88 Ocean Boulevard 15-ZVAR-1035 APPEAL Loefgren PresentationEngineer’s Observations
Doward Townhouse
1
Image from Zillow.com real estate listing
2
Image from Zillow.com real estate listing
3
Image from Zillow.com real estate listing
4
Stucco removed from front balcony
5
Rotten wood below rear sliding glass door threshold
6
Rotten wood sheathing replaced from inside
7
Rotten wood sheathing replaced from inside before stucco was removed
8
Water stains indicating water intrusion through CMU into elevator shaft
9
Moisture meter indicates wet wood framing covered with WRB
10
Front elevation
11
3rd floor front elevation
12
Front balcony column flashing not stripped in
13
Window sill flashing. No metal sill flashing pan.
14
OSB sheathing replaced with plywood
15
Unsealed wall penetration
16
Stucco weep screed installed over unsealed metal flashing.
17
Stucco weep screed installed over unsealed metal flashing
18
Unsealed metal flashing
19
Unsealed metal flashing.
20
WRB around 1st floor windows in CMU wall.
21
Water stain on inside of new plywood.
22
Front elevation
23
Ground floor windows in CMU opening. No metal sill flashing pan.
24
Ground floor window in CMU opening. No metal sill flashing pan.
25
Will sill flashing. No metal sill flashing pan.
26
Window sill flashing. No metal sill flashing pan.
27
Unsealed wall penetration. No flashing.
28
Unsealed wall penetration. No flashing.
29
Unsealed wall penetration. No flashing
30
Front elevation
31
Front balcony flashing not stripped in.
32
Metal flashing below sliding glass doors has unsealed laps.
33
WRB around 1st floor windows in CMU wall is not well adhered
34
No sill pan flashing extending past stucco casing bead
35
Approx. 6-inches of paper between layers of lath. Both sides of control joint nailed to CMU substrate at elevator shaft
36
Approximate 9 inches of paper between layers of lath
37
Paper back lath installed backwards
38