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88 Ocean Boulevard 15-ZVAR-1035 ReportBuilding Envelope Evaluation Ferrigno &Roy Residence 88 & 90 Ocean Boulevard Jacksonville, Florida 32233 August 27, 2012 alta engineering company www,altaengineeringco.com D I t CA engineering company www.altaengineedngco,com August 27, 2012 Mr. Saswata Roy Mr. Vincent Ferrigno C/o: Christopher M. Cobb, Esq. Jlmerson & Cobb, P.A. 701 Riverside Park Place Suite 302 Jacksonville, Florida 32204 via electronic mall; ccobb�)imersoncobb.com Visual Building Envelope Evaluafion Report Ferrigno & Roy Residence 88 & 90 Ocean Boulevard Jacksonville, Florida 32233 As requested, we have completed a building envelope evaluation of the subject residence In Jacksonville, Florida. The purpose of our evaluation was to visually and destructively Identify con- structlon related defects which may result In premature material failure or water or air Intrusion and related microblal growth, The Intent of the evaluation was not to Identify every existing defect, but rather to Identify apporently systemic, globally occurring Issues and provide general recommen- dations for repair or further Investigation, where warranted. This report includes a summary of the project Information, our observations and subsequent general recommendations for repair. This report is Intended for the exclusive use of Alta Engineering Company (Alta), Jimerson &Cobb, P.A., Saswata Roy and Vincent Ferrigno, Use of this report or reliance upon Information contained In this report by any other party acts as an agreement by that party to the terms and conditions of the contract under which the work was performed, Any use of this report by a party for purposes beyond those Intended by Alta, Jimerson & Cobb, P.A., Saswata Roy and Vincent Ferrigno will be at that party's sole risk. We appreciate the opport unity to provide our professional services. Please contact us If there are any questions concerning this report. Sincerely, crltci Engineering company Florida Board olProlwwonal Engineers Certificate ofAuthorkofion No. 29095 Brett D, Newkirk, P,E, Licensed, Florida 62476 Principal alta enS7lneeriny company 6223 cherry lake drive north Jacksonville, Florida 32258 904-880-0301 Butiding Envelope Evaluation Roy A FeMgno Residence YABLE OF CONTENTS CoverPage...................................................................................... 1 CoverLetter..................................................................................... 2 Tableof Contents............................................................................. 3 Summaryof Scope............................................................................... 4 Manifest of Documents Revlewed............:.........................................4 Buliding Construction Overview...........................................................6 Building Envelope Design plscusslon....................................................5 Observations..................................................................................... 7 A. Stucco............................................................................... 8 B. Fenestrations.......................................................................18 C. Balconies, I s a I I I a a, 1 0 1 D. Roofs...................................................................................23 E. Structure................................................................................25 Interior, . 0 0 0 1 6 a a 1 0 1 0 a I I I 1 0 0 am 1 5 6 4 6 0 a 1 9 1 9 6 t 6 Is 0 a 48 1 9 1 a 0 4 f I a 0 a a a a 1 0 1 1 1 1 008 0 A 4 0 9 go 0 go I a I r * 9 28 Repair Recommendations.................................................................30 ugust 27, 2012 Page 3 Bullding Envelope Evaluatlon Roy & Fenlgno Residence GENERAL Summary of Scope: Augurf 27, 2012 Page 4 Alta Engineering Company has been contracted to perform a visual and destructive condi- ion evaluation of the building envelope systems at the subject residence In general accord- ance with applicable portions of ASTM E 2128 The Standard Guide for Evaluating Water Leak- age of Building Walls, Systems Included In our evaluation are as follows: Visually accessible exterior wall finishes, roofs, and fenestrations. Our services have been completed In general accordance with our proposal to you dated April 231 2012 and Its attached terms and conclk tIons, Limitations: Generally, we have pertormed visual observations of accessible and readily visible Bullding exteriors from the ground level, roof surface, ladders and Interior areas, Observations were completed by trained professionals, however, deficiencies may be present which were not readily accessible, visible, or otherwise Inadvertently overlooked, It was not the Intent of this study to perform an exhaustive survey to document every existing defect or to create a punch list of all defective or distressed Items. Furthermore, this evaluation does not include commentary regarding cosmetic or oesthetic Issues. The findings in this report are relevant to the time of our site visits and should not be relied upon to represent conditions at substantially later dates, Manifest of Documents Reviewed: The following documents pertalning to the subject site were provided or obtained for our re- view: 1. Report of Findings prepared by Rlmkus Consulting Group, Inc„ titled Report of Flnings— Atlas Construction Group, LCC Moisture Intrusion Evaluatlon Claim No; GLP001171127, dated April 12, 2012. 2, Report prepared by House Authority Inspection Service, LLC, titled Property Inspection Report 88-90 Ocean Boulevard, dated February 28, 2011, 3. Permitted architectural drawings on record at the Atlantic Beach Building Department prepared by MJ Thiele Architect, tltied Two Unit Townhouse Building 88 & 90 Ocean Boulevard, dated February 22, 20060 4. Permitted structural drawings on record at the Atlantic Beach Building Department prepared by Lou Pontlgo and Associates, Inc., titled Fasanelll88-90 Ocean, dated May 15, 2006. BUILDING CONSTRUCTION OVERVIEW AuguN 27, X12 Page 6 A review of the provided documents in conjunction with our site observations idenflfled the following building construction information; fie provided drawings were dated February 22, 2006, Accordingly, the design and construc- tion of the buildings would have been governed under the 2004 Florida Building Code, with 2005 Additions (2004 FBC), fie subject residential building Is a 3 -story duplex, The bullding Is supported by a convention- ally reinforced concrete shallow strip foundation. The first floor structural building walls are constructed of reinforced concrete masonry units (CMU), while the walls above the second floor line are wood framed with oriented strand board (OSB) sheathing, The flrewall separa- tion between units Is constructed with CMU, The roof and floor structures are framed with pre- engineered open -web wood trusses and decked with oriented strand board (OSB) sheath- ing, Exterior walls are clad with Portland cement Plaster (stucco) with aworm-groove textured acrylic modified (synthetic) finish coat, Stucco is directly clad to the CMU walls, while It Is ap- plied over a synthetic weather resistant barrier (WRB) and adhered to paper backed metal lath over the wood framed walls, Windows are Series 500 single -hung vinyl frames with double -pane Insulated glass Iites manufactured by PGT according to the American Architectural Manufacturer's Association Institute (AAMA) label affixed to the window frame, Windows are installed In both Independent and mulled arrangements, Sliding doors are also vinyl frames with Insulated glass Iftes, The roofs are clad with a liquid applied polyurethane deck coating appl(ed over a sloped cement board substrate, Wood framed, stucco clad parapet walls surround the roof perime- ter, Drainage Is provided by through -wall metal scuppers on the north and south walls and the east roof edge, The front exterior balcony decks are waterproofed with a liquid applied polyurethane deck coating and Gad with ceramic tile, Rear balconies are cantilevered with exposed wood framing projecting from the rear wall, The balconies are constructed with open Jointed pre- servative treated wood boards, Building Envelope Evaluation Roy & Fenigno Residence BUILDING ENVELOPE DESIGN DISCUSSION August 27, 2012 Page 6 A cursory discussion of the function of the building wall envelope system Is prudent for the sa- ke of understanding the following list of deficiencies, Generally, the building walls were de- signed as a veneered water management system. This system Is designed such that the exte- rior surface of the wall cladding (stucco) acts as a rain screen, whereby most of the water that Impacts Its surface Is Immediately shed to the base of the wall and onto the pervious ground area beyond. However, the system assumes that some water will enter behind the cladding through cracks, separations, penetrations and fenestrations In the veneer. Penetrot- Ing moisture Is prevented from contacting the structure by a weather resistive barrier (WRB), which Is Installed between the veneer and the exterior wood sheathing, Grade D paper Is placed atop the WRB In stucco assemblies to create a separation (or capillary break) be- tween the backside of the stucco and the front side of the WRB, This space essentially ellmk nates the capacity for water to saturate and absorb through the WRB, The gap between the stucco and the WRB also facilitates the unencumbered flow of penetrating water down the back surface of the stucco to the base of the wall. Once penetrating moisture travels down the face of the WRB, It Is directed to the exterior via flashing, strategically positioned over penetrations by weeps at the base of the wall, The veneered water management system re- quires that the WRB be properly shingled and flashed or effectively sealed at all openings to promote efficient drainage and to force moisture to the exterior, thus preventing contact with the wall sheathing, Conversely, the stucco applied to the CMU wall Is Intended to function as a barrier system, The theory behind such systems Is that all water Is stopped at the exposed exterior surfaces of the building, Based on this theory, there are no provisions for drainage of water that might en- ter behind the exterior paint, sealants or fenestrations, Consequently, It is critical that all pene- trations, cracks, volds or dissimilar material separations In the building shell be sealed to pre- vent any water from breaching the exterior surface. It should be noted that concrete ma- sonry unit (CMU) walls have a fairly significant absorbent capacity, Accordingly, CMU walls may provide some reservoir capacity for water which breaches the external barrier, The CMU must not become saturated and must be permitted to adequately dry between wettings to prevent moisture problems and associated microbial growth on the back side of the Interior finishes, Barrier systems with reservoir capacity are typically not recommended for climate zones In which annual rainfall typically exceeds 40 -Inches. The average annual rainfall In Du- val County Is approximately 50 -Inches, Building Envelope Evaluation Roy 8 Fentgno Resldenee OBSERVATIONS August 270 2012 Page 7 The following pages contain narratives describing and photographs depicting the visually ob- served deficiencies, The discussion Is Itemized by building component, Within each compo. nent, specific defects are identified and compared to the applicable code or Industry stand= ard requirements, If In conflict with the referenced pians, the drawing detail and sheet refer- ence numbers are noted, Where Identtfled In this report, deficient conditions were generally observed or apparently present at many building locations, unless otherwise Indicated, Similarly, photographs includ- ed In this report are Intended to depict representative typical conditions, unless otherwise noted. We performed our observations on May 31, 2012 and July 13, 2012, Building Envelope Evaluation Roy & Ferrigno Residence A. STUCCO August 27, 2012 Page 8 1. PARAPET WALL: The parapet wall enclosing p of the roof area is clad with stucco over PBL without a WRB and without rubberized asphalt flashing protection over the horizontal portion of the wall below the stucco cap. (Photographs Al -A3) Water which migrates through cracks In the stucco parapet wall cap comes Into contact with the wood wall sheathing and framing by saturation of the Grade D paper underlayment or bypassing Its open, unsealed laps, Because the WRB presumably begins at the 3rd floor line, water which migrates through the parapet's stucco wall cladding may be conduct- ed behind the open top edge of the WRB thus prompting water Intrusion and subsequent damage to the entire height of the wall, The omisslon of a WRB constitutes a violation of 2004 FBC Section 1404.2.1 which states: Where cement plaster (stucco) Is to be applied to lath over frame construction, measures shall be take to prevent bonding be- tween the cement plaster and the wa- ter resistive barrier. A bond break shall be provided between the water resistive barrier and the cement plaster (stucco) conslsting of one of the following: (1) 1•wo layers of an approved water re. sistant barrier. , . Photograph A2: Removal of stucco from atop the cap reveals only PBL is provided to protect the wood f Photograph A 1: Wood framed parapet vralls above Unit B8. Photograph A3: A WRB is not provided on the exterior side of the parapet wall, The OSB wall sheathing has experienced raming. full section loss due to decoy, Building Envelope Evaluation Roy & Fenigno Residence A. STUCCO Augus127I 2012 Page 9 2, ELEVATED WALL BASES; Stucco walls are terminated at the second and third floor Ilnes along the front balconies, (Photograph A4) The elevated wall bases do not have any provision for drainage of the WRB, Evidence of cracking, efflorescent and `tea" colored staining noted at the wall base are symptoms of water attempting to escape from within the wall system, (Photograph A5) The lack of a drain provision at the base of the elevat- ed wall terminations causes water to become trapped against the framing and sheathing components at Its base and subsequently results In their deterioration, The obstruction of drainage from the WRB is a violation of 2004 FBC Section 1403,2, which states (In part),,, The exterior wall envelope shall be designed and constructed In such a manner as to prevent the accumulation of water wlthln the wall assembly by providing a water resls- flve barrier behind the exterior veneer, as described In Section 1404,2 and a means for draining water that enters the assembly to the exterior of the veneer.. , The lack of a drain In this location Is a violation of ASTM C 926-98o Standard Specification for Application of Portland Cement Based Plaster, Section A2.2.2, which states; At the bottom of exterior walls, where the wall Is supported by a floor or foundation, a drip screed and through wall flashing or weep holes or other effective means to droln away any water that may be be- hind the plaster shall be provided, The lack of a drain Is also a violation of ASTM C926 -98a A2.2.3, which states; Where vertical and horizontal exterior plaster surfaces meet, both surfaces shall be terminated with casing beads with the vertical surface extending at least 1/44nch below the Intersecting horizontal plastered surface, thus providing a drip edge, The casing bead for the horizontal surface shall be terminated not less than 1/41nch from the back of the vertical surface to provide drainage, Photograph A4: Elevated wall base. Photograph A5: Staining at underside of elevated wall base between Units 88 & 91). Bullding Envelope Evaluation Roy & Ferrlgno Resldance A. STUCCO gra ii t'rIry1 if , r li C7 �✓ Al Photograph A6: The walls are wood framed above the red line and CMU below the red line, August 27, 2D12 Page 10 Photograph A7: 5tucco removed from transition of the second floor line reveals that the WRB has no mechanism to drain to the exterior, 3, CMU TO FRAMED WALL TRANSITION: fie framed walls above the second floor Ilne have a weather barrier behind the stucco cladding. The base of the WRB (at the second floor line) does not have a provision for water draining on Its surface to escape, (Photographs A6 -A8) The lack of a drain provision at this location forces water draining on the WRB to saturate the CMU, decay the lower portion of the wood wall sheathing and/or migrate Inside the building. Evidence of water Intrusion at the walls and window heads of the first floor are Indicative of this distress, The obstruction of drainage from the WRB Is a violation of 2004 FBC Sectlon 1403,2, which states On part),,, The exterior wall envelope shall be de- signed and constructed /n such a manner as to prevent the accumulotlon of water within the wall assembly by providing a water reslstive barrier behind the exterior veneer, as de- scribed In Section 7404,2 and a means71% VOIf, fat for dralning water that enters the assem- bly to the exterior of the veneer.., fie lack of a drain In this location Is a vlola- tion of the Intent of ASTM C926 -98a. Standard Specification for Application of Portland Cement Based Plaster, Section \222, which states, At the bottom of ex terlor walls, where the wall Is supported by a floor or foundation, a drip screed and through wall flashing or weep holes or other effective means to draln away any water that may be behind the plas- tershall be provided, 71 V4 14 IF Ia f•'Y s� � C 'S S� � � K � r�� s rs 3 .K 3 Y. ) V fW fI Photograph A8: Removal of the control Joint and WRB reveals full section loss of the OSB due to decay. Building Envelope Evaluotlon Roy & Fenlgno Residence A, STUGCO Photograph A9; Wall terminations at the balcony sur- face, Photograph A 1 I: Full Section loss of the OSB due to decay where water was trapped of the base of the wall, August 27, 2012 Page 11 Photograph A10; Balcony waterproofing Is sealed to the face of the PBL forward of the WRB. 4, WALL TERMINATION AT BALCONY; Drain- age of the WRB at the base of the walls over the second floor balconies Is completely ob- structed by the application of liquid applied balcony waterproofing material onto the face of the PBL, (Photographs A9 -A11) The lack of a drain provision at this location forces water draining on the WRB to migrate Inside the building, Also, the stucco wall base was terminated without Incorporation of a drain- age accessory, fie obstruction of drainage from the WRB Is a vloiatlon of 2004 FBC Sec- tion 1403,2, which states (In part),,, The exterior wall envelope shall be designed and construct- ed In such a manner as to prevent the accumulation of water within the wall assembly by providing a water resistive border behind the exterior veneer, as described In Section 1404,2 and a means for draining water that enters the assembly to the exterior of the ve- neer,,,The lack of a drain In this location Is a violation of the Intent of ASTM C926-98a— Standard Specification for Application of Portland Cement Based Plaster, Section A2,2.2, which states, At the bottom of exterior walls, where the wall Is supported by a floor or foundation, a drip screed and through wall rlashing or weep holes or other effective means to drain away any water that may be behind the plaster shall be provided, s y_L BWlding Envelope Evaluation Roy & Ferrlgno Residence August 27, 2012 Page 13 A. STUCCO 7, PARAPET CRACKING: Stucco applied to the parapet wall extension of the firewall be- tween units contains cracking approximately 4 -Inches above the roof surface, (Photograph A15) This crack Is due to the transition of stucco directly applied to CMU to application over the metal base flashing to which It cannot adhere, The application of stucco across a substrate transition without the use of lath or a transition joint Is a violation of ASTM C 926 Section A2.13, which states: Where dissimilar base materials abut and are to receive a continuous coat of plaster: (7) or two-piece expansion Joint, casing beads bock -to -back, or premanufoctured control expansion joint member shall be Installed; or (2) the Juncture shall be covered with a 6 -In, (152 -mm) wide strip of galvanized, self -furring metal plaster base extending 3 In. (76 mm) on either side of the juncture; or (3) where one of the bases Is metal plaster base, self -furring metal plaster base shall be extended 4 In. 002 mm) onto the abutting base, Photograph A15: Cracking at the base of the para- pet extension of the demising wall, Photograph A16: Red Ilne Indlcales location of omit- ted control Joint on the south wall, 8, CONTROL JOINT OMISSION: Vertical control Joints were omitted from the west portion of the north and south side walls and the front (east) wall, (Photograph A16) The lack of con- trol joints may prompt the stucco to crack In an un -controlled, less easily sealed and aes- thetically desirable configuration, Per ASTM C 1063 Section 7,11 A control Joints are re- quired to be installed to partition stucco panels exceeding 144 SF and at a maximum dls- tonce of 18 -feet apart. The rear walls contain stucco panels that exceed this area allow- ance and therefore constitute a violation of this requirement, Building Envelope Evaluation Roy & Ferrlgno Residence A. STUCCO Photograph A17: Control Joint is stapled to the wall. Augus1274 2012 Page 14 Photograph A18: Full section loss of loth due to corro- slon below 2nd floor hall window of Unit 88. 9, CONTROL JOINT INSTALLATION; fie one-piece "W" shape control Joint accessories were attached to the OSB substrate with staples, (Photograph A) 7) Attachment In this manner precludes the Joint from expanding and contracting with the abutting stucco panel In "accordion" style as Intended, Subsequenfly, thermal strains in the stucco panels cause cracks to occur alongside the Joints rather than the control Joint absorbing the Imparted strains. ASTM C 1063 Section 7.10,1,4 states; Loth shall not be continuous through control Joints but shall be stopped and tied at each side, The purpose of tying the lath Is to permit the plastic accessory to move, Further, the PBL was Installed atop the control joint acces- sory, thus precluding the stucco from bonding to the accessory's perforated flanges, This condition prevents the control Joint accessory from performing as Intended and cons$ tutes a violation of ASTM C 1063 Section 7,8,3,1 which states,.,,On walls, the backing shall be lapped so water will flow to the exterior. Backing shall not be placed between the plaster base (lath) and the flanges of the accessories, . 10, LATH; The metal lath supporting the stucco veneer has become corroded and experi- enced section loss due to the severe and chronic Introduction of water behind the stucco cladding, (Photograph A18) The lath is no longer structurally adequate to support the stucco In some of the areas observed, As a result, the stucco may become detached from the wall. Building Envelope Evaluation Roy & Fenlgno Residence A. STUCCO Augual 270 2012 Page 15 11, FENESTRAl1ON PERIMETER SEAL: A durable perimeter sealant was nofi Installed between the windows/doors and their perimeter stucco bands, (Photographs A19 -A21) Sealant was either entirely omitted or was Installed as a pencll4hln detail bead. This condition has re- sulted In crack separations that have allowed water entry behind the stucco cladding. The cohesive and adhesive sealant failures observed are a result of Inadequate bond face and Ineffective Joint profile, Most sealant manufacturers require a minimum Joint width of 1/4 -Inch and minimum depth of 1/4 -Inch. The as -bulli Joints are not compliant with this requirement. Further, the sealant Joint profile Is not compliant with ASTM C 1193— rhe Standard Gulde for Use of Joint Sealants, which provides an Industry standard guide for sealant Installatlon, and ASTM E2112 - The Standard Proctice for the Installatlon of Win- dows, Doors and Skylights, which provides a Industry standard guide for fenestration Instal- latlon. Photograph A19: Crack separation the second floor hallway window at Unit 88, Photograph A21: Crack separation of sealant at a second floor window of Unit 90, Photograph A20: Sealant was not Installed between fhe stucco band and the rear sliding door of Unit 88. Building Envelope Evaluallon Ray & Ferrlgno Residence A, STUCCO Photograph A22: Rear balcony beam penetration Through stucco. Photograph A24; Unsealed beam penefrotlon through the WRB and white VSM on OSB. Augusl 279 2D12 Page 16 `.?. T. i sy �. 1 Cori+; Photograph A23: Copper pocket flashing Is face mounted to the PBL and not Integrated with the PBL. Photograph A25: Scupper is face seoled to the P$L, The surrounding OSB contains full sect(an loss due to decay. 12. WALL PENETRATIONS; Penetrations through the stucco clad walls, including the cantile- vered support for the rear wood balconies and balcony and roof scupper;, are not Inte- grated with the WRB. The copper pocket flashing provided at the rear balcony penetra- tions Is situated on the face of the PBL, thus allowing any water draining on the WRB to en- ter directly Into these wall penetrations. (Photographs A22 -A23) Significant air leakage and mold was noted at the excavated location. (Photograph A24) The through -wall scup- pers were face sealed to the PBL similarly encumbering the WRB's ability to drain. (Photograph A25) The lack of appropriately configured flashing Is a violation of 2004 FBC Section 1405.3, which states; Flashing shall be installed In such a manner so as to prevent moisture from entering the wall or to redirect It to the exterior. Flashing shall be Installed at the perimeters of....penetratlons and terminations of exterior wall assemblles.... Building Envelope Evolualion Roy & Ferrlgno Residence A. STUCCO August 27, 2D12 Page 17 13, WALL TO ROOF ABUTMENTS: Sealant was not provided between the fascia and soffit to wall abutments or at some light fixtures, (Photographs A26 -A27) These abutments are vuk nerable points of water entry, The lack of sealant at this location Is a violation of 2004 FBC Section 13-406,1,ABC, 1,2 which requires sealing of Junctions between .,,walls and roof or wall panels. , t Photograph A26: Rear Ilght Fixture is not sealed to the wail surface. Photograph A27: Fascia fo wall abutment fs not sealed, Building Envelope Evaluation August 27, 2012 Roy & Ferrlgno Residence Page 18 B. FENESTRATIONS 1. WINDOW FRAME LEAKS: A total of (4) windows ((2) within each unit) were sill dam tested to determine If the window frame might be a source of water Infiltration. SIII darn testing is conducted In accordance with AAMA Test Standard 511-08 —Voluntary Guldeline for Fo- rensic Water Penetration Testing of Fenestration Products, The "Optional Snl Dam Test" Is conducted by creating a false wall and blocking dralnage of the weeps along the front of the sill, The enclosed area Is then filled with water to a height equating to the water test pressure, For the 4-PSF field water test pressure derived from the windows' 60 PSF de- sign pressure rating, the equivalent static water head equates to 1,152 -Inches, As such, the enclosed sill was filled with water to a height of approximately 1 -Inch and observed for leakage. The test revealed that the Internal Jamb to sill joints of the window frames leaked at less than the windows' rated water infiltration pressure at (2) of the (4) locations. (Photographs B1 -B3) Further, leakage through the window frames at less than the design pressure constitutes a violation of the rem qulrements of HAMA 101 Section 2.1.3, Photograph B2: SIII dom test at 2nd Hoor window of Unit 88. Photograph a l: Hydrlon paper Indicates a leak be- low east Jamb of first floor window of Unit 88 during sill dam testing. Photograph B3: Hydrlon paper Indlcotes teak through window frame at the second floor window of Unit 88. Building Envelope Evaluallon Roy 6 Ferrlgno Residence B. FENESTRATIONS 2, SILL FLASHING COMPONENTS; SIII flashing at the window openings was completed with straight foll-faced self-adhesive rub- berized asphalt flashing tape, This tape must be cut to wrap onto the face of the wall at the lower corners of a window rough opening, The requirement for stretching and cutting the flashing tape often results In breaches In the sill flashing corners, For this reason, a diagonally orl- ented segment of tape Is typically applied to mask this cut, No such diagonal tape was observed at the excavated area, (Photograph B4) These vulnerable comers Augusl 27, 2012 Page 19 Photograph 64; Exposed sill clashing tape below Un(t BB second floor hallway window, Note the lack of diagonally configured tape, were concealed by the window fin at the locations observed. Subsequently, we could not observe If a Vold was actually present. However, the substantial decay of the OSB be- low the corner suggests this defect may be present, Most manufacturers recommend the use of a flexible flashing tape or pre -molded 3-dimenslonol plastic corner pieces to pro- tect the sill flashing corners, precluding this vulnerability, Building Envelope Evaluaflon Roy & Ferrlgno Residence August 27, 2012 Page 20 B. FENESTRATIONS 3, SILL FLASHING INSTALLATION: The self adhesive rubberized asphalt flashing tape was ob- served to be displaced and stretched at (2) of the (4) windows exposed for water testing, (Photographs B5 -B6) The displacement of the flashing compromises Its Integrity and will allow water Intrusion Into the wall cavity when the window frame leaks, The defective flashing Installation Is a violation of the WRB manufacturer's Installation Instructions, To the extent that this defect Is allowing water penetration Into the wall cavity, It Is a violation of 2004 FBC Section 14032, which states; Flashing shall be provided as necessary to prevent the entrance of water at openings In or projection through veneered walls,,, Photograph B5; SIII flashing tape Is stretched at the west comer of Unit 90 second floor hallway window, 4. SLIDING DOOR PAN FLASHING; Pan flash- ing did not appear to be Installed at any of the observed door openings, (Photograph 137) Pan flashing Is a second- ary means of protection against water Intrusion at the window openings. Such flashing Is even more crltical In barrler- type wall systems, as no leaks at the fen- estration openings can be tolerated, This omisslon reduces the capacity of the sys- tem to resist water penetration over the long term. Pan flashings are recommend- ed by ASTM E 21121 Photograph 86; Floshing tape is disploced at the west corner of Unit 88 second floor hallway window, Photograph B7: Rear sliding door threshold of Unit 88 does not hove an exposed sill pan. Building Envelope Evaluation Roy & Ferrigno Residence August 27, 2012 Page 21 C. BALCONIES 1. BASE FLASHING: As mentioned In Item A4, the liquid applied deck coating was Improperly applied over the PBL at the walls, thus creating a reverse shingled condition with the WRB, In addition, the metal base flashing used along the balcony to wall termination Is only 2 - inches above the file surface, which is less than that recommended by most deck coating manufacturers. (Photograph C1) The "short" flashing height has resulted In an open vold between the top of the flashing and the base of the bands at the sliding doors, as well as the doors themselves. This condition Is a violation of 2004 FBC Section 1403.2 and the in- dustry standard practice established by The Construction Waterproofing Handbook, Photograph C1: Base (lashing height Is Indicated by probe location. Note the open crack separa- tion between the base flashing and door. Photograph C2: Location of omitted diverter flashing. 2. DIVERTER FLASHINGS: "Kick out" or diverter flashings were not provided at the front balco- ny edge to wall Interfaces, (Photograph C2) The lack of a diverter flashing will allow water draining off of the horizontal waterproofing to discharge into the wall cavity below, rather than direct It to the exterior, Integration of the WRB below balcony corners Is difficult and therefore susceptible to errant Installation. If Imperfect, water will contact and deteriorate the wood sheathing and framing beyond. The lack of flashing and sealant at this location has resulted In exposed wood framing and sheathing at this transition, (Photograph C3) To the extent that the lack of diverter flashings allow water Intrusion behind the WRB, their omisslon constitutes a violation of Building Code Section 1403.2, which states: Flashing shall be Installed In such a manner so as to prevent moisture from entering the wall or to redl- rect It to the exterior, Flashing shall be Installed at,...exterlor wall Intersections with.., porches, decks and balconies.... The lack of WRB coverage of the exposed wood struc- ture Is a violation of 2004 FBC Section 1404.2 which states: Water-reslstive barrier ,..shall be attached In such a manner as to provide a continuous water resistive barrier behind the exterior wall veneer, Building Envelope EvoluaHon Roy & Fenigno Residence C. BALCONIES Photograph C3: Exposed 058 at void between balcony and stucco wall. August 27, 2012 Page 22 Photograph C4: Coating failure on spiral stair steps. 3, SPIRAL STAIR COATING: The paint applied to the spiral stairs has delaminated from the sub- strate In several locations, (Photograph CQ The coating failure Is due to the lack of ap- propriate priming and coating product selection for the subject salt-alr environment, Building Envelope Evaluation Roy & Ferslgno Residence D. ROOFS August 27, 2012 Page 23 1, SCUPPERS: The through -wall scuppers do not contain mounting flanges which could be Integrated with the veneered wall system, (Photographs D1 -D2) Instead, the rectangular scupper penetration was sealed to the face of the WRB, This reverse lapped configuration results In water penetration at the scupper penetration, Further, sealant has adhesively failed along the side walls of the scupper due to Improper surface preparation and seok ant application, 2, Photograph D1: Typical roof scupper. Photograph D2: Scupper wall Is sealed to the face of the PBL, Also, sealant has adhesively fulled along the side wall of the scupper, membrane has experienced laminar failure MEMBRANE FAILURE: The liquid applied roof between Its base and finish coats in areas of ponding between roof crickets, (Photograph D3) The membrane has also cohesively failed across numerous butt Joints In the cement board substrate, (Photographs D4 -D5) The failures Indicate Installation that Is not in ac- cordance with the manufacturer's require- ments, The failures are also a result of the short life span of the selected roof cover- ing material, Polyurethane deck coatings are typically less than 40 mlis thick and are vulnerable to UV degradation, Further, the coatings are completely reliant on single sealant Joint transitions and lack reinforce- ment across substrate transitions and Joints, These coatings typically require top coat- ing every five to seven years, when proper- ly applied, Photograph D3: Close view of laminar (allure of membrane. gg {�u� rano Bu�puod }o soapy :�Q ydoi6o{oyd 'pb ��uq rano �a}on� Bu�puod {o oe�y ;qa ydo�6o{oyd 's8ull000 loop papddo pinbp sol adols.lool-L of 4oufWl L o saAlnbej 4olgm 9l1091 uolloeS X83 b00Z to uollololn o sl adois �o >1001 04L (LO=9(3 sydni6olo4d) 'uol}oaolaalap sll se}olala000 yolyM euojgwew;ooi e41 uo ja}oM 6ulpuod ul Bu4insei siaddnos a4t ol. pedols �ilalonbapoul song;oa auj :3dOlS •}u�o(}{nq �auod a}o�}sgns o do}o 6u�}000 soap •Bup000 �aep yBnay} pa�aa�} u� Bu��oo�o ani}oa�{a� {o �ne�n eso�� :94 ydo�6o{oyd -ei ego s}u�o(}}nq �auod a}o�{sgng :qp ydo�Bo}oyd 'E vL e6od e°uep�sab ou6�Ue� � Roa ZIOL 'LZ IsnBny uoN°n�ong edo�anu3 BulPlin9 Building Envelope Evaluation Roy & Ferrigno Residence August 27, 2012 Page 25 E. STRUCTURE 1. WATER DAMAGED FRAMING & SHEATHING: Water Intrusion through the building envelope has resulted In substantial decay to the structural framing and sheathing. Full section loss due to decay of the OSB sheathing was observed at each of the (10) locations from which we removed small areas of stucco, Decay and subsequent strength loss of the wood framing was also noted In some of the destructively observed locations, The severk ty of damage observed constitutes "Substantlal Structural Damage" as defined by the 2010 Florida Building Code for Existing Buildings and has compromised both the structure's vertical and lateral load carrying capacities, 2, REAR BALCONIES; The rear balconies are cantilevered, (Photograph E1) Framing details for balconies are not depicted on the structural drawings, However, the drawings do show concrete foundation below the balcony footprint Implying that the engineer ex. pected columns to support the exterior edge of the conventionally framed balconies, The lack of structural drawings raises concern as to the stability of the structure, Further, the lower cantilevered balcony supports a spiral stair case which provides access to the roof, (Photograph E2) The deck structure Is Insufficient to support the load of the spiral stair case's center column, The Installed condition of the stairs represents a violation of 2004 FBC Section 1604,2 which states: Buildings and other structures and part thereof, shall be designed and constructed to support safely the factored loads In load combinations de- fined In this code without exceeding the appropriate strength limit states for the materials of construction, , , Photograph E 1: Rear cantilevered balcony wlih spiral stair support In center of balcony, Photograph E2: 5upport column bearing on wood deck for rear spiral stairs. Building Envelope Evaluotlon Roy & Ferrlgno Residence Auguc127I 2012 Page 26 E. STRUCTURE 3. ENTRY CANOPIES: The eyebrow roof structures over the front entries are detaching from the face of the building due to Inadequacies In the originally Installed attachment, (Photographs E3 -E4) The framing and connection of the roof structures to the building was not contemplated In the structural design for the building, A drawing prepared by Lou Pontlgo & Associates for the remedial attachment of the structure was generated on March 8. 2012 to address this defect, The roofs are currently supported with shoring posts to prevent collapse. The Installed condition of the roof represents a violation of 2004 FBC Section 1604,2 which states; Buildings and other structures and part thereof, shall be de- signed and constructed to support safely the factored loads In load combinations de- fined In this code without exceeding the appropriate strength limit states for the materials of construction,.,. Photograph E3: Front entry canopy. 4. UPLIFT STRAPS; Light gage metal uplift straps are Installed at the subJect bulld(ng to resist uplift and overturning forces Im- parted on the building structure by wind events, These straps were positioned out- board of the WRB at the subject site, (Photograph E5) This configuratlon ren- ders the straps vulnerable to corrosion from contact with liquid water and vapor expected to be present on the exterior side of the WRB. Straps should have been Installed prior to the WRB, The as - Photograph E4: View of canopy roof framing wh(ch has no substantial connection to the building wall, Photograph E5: Steel uplift straps are Installed out- board of the WRB. Building Envelope Evaluation Roy & Ferrigno Residence E. STRUCTURE August 27, 2D 12 Page 27 constructed condition Is contrary to Industry standard practices and wll( render the struc- ture less stable over the long-term, Further, the straps Induce a myriad of nail holes through the WRB, thus detrimentally affecting Its performance, 5. PERGOLA; The wood pergola located over the second floor east balconies contain trellis members that are insufficiently secured to withstand code required wind loads and may result In detachment of the components during a wind storm, (Photograph E6) As con- structed, the pergola cannot resist the minimum design loads required by 2004 FBC Sec- tion 1604, Photograph E6; Wood pergola over east balco- nies. Building Envelope Evaluaflon Roy & Fentgno Residence Augusl 27, 2012 Page 28 F. INTERIOR 1. The Interiors of both units contain significant and pervasive evidence of chronic water In- truslon In the form of stains on Interior gypsum wall board finishes, base board separation and "visual mold growth (VSM), (58) Individual locations of water staining on the Interior finishes were observed, Mold growth Is both visible and palatable In the air. Because of the water Intrusion and related mold growth, the buildings may not be suitable for occu- pancy for individuals with sensitivity to mold spores. Examples of evidence of Interior water penetration are depicted In Photographs FT -F10, Photograph F1: E(1lorescent water stains Indicating water entry Into the elevator shaft of Unit 68. Photograph F3: Water stain at head of rear flrsf floor window at Unit 88. Photograph F2: Mold behind removed baseboard at the first floor soulh wall of Unit 88, Photograph F4: Rust colored staining anddecay of Inlerior trim around the rear second floor sliding door of Unit 88. Bu(Iding Envelopo Evaivallon Roy & Ferrfgno Residence F. INTERIOR Photograph F5: Stain in ceiling below roof of Unit 88. Photograph F7: Water stain on ceiling of Unit 88. Photograph F9: Water stain at head of window In Unit 90. August 27, 2012 Page 29 411ij UN I ` ' y y `or 'r' Photograph F6: Mold and water staining on the first floor south wall of Unit 88. Photograph F8: Cracking and staining above rear first floor windows of Un(t 90. Photograph F10: Gelling stain below roof of Unit 90. Bulldlnp Envelope Evaluaflon Roy & Fenlpno Residence REPAIR RECOMMENDATIONS Aupusf 27, 2012 Pape 30 fie following general repair recommendations should be Implemented to address the con- cerns raised In this report, Please note that these recommendations are Intended to be a general guideline and are not Intended to serve as specification for the repair or for use In obtaining building permits, A. EXTERIOR WALL CLADQING 1, Remove entirety of stucco from all wood framed exterior surfaces, Install new WRB, properly Integrated at all openings and with drainage at the wall base, Apply stucco In accordance with ASTM C926 and ASTM C1063 and per NWWCB details, Provide through -wall flashing over all penetrations and atop the CMU at the second floor line, 2. Replace ail exterior wall Insulation wffh un -faced baits, 3, Seal ail penetrations In exterior walls. 4. Paint exterior walls so that the new and existing stucco surtaces will match, B. FENSTRATIONS 1. Remove and replace all windows and sliding doors with kind vinyl assemblies manu- factured by WlnDor or approved equivaient, 2. Install new sliding doors over sill pans. C. BALCONIES l . Remove all balcony the and exlsflng membrane. 2. install appropriate base flashing extension along all wall abutments and dlverter flash- ings at all edge terminations. 3. Replace scuppers with stainless steel assemblies with flanges. Instal( new polyurethane deck coating and cover with Schluter Ditra or equivalent uncoupling membrane and equivalent ceramic tile, Buliding Envelope Evaluation Roy & Fenigno Residence REPAIR RECOMMENDATI%jIVS D, ROOFS Augusf 27, 2012 Page 31 1. Remove and replace existing scuppers with new stainless steel assemblies Inclusive of mounting flanges, 2, Remove existing roof covering, Install new modified bitumen built-up roof membrane. 3, Install new synthetic deck boards over wood sleepers on new roof deck, E. STRUCTURE 1. Replace all damaged wall and floor sheathing In kind. Minimum repair width shall be 32", 2, Replace all damaged wood framing with full length members, 3, Re -attach uplift straps per the original structural drawings. Increase nail length to ac- commodate the thickness of the OSB sheathing, 4, Install pipe column support and foundation below the spiral stair, 5. Evaluate the cantilevered wood deck members and connections and Improve as necessary, or Install foundatlon and support the cantllevered balconies with wood col- umns, b. Secure the entry eyebrow roofs per the drawing prepared by Lou Pontigo. 7. Install stainless steel uplift straps at each trellis member. Building Envelope Evcluclion Roy & Ferrlgno Residence REPAIR RECOMMENDATIONS F, INTERIOR 1, Remove and replace and store all interior contents from units. Augusf 27, 2012 Pcge 32 2. Temporarily displace all Interlor cabinetry and other appurtenances mounted to the interior face of exterior walls, 3, Remove all Interlor gypsum wall board and wood trim elements that are common with exterior walls and roof, Contain per IICRC S-520 Guidelines, using containments with negative air machines and air scrubbers. 4, Replace all tack strips common with exterior walls, Clean all Interlor floor coverings with HEPA filter vacuum. Replace carpet pads as required, 5, Clean HVAC air handling unit to clear all VSM, 6, Perform clearance air testing for mold upon completion of the abatement, 7. Paint entirety of Interior walls. 8, Reinstall all removed appurtenances and contents. Please note that there may be defects associated with other building systems, such as electri- cal, plumbing and mechanical systems, which were not observed or reported, The evalua- tion of any components aside from the building envelope are expressly excluded from our scope of services,