LLLL } �t'.+,^y�.'�t`,t'�1' f,,.!� i�y+�i yLti t5''f''1' r r „' ri�. r \ �S.• h 1"lt+fia t" �*„h� 1 �yttJl•i•�`� tL€ -."c, r ,�►..��F g� A � - � '"r`'" > L, 1 �� �3°� ,t�"t�}ib�,4y��' z:���A�;�'�•'y,t �`t j.Tri• i K\f�Tl���` �. �5,��s '�l , x t A s�i4¢' �`����., ��� •t� ,:,�.. d���"�1. ,f . .��`k+-.Y -.\ z, r.' t ,� + '�`.�„)„r.� t'! to�'.ti..t'+R�C�b;ffl'�i'T °t Ln'��tr � +•%� M'"��� � ' 1 • sS.�r iET u+.�� � SIU I� yt 't 41y,•1.... ,.s a mow': a < ..� ,?;rY �L�•i: ..k+r.+ it .:�,� 'k'�s:f•3.:+A� ,;;:�;elai9' .-(r �::4 t �✓ k,< t���� t..�'wdwYi�cekF�i. 'Fnti�V�3l11Gt�`j y 1.r L t- t •i' '.l k r�k t E ._: ( ti l i h ('� 1 '�"��Y.h �R is♦Elf.�.}.4 y¢,j � !� a {' f d �pCr?r „ ' -1 �•'�..��+. ��..�r� w ,risk: a F � _ r 70-6 NATIONAL ELECTRICAL CODE Attachment Plug (Plug Cap) (Cap): A device which, by insertion in a receptacle, establishes connection between the conductors of the attached flexible cord and the conductors connected permanently to the receptacle. Automatic: Self-acting, operating by its own mechanism when actuated by some impersonal influence, as for example, a change in current strength, - pressure, temperature, or mechanical configuration. (See "Nonautomatic.") Bare Conductor: See under "Conductor." Block (City, Town, or Village): See Section 800-30. Bonding: The permanent joining of metallic parts to form an electri- rally conductive path which will assure electrical continuity and the capacity to conduct safety any current likely to be imposed. Bonding Jumper: A reliable conductor to assure the required electrical conductivity between metal parts required to be electrically connected. Bonding Jumper, Circuit: The connection between portions of a conductor in a circuit to maintain required ampacity of the circuit. Bonding Jumper, Equipment: The connection between two or more portions of the equipment grounding conductor. Bonding Jumper, Main: The connection between the grounded circuit conductor and the equipment grounding conductor at the service. Branch Circuit: The circuit conductors between the final overcurrent device protecting the circuit and the outlet(s). j (FPN): See Section 240-9 and Section 240-10 for thermal relays, supplementary overcurrent protection, and other devices. Branch Circuit, Appliance: A branch circuit supplying energy to one or more outlets to which appliances are to be connected; such circuits to have no permanently connected lighting fixtures not a part of an appliance. Branch Circuit, General Purpose: A branch circuit that supplies a number of outlets for lighting and appliances. , Branch Circuit, Individual: A branch circuit that supplies only one utilization equipment. Branch Circuit, Multiwire: A branch circuit consisting of two or more ungrounded conductors having a potential difference between them, and a grounded conductor having equal potential difference between it and each ungrounded conductor of the circuit and which is connected to the neutral (grounded) conductor of the system. Branch-Circuit Selection Current: See Section 440-4(c), Definition. Building: A structure which stands alone or which is cut off from adjoining structures by fire walls with all openings therein protected by approved fire doors. Cabinet: An enclosure designed either for surface or flush mounting and provided with a frame, mat, or trim in which a swinging door or doors are or may be hung. Cell (As applied to Raceways): See Sections 356-1 and 358-2. Circuit Breaker: A device designed to open and close a circuit by nonautomatic means and to open the circuit automatically on a predeter- mined overcurrent without damage to itself when properly applied within its rating. COMMENTS: (. . . . . . . . continued) 101. Filter (one) located at air handler. Air filter should be checked/changed/cleaned monthly. Disposable type filters in use at present, there are more efficient filter types available, feel free to call for more info. 85 & 91, 98, 99, & 100. ALSO SEE GENERAL COMMENTS. -SA- Page 8 GENERAL COMMENTS As per your request , I inspected subject property on this date and wish to summarize my findings here, below. PURPOSE OF INSPECTION The only purpose of this inspection was to identify the major defects in the major systems of the home, specifically those defects that may be due to improper original construction. SCOPE AND L IMI TATIONS-"OF INSPECTION This was a LIMITED Inspection, limited only to the major systems of the home. Excluded from this inspection were such things as : minor cosmetic items , electronic communication equipment, all underground items, etc. This report represents my opinion of the visual condition of the areas of the property inspected at the time of inspection. I can only comment on defects that were readily visible at the time of inspection. I cannot comment on ANY items that occurred previously, that have been repaired or covered up prior to inspection, or on any hidden defects . The preceding "Field Inspection Report", these General Comments, the enclosed photographs and technical literature must all be read to fully understand the logic of my opinions formed by this inspection. No one section of this report package can stand alone. other limitations are explained on the Field Inspection Report . FINDINGS OF INSPECTION Subject property is a detached single family dwelling . Construction is of concrete slab on grade, exterior walls are of wood frame, exterior wall covering is stucco. Home is believed to be 9 months old. Detailed findings of this inspection are listed in the preceding "Field Inspection Report", pages 1 thru 7 , and as such are not listed again here. CONCLUSIONS AND RECOMMENDATIONS It is my opinion that this home was not constructed according to good acceptable building standards. Briefly, the major areas of Page 9 concern are: --The general installation of the exterior wall stucco coating, which can allowed for water, air, and vermin intrusion. The specific stucco defects include: --No caulking, which has resulted in large cracks/gaps, between stucco & wood, and many other joints between differing materials. ALL joints between different materials, such as stucco/wood, stucco/windows, stucco/doors, and wood/wood joints, should have been caulked. Gaps between these different materials can be expected to develop after construction, and caulking should have been applied originally to prevent this . An open joint should have been left between stucco and differing materials, to allow the installation of a good size bead of caulking. --No visible waterproof coating on stucco. stucco is not a totally waterproof material , and as such moisture can intrude directly through it . A waterproof coating would seal the stucco preventing moisture intrusion. Also, stucco will tend to develop small cracks , all of which may allow water intrusion. If a proper elastomeric coating is applied, this coating would span over most of these cracks . Professional waterproofing of stucco recommended. --Roof defects , see page 3 of field report . --The lack of adequate attic ventilation, see #52 , page 3 . --Reported previous water intrusion, and the high probability of future water intrusion into the home (due to the lack of caulking and waterproofing) . --The condensation forming on windows . --How close to the ground the home was built (see additional comments below) . Regarding your questions and comments on the presence or lack of a sill gasket , I cannot comment on what I cannot see. As home is now completed, if there was a sill gasket installed, it would not be visible. The only way to truly tell at this point in time would be to remove all the baseboards on the exterior walls. I can state that in the photos you showed me that were taken during construction and during repair periods, no sill gasket is -,visible. If no sill gasket is in place, I feel that the caulking of all perimeter wall baseboards , top and bottom, should be a sufficient seal . Regarding the reported water intrusion under windows around the alarm system contact points , in the photographs showed to me that Page 10 were taken during repair periods, water intrusion at these areas was visible. Previous water intrusion at ALL windows with similar contact points may have occurred. The condition of any .wood inside walls under all windows is unknown, hidden damage is possible.- You ossible:You report that painting around windows is fresh. It is my guess that this fresh painting may have covered up some evidence of previous water intrusion around windows (staining on sheetrock') . Future water intrusion around windows, and ALL openings in the exterior walls, is probable due to the lack of caulking and ! waterproofing. Regarding Condensation: The condensation problem may be due to one, or several , possible reasons : --According to the enclosed article on condensation, it's mildest form is surface condensation on windows . The enclosed article also states , and my experience affirms , that condensation is usually more severe during the 1st heating season after a home is constructed. This is due to the natural moisture entraped inside the building materials, and the lower winter temperatures, see the enclosed article. This article states that the wood in a new structure may release up to 100 additional liters of water during the 1st heating season. New concrete, sheetrock, carpet, paint, and wood trim also may release moisture. --Additional moisture is probably migrating into the home through the exterior walls, due to the lack of caulking and waterproofing. --The fact that this home is close to the ocean, and thus is in an area with higher humidity, higher winds , and wind-driven rains, may contribute to water intruding in through the stucco walls . --Additional moisture may be migrating into the home through the floor slab by "wicking"/"Rising damp"/capillary action, due to the finish floor level being so close to the ground. The_ fact that the grading/drainage around the home is poor, with either no slope or an improper slope back down towards the home, may contribute to this by placing more moisture than normal against the foundation wall . --Moisture may be rising out of ground through the slab, or even through the exterior wall stucco, as this stucco continues down underground, with no waterproof coating. --It is possible, but doubtful , that there is no proper vapor barrier between the underside of the slab and the ground. --Lower winter temperatures cause additional condensation. Page 11 --The budget design of the HVAC duct system, with only one central return, may reduce air flow, thus increasing moisture levels -at perimeter walls (windows) . --It is possible that the HVAC system could be oversized. If oversized, the system does not run as much, and thus does not remove as much moisture from the air in the cooling mode. In heating mode, if system does not run long enough during each cycle, air flow throughout the house may be incomplete/ inadequate. The only accurate way to determine what size system the house should have is to have detailed "Manual J" heat gain/heat loss calculations performed, these are not included in the scope of this inspection. Man _builders a,re-. pur osq.J_y under-sizing HVAC systems, especially i"n Buildings close to the ocean, to remove additional moisture from the home interior. It is my guess (and my hope) that the main reason for the condensation problem is simply the newness of the home, and the building materials adjusting to lower moisture levels . As for the condensation problem, I recommend you wait through atleast the summer months to see if the condensation naturally subsides (this is assuming it is mostly due to the newness of the building and materials) before attempting any remedial action (not including the recommend repairs listed below) . If it does not subside by that time, call me back and we' ll further explore some of the possibilities listed above, and some possible solutions . If anyone comes up with any additional probable causes or solutions to this problem, I ' ll be glad to listen. One article I read suggested opening problem area windows slightly, to induce some interior-to- exterior air swapping and to equalize the temperature and moisture levels in the air. _Recommended Repairs: To bring this home up to good acceptable building standards, I recommend the following repairs: --Professional waterproofing of the exterior walls, done ONLY by a professional waterproofing contractor. . I do not know the knowledge and experience of your builder, other than what I have seen in your home. But based on my previous experiences with builders attempting to do their own waterproofing, I only recommend repairs done by a professional waterproofing contractor. Professional waterproofing will include all caulking, stucco water proofing, crack patching, etc. --As part of this waterproofing, the stucco surface below ground should also be waterproofed. --Finish exterior painting. --Install missing trim at front door transom. Page 12 --Fully paint (tops and bottoms) of ALL doors , interior and exterior. --Adjust sprinkler system heads . -If desired by you, even out floor slab in kitchen. --Install an additional attic access scuttle in rear area of home. --Seal roof valley shingles, according to the enclosed technical literature. --Properly install ridge and hip cap shingles, according to the enclosed technical literature. --Install adequate attic ventilation, according to comments at-� item #52 , page 3 and the'enclosed technical literature. --The chimney chase should be included in the professional waterproofing. --An electrician should check the electrical bonding requirements in Jacksonville Beach, and repair if needed. --Repair water hammer at hall bath tub hot piping. --Install a di-electric transition fitting between the copper piping and the steel water heater tank, and re-construct line from pressure relief valve to allow positive drainage. --Secure utility sink to wall or floor. --Fill gaps between kitchen cabinets and walls/ceilings. --If desired by you, correct the uneven ceiling texture. --Drill dead bolt lock holes deeper. --If desired by you, fill gaps between tile and fireplace, and replace tile to provide even layout . --Caulk, not grout, the cracks tile grout in baths . I am not prepared to give you any exact costs for these repairs, but I estimate that costs could run between $7500 and $10,000. , It is impossible for me to tell exactly all that was done wrong by the contractor during original construction of this home, due to the repairs that have been attempted since then. But, it is my conclusion that many of these defects listed herein were brought Page 13 about by deficient original construction by the original contractor. The contractor should have been aware of the potential for these present problems to develop, should .have constructed this home in such a way as to prevent them, and should have supervised the construction of the home to assure. this . In my opinion, it should be the responsibility of the original contractor to get all these defects corrected. I suggest you contact the builder regarding repairs. You may also wish to contact your attorney. The opinions stated herein are NOT based on the building code. This was NOT a code compliance Inspection. These opinions are based on good acceptable building standards, and my experience and training as a private home inspector, having done over 1,200 inspections of all types of commercial and residential properties , both new and old, my study of their defects, and the causes of such. Please find enclosed photos taken during my inspection showing general views and specific areas of concern, some home maintenance tips, and misc. technical literature. Thank you for letting me serve you in this instance, please feel free to call if you have any questions or comments, or if I can be of further service to you. Respectfully Submitted, J. Pete Powell, Owner/Inspector 3262 words processed, tort complotod 4 : 50 p . m. , 13 FEB 93 . COMMENTS: (. . . . . . . . continued) 47 . --Debris build-up, roof must be kept clean. --Valley shingles are not sealed down. These should be scaled down in a 3" wide strip of asphaltic cement to prevent water intrusion and wind damage, see the enclosed technical literature. --Improper installation of ridge and hip shingles, with a 6 1/2" exposure. Exposure of these shingles should be no more than 5", see the enclosed technical literature. This present exposure may allow easier wind damage, and/or premature deterioration and/or leakage. 50 . Gutters are full of debris, these must be kept clean. Gutters are holding water, indicating improper slope. 52 . Inadequate attic ventilation, which in our HOT Florida climate causes for excessive heat build-up in the attic. Many of the eave (inlet) vents appear, from the exterior of the building, to be improperly blocked by the attic insulation, preventing adequate air flow into the attic (these were not visible from the attic interior, due to the inadequate attic accessibility) . The upper (outlet) ventilation' is inadequate, as there are only two 4' off- ridge type vents , and one very small gable vent. These present off-ridge vents are supp yang approx. 2..66 sq. ft . of "Free-Air" upper (outlet) vent area, where a home -of this size, with an estimated 2300+ sq.ft. of attic area, requires A MINIMUM of 3.83 sq. ft, of "Free-Air" upper (outlet) vent area. See the enclosed Information Sheet #52 and technical literature. 53. As this inspection is visual only, we cannot check for proper draft of chimneys. The interior of chimney flues are usually not visible, their full condition is unknown. Periodic inspection by a certified chimney sweep is recommended. Lack of caulking, flashing, and waterproofing on stucco chimney chase, see #1 & 11, page 2 . 3 S'3 2 CG .......... -'AA- Information Sheet 052 ATTIC VENTILATION Inadequate attic ventilation, in our HOT Florida climate, causes for excessive heat build-up in the attic. We have seen attic temperatures over 1500 during the summer. This excessive heat can radiate into A/C ducts and equipment in the attic, drastically reducing system efficiency and life, and increasing electric bills. This excessive heat can radiate directly thru insulation and ceilings making interior rooms below warmer, again making the A/C system work harder. This excessive heat also causes for premature deterioration and early failure of asphaltic roofing products. The lack of adequate attic ventilation can also VOID the shingle manufacturer's warranty. Technically the excessive heat drys the oil products out in the shingles (or other asphaltic roofing products), making the shingles dry, brittle, curl, crack, the protective granules loosen and fall off, etc. One catalog states: "According to a government study, more than 99Z of all homes in this country lack adequate attic ventilation. " We have found this to be true in this area. Good attic ventilation has two parts: Lower (inlet) vents along the eave/overhang of the attic to allow air to flow into the attic; and Upper (outlet) vents on top of the roof to allow air to flow out of the attic. Inlet- Vents: Often we find the number or size of the inlet vents are inadequate. Often these vents,. or many of them, are improperly blocked by the attic insulation which may be totally blocking the space between the ceiling and the roof decking, preventing any air flow into the attic. This can be remedied by simply pulling the insulation back from the underside of the roof decking, or by installing ventilation "Baffles" or "chutes" between the insulation and the roof decking, to form a 2" + air flow space. Outlet Vents: The most common ventilation defect we find is inadequate upper (outlet) ventilation. There are several types of upper vents: --Cable end vents: are often too small, and only vent from a localized area of the attic, and only provide cross-attic ventilation if the wind blows parallel to the long side of the house. --Electric fans: are a mechanical system rather than a passive system, cost money to run, and often breakdown. Thermostats on fans should be set no higher than 1000. They sometimes make noise. They should be thermostatically operated, and left on at all times. They also tend to vent only from a localized area. --Turbine vents: Tend to vent only from a localized area, instead of from the whole attic. They also may breakdown and make noise. --Off-ridge type • vents: These are the most common types of vents we see. These are the long box shaped metal vents, either silver or painted, on the roof close to the ridge (top). They are usually 4, 6, or 8' long, but sometimes longer. -They may look large, but the actual vent opening is usually only 3" wide by the length of the vent. Example: the actual opening in an 8' long off- ridge vent is only 3"x8' , = 2 sq.ft. of free-air vent area. It takes many linear feet of off-ridge type vent to provide adequate ventilation to most homes, and some consider them unsightly. They also may tend to vent only from a localized area of the attic. (over. . . . . . . . . .) i COMMENTS: (. . . . . . . . continued) 4. Glass block windows at masterbath toilet room and at left hall/screenroom, installed crooked (not parallel. with interior or exterior wall surfaces) . Missing aluminum trim at front door- transom. Condensation witnessed forming on windows, ALSO SEE GENERAL COMMENTS. 5. Tops/bottoms of doors not visibly painted or sealed, which allows moisture intrusion into the door wood, which can result in door damage. Front door drags excessively (poor fit) . Inadequate support under threshold of livingroom rear door, and voids under same threshold. 12 . Large void in ceiling around A/C main duct. 16. Screenroom floor constructed at grade, water intrusion may be possible. Whole house constructed close to grade (<6") , which may contribute to a moisture problem, SEE GENERAL COMMENTS. Yard grading around house minimal , as it is flat at many areas, and actually slopes improperly down towards house at some areas . ALSO SEE GENERAL COMMENTS. 24 . Sprinkler system checked for basic operation only. Underground piping and wiring, drip systems, system design, water flow, coverage, proper timing and timer operation cannot be inspected. Periodic maintenance and detailed inspection, by a qualified irrigation contractor, recommended. A few heads need adjusting, as they spray on house slightly. l T ;► t.ic Ventilation continued. . --Continuous Ridge Vents: These are metal or plastic vents placed on the very top ("Ridge") of the roof. They are usually 10' long, and are designed to be installed "Continuously", that is, in one long strip along the whole ridge of the roof. We feel these are the best type of upper vents, as they vent from the very top of the attid where the heat supposedly rises too, and when installed continuously they vent from the whole attic, not just a localized area. When properly installed, they are not unsightly and the newer .designs do not tend to leak. There are also plastic ridge vents available that are designed to have a ridge shingle installed on top of them, so they are visually hidden. Many government studies have recommended continuous ridge vents as the best type of upper ventilation. They can be easily installed on new or existing roofs, and on most roof designs. In general, proper attic ventilation is an often overlooked but very important, and easily repaired, system in your home. Please see the enclosed technical literature. The enclosed technical literature, and most literature on attic ventilation, also talks of moisture problems in attics due to inadequate ventilation. This can be a serious problem in Northern climates where snow and ice build—up on the roof may occur, but not here in the South. Also, you should NEVER close, block, turn off, or cover your roof vents in the winter time, as it is HOT more often then cold during winter in our area. Please feel free to call if you have any questions or comments. { RESIDENTIALASPHALT ROOFING MANUAL �. F ASPHALT ROOFING MANUFACTURERS ASSOCIATION 6288 Montrose Road Rockville, MD 20852 © Copyright 1980, 1984 by the Asphalt Roofing Manufacturers Association 18" wide strip End shingles trimmed to chalk line applied face down and set in 3" width of cement Valley flashing Valley centerline Clipped corner 36" wide strip I Flashing extends sit` I \ applied face up �/,"over ,. �.., j dormer eaves \ Chalk lines � x j Flashing _ ,tt, .:_,�"•3. .,«. I overlaps shingles Small radius arc cut on main roof to to bridge intersection Figure 28: Application of shingles in top of cutouts between dormer and main roof open valley at dormer roof Figure 27: Application of 90-pound roll roofing as flashing for an open valley ata Start at the front of the dormer and work toward the dormer roof main roof. Apply the shingles as described later in this chapter in the section on "Hips and Ridges." example,for 12-inch-wide,three-tab strip shingles,it Apply the last ridge shingle so that it extends at least extends to the top of the cutouts. 4 inches onto the main roof. Slit the center of the portion attached to the main roof and nail it into place. Nail the top flashing strip over the bottom as In Then apply the main roof courses to cover the portion standard open valley construction.Work the flashing of the last ridge shingle on the main roof.Snap chalk into the valley joint so that it lies flat and smooth in lines so that the shingles on the main roof will con- both planes up to the edge of the dormer eaves.Trim tinue the same alignment pattern on both sides of the the top layer horizontally on a line with the top of the dormer as shown in Figure 29. dormer ridge where it intersects the main roof. Chalk lines Apply the top layer in the valley on the other side + of the dormer in the same manner except at the dormer ridge where it is cemented and nailed to the first valley flashing. —� Trim the lower end of the flashing on a small radius arc that bridges slightly over the point of inter- j section between the dormer and main roof. This shape forms a small canopy over the joint between the two decks ' �p 4 Snap chalk lines on the valley flashing 3 inches Figure 29: Application of chalk lines for on each side of the centerline at the top and diverging proper alignment of shingles 1/8 inch per foot to the bottom of the valley. Resume and cutouts above dormer the shingle application, trimming the end shingle in each course to the chalk lines. Clip the upper corner CLOSED CUT VALLEY. With valley flashing gl- and embed the end shingle in a 3-inch-wide strip of ready in place,apply the first course of shingles along asphalt plastic cement to seal it to the flashing.Com- the eaves of one of the intersecting roof planes and plete the valley construction in the usual manner.See across the valley. Extend the end shingle at least 12 j Figure 28. j inches onto the adjoining roof. Apply succeeding After shingles have been applied to both sides of courses in the same manner,extending them across the dormer roof, apply the dormer ridge shingles. the valley and onto the adjoining roof. Press the 30 I `r shingles tightly into the valley. Use normal shingle Ing at least 12 inches onto the intersecting roof.Then fastening methods except that no fastener should be apply the first course of the intersecting roof along the 'P within 6 inches of the valley centerline and two fas- eaves and extend it across the valley over the top of teners should be placed at the end of each shingle the shingles already crossing the valley and at least crossing the valley. 12 inches onto the other roof surface.Apply succes- sive courses alternately from the adjoining roof Then apply shingles on the adjoining roof plane, starting along the eaves and crossing the valley onto areas,weaving the valley shingles over each other as tshown in Figure 31. Press each shingle tightly into he previously-applied shingles. Trim the shingles M bthe valley and follow the same nailing procedures as being installed no less than 2 inches back from the valley centerline,following a chalk line snapped over the closed cut valley. the shingles to ensure a neat installation. Trim one inch on a 45-degree angle from the upper corner of 36"wide roll roofing each end shingle to direct water into the valley. Fi- Valley centerline (50 Ib.or heavier) nally, embed each end shingle in a 3-inch-wide strip of asphalt plastic cement. See Figure 30. Underlayment Extend end Atingle Valley centerline at least 12" beyond valley centerline 36"wide roll roofing No nails within Extra nail in (50 Ib. or heavier) 6"of centerline end of shingle - No nails within r 6"of centerline Extra nail in �•r,rim + 4 end of shingle Underlayment Extend end shingle `s i at least 12" beyond <'. valley centerline Asphalt plastic �a 4 f, cement Clipped comer r z.. Figure 31: Application of shingles in woven valley Shingles trimmed 2" back FLASHING /from valley centerline Figure 30: Application of shingles Any intersections of the roof surfaces with one in closed cut valley another or with vertical walls and any projections through the roof surface such as chimneys of soil WOVEN VALLEY. The valley flashing should al- stacks create possible leakage points that must be ready be in place as described earlier. Shingles on protected if the roof is to perform properly.The speci- the intersecting roof surfaces may be applied toward fic application procedures developed to protect these the valley from both roof areas simultaneously or Points are called"flashing:"Careful attention to flash- each roof area may be worked separately up to a ing is essential to good roof performance. point about 3 feet from the center of the valley and the gap closed later. FLASHING AGAINST VERTICAL SIDE WALL. Roof planes that butt against vertical wails at the end Regardless of which procedure is followed, of shingle courses are best protected by metal"flash- apply the first course along the eaves of one roof area Ing shingles" placed over the end of each course. y' up to and over the valley with the last shingle extend- The method is called "step flashing." 31 .y RESIDENTIAL ASPHALT ROOFING MAN UAL ASPHALT ROOFING MANUFACTURERS ASSOCIATION 6288 Montrose Road Rockville, MD 20852 O Copyright 1980, 1984 by the Asphalt Roofing Manufacturers Association If large enough,the cricket may be covered with Use one continuous piece of cap flashing on the shingles. Otherwise, apply the rear base flashing, front of the chimney as shown in Figure 46. On the bring the end shingles in each course up to the cricket sides and back of the chimney,use several pieces of and cement them in place. similar-sized flashing,trimming each to fit the particu- lar location of brick joint and roof pitch.See Figure 47. 1 X12" Start the side units at the lowest point and overlap ft— 1 Chimney brick each at least 3 inches. Cap flashing-,, Step flashing DJg` F Capf a{sh ni g Shingle Mortar joint DDD g Cap Figure 45: Application of cap flashing flashing D DD IgD Cap flashings must now be pleced over all base flashings for positive exclusion of water from the joint. Begin by setting the metal cap flashing into the brickwork as shown in Figure 45. This is done by raking out a mortar joint to a depth of 1-1/2 inches and inserting the bent edge of the flashing into the cleared joint. Once in place and being under a slight amount Figure 47. Application of cap flashing of spring tension, the flashing cannot be dislodged at side and rear of chimney easily. Refill the joint with Portland cement mortar. Finally, bend the flashing down to cover the base flashing and to lie snugly against the masonry. HIPS AND RIDGES Apply shingles up to a hip or ridge from both sides of Cap (lashing the roof before finishing the intersection.To facilitate finishing, adjust the last few courses so that the ridge Cap flashing capping will adequately cover the top courses of �-� shingles equally on both sides of the ridge. _1C Some manufacturers supply special hip and ridge shingles and specify how they should be ggg applied. Hip and ridge shingles also may be made k .* from the 12 x 36-inch strip shingles used to cover the Cut along dotted line, tapering top portion slightly 12., 12.. 12.. Figure 46: Application of cap flashing Figure 48: Fabrication of hip and ridge shingles at front and side of chimney from three-tab strip shingle 3s �.n �t roof.Cut the strip shingles down to 12 x 12 inches on ridge. In cold weather, warm the shingle until it is three-tab shingles or to a minimum of 9 x 12 inches on pliable before bending. Apply the shingles with a two-tab or no-cutout shingles.Taper the lap portion of 5-inch exposure,beginning at the bottom of the hip or each cap shingle slightly so that it is narrower than from the end of the ridge opposite the direction of the the exposed portion.This produces a neater job.See prevailing winds.See Figure 49.Secure each shingle Figure 48. as illustrated in Figure 50 with one fastener on each side, 51/2 inches back from the exposed end and 1 To apply the capping, bend each shingle along inch up from the edge.Length of fastener for hip and the centerline of the longer dimension so that it will ridge shingles should be 1/4 inch longer than recom- extend an equal distance on each side of the hip or mended for shingles. Direction of prevailing wind 4- 5" exposure Start-y V here ` Nail _ r 51/2" Start here 5" exposure Figure 49: Application of hip and ridge shingles Figure 50: Fastener location for hip and ridge shingles 37 R- i OVIS •4 AO lis- OV AM��IG ,�SO 19g9�4 Nome 1nsPectots,lrc- If you're lines most homeowners,you know Ch=CK YOUR ATTIC the importance of insulating and tightening up your house to conserve energy.But First,it is wise to determine whether or not what you may not know is that certain the existing ventilation is adequate.You areas of a house need to breathe.One of can do this by placing a thermometer in the attic on a warm windless day to see if the these areas is the attic,which requires proper ventilation not only to maintain temperature that is being maintained is more than 10°to 15°F warmer than;the comfort below,but also to keep the very outside roof over your head solid and securef on is nature.If itis,then more ventilation s needed. There are two particular villains In addition,if periodic inspections during that proper ventilation will fend the winter reveal any signs of off. These are heat and condensation—such as moisture, rot or humidity, mildew—then improved ventilation would Heat comes from the sun,and in summer be helpful. a poorly ventilated attic can reach Regardless of roof geometry,there is temperatures as high as 150°F.—which usually a small amount of built-in means that even with insulation in the attic ventilation where the roof and wall floor,the rooms below will be hotter than is structures meet.That slight space allows necessary,less comfortable,and more for some amount of air circulation through expensive to air condition.Excess heat can the attic. also shorten the life of some roofing materials. But ltls not enough. Humidity comes primarily from within the In addition to the free flow of air, house,drifting upward from showers, Insulation plays a key role in proper unvented clothes dryers,humidifiers and attic ventilation.In fact,the ideal attic kitchen ranges.It also comes from other, has: not so obvious sources.The very act of --a gap-free layer of insulation on the Soffit Vent breathing expels water into the floor to protect the house below from atmosphere—at the rate of 1/2 pint per heat gain or loss hour for the average family of fourl --a vapor barrier under the insulation Mopping the kitchen floor(about 150 next to the warm ceiling below to stop square feet)releases 41/2 pints of water, moisture from rising into the attic and washing the dinner dishes-1/2 pint. —enough open,vented spaces,properly A windblown rain can also cause water to located,to allow air to pass in and out enter and evaporate into the attic area freely through roof leaks. —a minimum of 11/2" between the During cold weather,water vapor may insulation and the roof sheathing.` condense in various areas of an RULE OF THUMB.' insufficiently ventilated attic,seeping into wooden rafters or roof sheathing and The requirements for proper attic rotting them.Moisture in the attic area can ventilation may vary greatly,depending cause roof shingles to buckle and upon the part of the country in which the insulation to lose its effectiveness.It also home is located as well as the conditions at creates an environment that is conducive the home site,such as exposure to the to mildew. sun,shade and atmospheric humidity. In short you need proper attic Nevertheless,the general formula is based Y P P on the length and width of the attic itself. %. ventilation to help: The minimum recommendation,set by the " —Prevent structural damage caused by Federal Housing Authority,is one square moisture foot of free vent area for each 150 increase the life of the roofing material square feet of attic floor—if there!S RQ va or barrier under oar Insul —Reduce energy consumption .--- ` --�- -Enhance the comfort level of the rooms th a vapor barrier you need half that below the attic amount. Now that you know why it is crucial to For example, 1200 square feet of attic floor would require eight square feet of free Gable Vent maintain adequate ventilation in your attic, how do you do it?There are a variety of vent area,or four square feet if there is a ways,and the right one will depend on the vapor barrier. style and structure of your own roof. You don't need to crawl around the attic to determine the square footage of the floor. Simply measure the length and width of the University of Illinois—Small Homes Council—Building house itself and multiply them to get the Research Council necessary square footage figure. The next question is:what determines ROOFS WITH free vent area?It's not as simple as the size SHALLOW PITCHES. of the opening the vent sits in. Louvers and f screening—which are necessary to keep Flat roofs and roofs with shallow pitches a:. • out rain,insects and so on—decrease the are another story. It can sometimes be amount of air that can pass through,and difficult to ventilate properly the cavity that must be taken into account in beneath such roofs. If there are overhangs, calculating adequate ventilation, continuous soffit venting can be employed. In some cases,louvers placed in the fascia Therefore, if louvers and screens � l• are present, multiply the needed board will do the job. a vent area by three. Another important point about flat or (Helpful Hint: If you're buying new vents, slightly pitched roofs:Since there is very most now on the market are labeled with little air space between the lower ceiling the free vent area they provide.) and the underside of the roof structure, Ridge Vent your insulation should be at least 1112" thinner than the roof cavity.Otherwise, water condensed from moist house air can OUT WITH THE OLD be trapped in the insulation,making it AIR, IN WITH THE useless,and allowing rot and mildew to get a foothold. NEW. Once you've determined your ideal total MOTORIZING YOUR free vent area,then you need to divide it VENTILATION roughly in half for: —inlet vents,which should be located ` Some people want to give the natural under the eaves(called the"soffit" circulation created by ridge,soffit and area)or low on the roof face,and gable vents a helping hand. In this case, —Outlet vents,which should be located the solution may be a motorized attic fan— at the roof ridge,in gables or cupolas, not to be confused with a whole house fan, or otherwise near the top of the roof. which is usually located in the ceiling of the Since hot air rises,this type of system top floor. takes advantage of a natural"chimney Attic fans are generally mounted on the effect"and air movement will be created outside of the roof structure or in a gable through the attic,even when there is no end.They are usually activated by a wind.(Wind will cause an even greater thermostat.As the temperature increases, movement of air.) the fan will go on automatically. This type of fan can also be activated b The ridge and soffit vent combination yp Y a can be applied to the majority of roofs in humidistat.As the humidity level this country,which are gable style,or increases,the fan turns on. pitched. In most cases,houses of this type Ideally,attic fans should have both a feature louvered openings in the end walls humidistat and a thermostat,since of the roofs;but unless these vents are ventilation is needed to remove winter perpendicular to the predominant breezes, moisture as well as summer heat. their effectiveness is limited. In regions of the country where the heat is Wind Turbine extreme,attic ventilation 9an'be enhanced by the use of a wind turbine exhaust ~� vent.On a hot,still day,the heat rising up in the attic will start the turbine spinning— and the more heat going out,the faster it will spin.Add a little wind,and you've got almost a self-propelled vacuum cleaners Roof Vent SOME FINAL POINTS REGARDING ATTIC VENTILATION: —To maintain the most efficient attic ventilation, make sure that vents from your bath, kitchen and laundry are not routed to the attic, but instead go directly to the outside. —Never block off your attic ventilation in winter, since moisture generated inside the house that rises to the attic can cause more problems in winter than in summer. With proper insulation between the attic floor and ceiling below, the ventilation will not lower the temperature in the house. —If you are unsure about the correctness and efficiency of your attic ventilation, consult an ASHI home inspector. He is highly qualified to judge the current condition of your ventilation, and to recommend methods to increase its effectiveness. SMI E 7 =LORIDA 32257 ����anuunw AMERICAN SOCIETY Because of the general nature of this advice and the individual application thereof,neither the OF HOME INSPECTORS,INC. American Society of Home Inspectors nor its members assumes any responsibility for any 1735 North Lynn Street,Suite 950 loss,cost,damage,injury or expense which may be incurred or suffered as a result of the use Arlington;VA 22209-2022 of this folder. (703)524-2008 6/91 Fax(703)524-2303 ■ VENTILATION te 'ca AND MOISTURE CONTROL ■ FOR RESIDENTIAL ROOFING gugetin ASPHALT ROOFING MANUFACTURERS ASSOCIATION 6288 Montrose Road Rockville.M020852 ,t Proper ventilation of attic areas is a little understood but very helpful method of not only controlling heating and cooling costs, but also getting the maximum service life out of the building materials used in the roof assembly. Possible problems include: 1. Premature failure of the roofing Including blistering. 2. Buckling of the roofing due to deck movement. 3. Rotting of wood members. 4. Moisture accumulation in insulation. During the summer months, radiant heat from the sun can cause very high roof deck temperatures. Gradually, the entire attic space is heated, and in turn the entire dwelling is feeling the effect of a hot roof. This heat build-up can be short- circuited by ventilating the underside of the roof deck. Recent research has reinforced the idea that prolonged exposure to high heat levels will accelerate aging and shorten the service life of asphalt roofing products. Having a properly ventilated flow through air space between the roof deck and any layer of insulation present will offer protection against this. Cold weather problems are somewhat different. Heavier insulation and tighter construction techniques help seal the side walls more effectively against air migration. At the same time, large volumes of occupancy-generated water vapor are being created and are being pushed toward the much drier outside air. Vapor retarders will reduce the flow, but not stop it. Condensation results when this vapor comes in contact with a cold surface such as the underside of a roof deck. This liquid water can soak insulation, rendering it useless, and can also cause wood to rot, plaster to crack, and paint to peel. Proper attic ventilation can guide this vapor into the attic space where it can be carried away before condensation can cause trouble. Ventilation during cold weather may prevent condensation and potential freeze-thaw cycles and their associated problems. The minimum specification of one square foot net free ventilating area for every 150 square feet of attic floor space Is a good starting point. It should be pointed out, though, that those specifications were written well before the concern for energy conservation and the subsequent trend toward tighter house construction. They may not be sufficient for every structure. The manufacturers of ventilating systems and vapor retarders should be consulted for proper use of their products. For additional guidelines, see "Give Your Attic A Breath of Fresh Air." Send $1.00 and a self-addressed stamped envelope to: The American Society of Home Inspectors, Inc., 1010 Wisconsin Avenue, N.W., Suite 630, Washington, D.C. 20007. Further information may be found in the "Residential Asphalt Roofing Manual," published by the Asphalt Roofing Manufacturers Association, 6288 Montrose Road, Rockville, Maryland 20852. ARMA Form No.104-RR 86 Decembet,1986 Repr inled August 1988 10M TABLE 1708.38 ALLOWABLE LOADS FOR PARTICLEBOARD ROOF SHEATHINGI Z Maximum Grade Thickness On-Center Spacing Live Load Total Load (in) of Supports (psf) (psf) (in) 3/83 16 45 65 2-M-W 7/16 16 105 105 7/163 24 30 40 1/2 16 110 150 1/2 24 40 55 1. Panels are continuous over two or more spans. 2. Uniform load deflection limitation: 1/180th of the span under live load plus dead load and 1/240th of the span under live load only. 3. Edges shall be tongue-and-groove or supported with blocking or edge clips. 1708.7 Ventilation of Attic Space 1708.7.1 For gabled and hipped roofs ventilation shall be provided to furnish cross ventilation of each separate attic space with weather protected vents. All vents shall be screened to protect the interior from intrusion of birds. The ratio of total net free ventilating area to the area of the ceiling shall be not less than 1/ 150. That ratio may be reduced to 1/300 provided: 1. A vapor retarder having a permeance not exceeding one perm is installed on the warm side of the ceiling, or 2. At least 50% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated (at least 3 ft (914 mm) above eave or cornice vents) with the balance of the required ventilation provided by eave or cornice vents. ll ; 1708.7.2 For flat roofs, blocking and bridging ha be arranged g d so as not to interfere with the movement of air. Such roofs shall be ventilated along the overhanging eaves, with the net area of opening being not less than 1/250 of the area of the ceiling below. 1708.7.3 All openings into the attic space of any habitable building shall be covered with screening, hardware cloth or equivalent to prevent the entry of birds, squirrels, rodents, etc. The openings therein shall not exceed 1/4 inch (6 mm). 1709 PARAPET WALLS 1709.1 Framing. Parapet walls framed of wood shall be designed as provided in this section. 1709.2 Coping. All parapet walls shall be properly coped with noncombustible, weatherproof materials of a width no less than the thickness of the parapet wall. 1709.3 Flashing. Proper flashings shall be installed in such a manner as to prevent moisture entering the wall through the joints in the coping, through moisture permeable material, at intersections with the roof plane or at parapet wall penetrations. ` 436 Standard Building Code/101991 Y TABLE 1708.36 ALLOWABLE LOADS FOR PARTICLEBOARD ROOF SHEATHING1,2 Maximum Grade Thickness On-Center Spacing Live Load Total Load ' (in) of Supports (psf) (psf) (in) ss 3/83 16 45 65 2-M-W 7/16 16 105 105 7/163 24 30 40 1/2 16 110 150 1/2 24 40 55 1. Panels are continuous over two or more spans. 2. Uniform load deflection limitation: 1/180th of the span under live load plus dead load and 1/240th of the span under live load only. 3. Edges shall be tongue-and-groove or supported with blocking or edge clips. 1708.7 Ventilation of Attic Space 1708.7.1 For gabled and hipped roofs ventilation shall be provided to furnish cross ventilation of each separate attic space with weather protected vents. All vents shall be screened to protect the interior from intrusion of birds. The ratio of total net free ventilating area to the area of the ceiling shall be not less than 1/ 150. That ratio may be reduced to 1/300 provided: 1. A vapor retarder having a permeance not exceeding one perm is installed on the warm side of the ceiling, or 2. At least 50% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated (at least 3 ft (914 mm) above eave or cornice vents) with the balance of the required ventilation provided by eave or cornice vents. 1708.7.2 For flat roofs, blocking and bridging shall be arranged so as not to interfere with the movement of air. Such roofs shall be ventilated along , the overhanging eaves, with the net area of opening being not less than 1/250 of the area of the ceiling below. 1708.7.3 All openings into the attic space of any habitable building shall be covered with screening, hardware cloth or equivalent to prevent the entry a of birds, squirrels, rodents, etc. The openings therein shall not exceed 1/4 inch (6 mm). 1709 PARAPET WALLS 1709.1 Framing. Parapet walls framed of wood shall be designed as provided in this section. 1709.2 Coping. All parapet walls shall be properly coped with noncombustible, weatherproof materials of a width no less than the thickness of the parapet wall. 1709.3 Flashing. Proper flashings shall be installed in such a manner as to prevent moisture entering the wall through the joints in the coping, through moisture permeable material, at intersections with the roof plane or at parapet wall penetrations. 436 Standard Building Code/01991 _ h ()O , y Bob Adams & Associates A Professional Building.lnspection Service �vlrylntt�0 State Certified Contractor— *C-009083 Master Heating and Air Conditioning — #M•348 Member-American Society of Home Inspectors — #102 3617 Crown Point Road • Suite 7 • Jacksonville,FL 32257 • (904)268-2789 INSPECTION REPORT MR AND MRS JAMES MANZI 08 FEB 93 `ORDERED BY: DATE: kPHONE: HM246=6883 WK270-6361 OUR FILE #: 93-031 'ADDRESS: 1147 LINKSIDE COURT WEST REFERRED BY: KURT SIMPSON EQS ATLANTIC BEACH, FLORIDA 32233 t ,ADDRESS OF INSPECTED PROPERTY: TRANSFEREE (if Applicable): ' 1147 LTNKSME COURT WEST " ATLANTIC BEAC He FTitIDA 32233 YOUR FILE #: x `OWNER: MR AND MRS JAMES MANZI YOUR P.O. #: ,DELIVER REPORT TO: 1147 LINKSIDE COURT WEST SALE PRICE: $ S4 FT 1720" ATLANTIC BEACH, FLMDA 32233 FEE: $ 400.00 CALL FIRST WHEN BEING MAILED. PAYMENT RECEIVED: Pte' THANK YOU! (Fee is due on completion of inspection) BUYER'S AGENT: PHONE # LISTING AGENT: PHONE # XX XX STARTING TIME OF INSPECTION: 2.00AM_.PM WEATHER: Clear—Partly Cloudy Cloudy:Rain_ Temperature: 560 F. BUILDING OCCUPIED AT TIME OF INSPECTION? PRESENT AT TIME OF INSPECTION: YES XX NO (1). MR AND MRS MANZI INSPECTED BY: J. PETE POFVETjL (2)• PHOTO TAKEN: YES XX (3). VIDEO TAKEN: YES—NO XX (4). ESTIMATED AGE OF BUILDING: 'w YEARS PREVIOUSLY INSPECTED BY US ON: NO This report has been prepared at the request of the person indicated above. The information contained herein will not be released to any other party without the specific permission of the person ordering the inspection. The information submitted in this report is based on a examination of the premises on the date of the inspection and represents an opinion of the CONDITION of the various items inspected. The inspection is made by a knowledgeable person without regard to market value, zoning, proposed governmental improvements or changes or other factors not related to the condition of the prop- erty inspected. The submission of the report, and the inspection itself, is not to be construed by any party as a guarantee or warranty of any items so inspected and rated. Bob Adams and Associates does not assume any liability for damages of any type by virtue of having made the inspection or prepared this report, including any claims by third parties such as sellers, buyers, their agents or representatives or others. The person ordering the inspection agrees to indemnify Bob Adams and Associates, its owners or representatives,from any such third party claims and further agrees to hold harmless Bob Adams and Associates from any claims for damages from any party by virtue of the inspection and/or preparation of this report. This inspection is NOT VALID UNLESS SIGNED BY BOB ADAMS OR HIS APPOINTEE AND FORM A-2 (AGREEMENT FORM) IS SIGNED BY THE PARTY ORDERING RE- PORT,OR HIS AGENT/APPOINTEE. - �C Q } _v .a O U I FOUNDATION & MASONRY: Basements, Exterior Walls: To prevent seepage and `, Z condensation problems. a a. Check basement for dampness and leakage after wet weather. ✓ b. Check foundation walls, steps, retaining walls, walks, patios, driveways, garage floors, etc., for cracks, heaving, crumbling. ✓ C. Check chimneys, deteriorated chimney caps, loose and missing mortar. ✓ ✓ . d. Maintain grading sloped away from foundation walls. ✓ If ROOFS & GUTTERS: To prevent roof leaks, condensation, seepage and decay problems. a. Check for damaged, loose or missing shingles, blisters. ✓ ✓ b. Check for leaking, misaligned or damaged gutters, downspouts(leaders), hangers ' (straps), gutter guards and strainers. c. Clean gutters, leaders, strainers, window wells, drains. Be sure downspouts direct water away from foundation. ✓ d. Cut back tree limbs growing on or over roof. ✓ e. Check antenna supports for sturdiness and possible source of leakage. ✓ f. Check flashings around roof stacks, vents, skylights, chimneys, as sources of leakage. '' '' g. Check vents, louvers and chimneys for birds nests, squirrels, insects. ✓ ✓ i h. Check fascias and soffits for paint flaking, leakage and decay. ✓ J 111 EXTERIOR WALLS: To prevent paint failure, decay and moisture penetration problems. a. Check painted surface for paint flaking or paint failure. ✓ b. Check siding, shingles and trim for damage, looseness, warping and decay. ✓ c. Check exterior masonry walls for cracks, looseness, missing or broken mortar. ✓ d. Cut back and trim shrubbery against sidewalls. ✓ ✓ IV DOORS AND WINDOWS: To prevent air and weather penetration problems. a. Check caulking and for decay around doors, windows, corner boards, joints, recaulk as needed. b. Check glazing putty around windows. ✓ c. Check weatherstripping. ✓ V ELECTRICAL: For safe electrical performance. a. Learn location of electrical panel box for breakers or fuses. Never overfuse. b. Trip circuit breakers every six months and ground fault interruptors (G.F.I.), monthly. c. Mark and label each circuit. ✓ J d. Check condition of lamp cords, extension cords and plugs. Replace at first sign of wear and damage. t J _U J � U Q _O _2 • fY tY J 2 Z A" vai Q e. Check exposed wiring and cable for wear or damage. ✓ f. If fuses blow or breakers trip frequently, have a licensed electrician determine cause. g. If you experience slight tingling shock from handling or touching any appliance, disconnect the appliance & have it repaired. if lights flicker or dim, or if appliances go on and off unnecessarily, call a licensed electrician. ✓ VI PLUMBING: For preventive maintenance. a. Check faucets, hose bibbs and valves for leakage. ✓ b. Drain exterior water lines, hose bibbs, sprinklers, pool equipment in the fall. ✓ c. Check for leaks at sink and house traps and sewer cleanouts. ✓ d. Draw off sediment in water heaters monthly or per manufacturer's instructions. e. Have septic tank cleaned every 2 years. Vil HEATING & COOLING: For comfort, efficiency, energy conservation and safety. a. Change or clean furnace filters, air condition filters, electronic filters as needed. b. Clean and service humidifier. Check periodically and annually. All c. Have oil burning equipment serviced annually. ✓ d. Clean around heating and cooling equipment, removing leaves, dust, over grown shrubbery, debris. Be sure power is off!+ Vol e. On steam systems, "blow off" or drain low water cut-off per manufacturer's instructions or instruction tag. ✓ Vill INTERIOR: General house maintenance. a. Check bathroom tile joints, tub grouting & caulking. Be sure all tile joints in 4. bathrooms are kept well sealed with the grout to prevent damage to walls, floors ~, and ceilings below. ✓ b. To prevent freezing keep garage doors closed in winter, exposed water lines & drains should be wrapped with insulation c. Close crawl vents in winter and open in summer. ✓ ,� d. Check underside of roof, for water stains, leaks, dampness and ± condensation, particularly in attics and around chimneys. r e. Keep attic louvers & vents open all year round. Check louver screening. ✓ It Know the location of: a. The main water shut off valve. b. The main electrical disconnect or breaker. c. The main emergency shut off switch for the heating system. Mcause of the general nature of this advice and the individual application thereof,neither the American Society of Home Inspectors nor its members assumes any respon- ' vWtiy for any loss,cost.damage,injury or expense which may be incurred or suffered as a result of the use of this folder EXPLANATION OF RATING ,,..ALE: ,Only those items which could be visually inspected and are readily accessible are rated. —A Very Good. New or like new condition. P'0 C© Q 1' 8 Good. Normal wear. Minor defects. C Marginal. Less than satisfactory. Defects or probability of a problem developing in the near future. Limited remaining lifespa D Poor. Major defects. Inoperative equipment. No reasonable remaining lifespan. N Not included in this inspection. Not applicable or not visible. HIS INSPECTION DOES NOT INCLUDE ANY TESTING OR OBSERVATION FOR ANY AIR BORN, WATER 130RN, SOL . 1 tIOUID OR GASEOUS CONTAMINANTS SUCH AS,BUT NOT RESTRICTED TO,ASBESTOS, COLIFORM BACTERIA, RADO 'GAS, FORMALDEHYDE, HEAVY METALS AND OTHERS WHICH MAY HAVE BEEN DEEMED TO BE HAZARDOUS B CERTAIN FEDERAL OR OTHER GOVERNMENTAL AGENCIES. THIS IS NOT A TERMITE OR dNSECT INSPECTION, SUC! INSPECTION MUST BE PERFORMED BY A LICENSED ENTOMOLOGIST. ' EXTERIOR 'BUILDING A B C D. N 1. Walls 1st level Type: u e-0Wbez> Mig-, 2nd level Type: 3rd level Type: T P r� ic.-2. Overhang Soffit & Fascia �N UNDv OA/ 3. Gables /-�- 4. Windows &Sills 5. Exterior Doors 6. Screening (doors &windows) 7. Columns&Trim 8. Ironwork 9. Porches 10. Steps/Stairs 11. Painting&Caulking 12. Garage Z— G4 A7T.4 N J L 13. Carport 14. Other GROUNDS 15. Trees, Plants, & Lawn 16. Drainage& Grading 17. Driveway — J��4 CR4c�c 18. Patio&Walkway 19. Fencing 20. Retaining Walls 21. Dock 22. Bulkhead or Seawall 23. Outbuildings 24. Sprinkler System 25. Deck 26. Other COMMENTS: Item # 1 & 11. --No caulking, or missing caulking, at stucco/wood, stucco/ window, etc . joints, which has permitted cracks . These cracks will grow and multiple over time, and can allow for water, air, and vermin intrusion into the home. See #33, page 3 . ALL joints between stucco and ALL other materials should be caulked (windows , wood, gable vents , electrical meter, doors, metal , pipes and wires , dryer vent, etc. ) . --No visible waterproof coating on stucco. Stucco is not a totally waterproof material , and will also tend to develop small cracks, all of which may allow water intrusion. Professional waterproofing of stucco recommended. Several small and medium size cracks in stucco fields were found. --Incomplete paint on roof eavedrip flashing. --ALSO SEE GENERAL COMMENTS. STRUCTURAL Type of Building and Construction Si'►iC2Ld �/4M/�y, � r c3T . SLdi3��G7J2017d, VIi� rrilf�.tJS0rG7 A B; C D N 27. Foundation Wall 28. Piers 29. Beams & Girders 30. Floor Joists 31. Sills 32. Subflooring 33. Exterior Walls !7 -J'4/" 34. Interior Walls It,00 r7 PA2AM 1l' 35. Headers (over openings) 36. Concrete Floor Slabs 37. Roof Framing (conventional) 38. Trusses 4-' (//S/ �l-vl.1 �n„o�r�o v LJ.v�c.va 39. Roof Decking . S• I ' = 40 40. Stair Framing 41:: Attic Access 42. Other If Crawl Space or Basement: 43. Accessibility 44. Ventilation 45. Dry 46. Sump Pump ROOFING ROOF LOCATION TYPE, MATERIAL A B C D JN 47. u' v 48. 49. Flashing-- (galvanized aluminum copper ) 50. Gutters&Downspouts-- (metal plastic_) 51. Skylights #( ) 52. Attic Ventilation 53. Chimney(s): COMMENTS Item # ELECTRICAL A 4. Service to house -- (overhead uZ B: C D Nnderground x ► I2' 65. Main panel box: rating>>()amps A 56. Overload protection (circuit breakers fuses ) 57. Household wiring-- (copper aluminum knob&tube ) 58. Exterior Wiring 59. Receptacles 60. Ground Fault Interrupter-- (at panel-at receptacl ) T CLt/ N L 61. Switches 62. Interior Fixtures 63. Exterior Fixtures 64. Power Attic Fans #( ) 65. Smoke Alarm 66. Intercom System 67. Doorbell 68. Whole House Fan 69. Other 70. Other vv PLUMBING 71. Water Supply (Municipal G Private Unknown ) (WATER QUALITY IS NOT TESTED) A B C D N 72. Supply Lines (Copper' galvanized metal ) (plastic-Type: ) 73. Waste Lines (cast iron_plastic'=other ) 74. Water Pressure/Flow (psi measured atK-� ) 75. Well &Pump ( H.P.Pump Motor) Serving: 76. Well &Pump ( H.P. Pump Motor) Serving: 77. Hot Water Heater #1 (Electric",Gas_Other j ( '96 gal.capacity) (Water temp. �- F.at ) 78. Hot Water Heater #2) (Electric Gas Other ) (-gal.capacity) (Water temp. `F,at ) 79. Water Softener 80. Spa/Hot Tub 81.. Hose Bibbs 82.. Aerator 83. Other 81�, Other U�L COMMENTS: Items # 55. No visible bonding between panel box and neutral bar, this is required in some municipalities (I 'm not sure about Jacksonville Beach) , further investigation by a qualified licensed electrician recommended. 72 . "Water Hammer" noise on hot piping at hall bath tub, this is usually caused by the lack of an adequate air-cushion in the piping, and/or piping that is loose inside the walls, this can result in pipe damage/leakage. 77 . Direct copper/steel pipe connections , which can tend to corrode, occlude, and possibly leak. Line from pressure relief valve is not constructed in such a way to allow positive drainage. 84. Unit not secured to wall or floor, which can allow movement of connecting piping, resulting in leakage`. HEATING AND AIR CONDITIONING A B C D N 85. Heater #1 (CaP.,v? '��� ) Type,64 76ve- ,dl r+F'w,Qu��f rSjW?5, Make&Model )1-_iL>M-_MA 0Mo"cation: 86. Heater #2(Cap. ) Type: / Make&Model # Location: 87. Heater #3 (Cap. ) Type: Make&Model # Location: 88. Flue Pipes) 89. Fuel Storage- (above ground_below ground abandoned�) 90. Oil Filter(s) 91. Central A/C #1 (Cap. -4'"ZiL )Type: 6 o !2 Make&Model # S�"'L Location: 92. Central A/C#2 (Cap. )Type: Make&Model # Location: 93. Central A/C#3 (Cap. )Type: Make&Model # Location: 94. Primary Condensate Drain(s) 95. Secondary Condensate Drain(s) 96. Control Systems) 97. Ductwork& Insulation- (metal—ductboard_X.flex, other ) 98. Air Flow 99. Registers 100. Returns 101. Air Filter(s) 102. Humidifier(s) 103. Window A/C#1- Location Make 104. Window A/C#2- Location Make 105. Window A/C#3- Location Make 106. Window A/C#4- Location Make 107. Dryer Venting 7 4.4-^4 2—L_ 108. Insulation-Walls /1/ T 11151 r Floors Attic /J L4 Ss .4 S S /z� S. Tai itlDT Y!S l/3LL COMMENTS: Item # 85 & 91. System could not be tested in cooling mode due to low exterior ambient air temperature either at time of inspection, or during the previous 24 hours . Compressor damage may occur if the outside air temperature has been below 600 -any time during the previous 24 hours . System could be tested in heating mode only. Proper operation should be verified during warmer weather. On all HVAC systems, professional servicing twice yearly is recommended. Filters should be checked/changed/cleaned monthly. There is an "E.C.U. " unit (waste heat recovery unit) in use, which recovers waste heat from the HVAC system, and uses this heat to help make domestic hot water . These are designed to save energy consumption. ALSO SEE GENERAL COMMENTS. 100 . One central air return, located in breakfastroom area. This is a less-than-perfect design, for several reasons: --All the air flow through house must pass through kitchen and breakfastroom, which may result in drafts in breakfastroom. --As this air passes, through kitchen, it may pick up odors, moisture, or smoke from kitchen, and distribute these items throughout the house. --With only one central return, especially when it is located at one end of the house, air flow at the far end of the house may be poor. ALSO SEE GENERAL COMMENTS. INTERIOR I4ITCHEN AND APPLIANCES A B C D N 109. Sink & Faucets 110. Drain trap 111. Disposer 112. Countertop 113. Cabinets 114. Range 115. Grille or Griddle 116. Range hood/exhaust fan i 117. Oven 118. Microwave (Built-in) 119. Dishwasher 120. Refrigerator 121. Freezer 122. Compactor 123. Icemaker (detached) 124. Other INTERIOR ROOMS 125. Walls 126. Floors 127. Ceilings 128. Painting 129. WindowJ::'Ar L 2- 130. Doors 131. Hardward&Weatherstripping 132. Fireplace #1 !v w #2 #3 133. Trim & Moldings 134. Other COMMENTS Item # 113 . Gaps between cabinets and walls, and between trim and ceiling. 127 . Uneven texture at several localized areas. 130 . Tops and bottoms of at least many doors are not painted. ALL 6 SIDES of doors must be painted to prevent moisture intrusion into the wood, which can cause moisture damage to the door. Poor paint preparation ( lack of sanding, resulting in very rough wood and edges) . 131 . Receiver holes in some jambs for dead bolt locks not deep enough. 132 . Some soot build-up. Severe soot and creosote build-up can be a fire hazard, periodic professional cleaning/sweeping of fireplace and chimney recommended. Poor/incomplete installation of tile, as there are voids between tile backs and firebox (no grout or caulking) . And, poor tile layout on hearth (center tiles are different sizes/widths) . r BATHROOMS #1 #2 #3 #4 LOCATION STfii2 14,11- RATING A B I C D N A B C D N A B C D N A B C D N 135. Tub 136. Shower 137. Toilet 138. Lavatory 139. Vanity&Top 140. Faucets,drains &trim 141. Ceramic Tile .42. Medicine Cabinet 143. Venting 144. Tub or Shower Doors 145. Other 146. Other COMMENTS: Item # Bathroom #1 -0- Bathroom #2 136 & 141. Minor cracks in tile grout, all cracks should be sealed by caulking, to prevent possible water leakage and resulting damage. This is an ongoing maintenance item. These corner joints should have been originally caulked, instead of .grouting, to prevent this. Bathroom #3 i . Bathroom #4