100 main street / liberty inspection group / jere w. moyer€¦ · 17 roof intersections.....27 18...

Inspection ReportJoe Smith

Property Address:100 Main Street

Anytown Pennsylvania 19123

Liberty Inspection Group

Jere W. Moyer24 Veterans Square

Media, PA 19063610-756-1002

Pennsylvania State Home Inspector CompliantDelaware State Home Inspector License #H4-0000121

New Jersey State Home Inspector License #24GI00138700Certified Inspector - Exterior Design Institute (EDI) #PA147

ASHI Certified Inspector - American Society of Home Inspectors (ASHI) #258454

Table of Contents

Cover Page....................................................... 1Table of Contents ............................................. 2Intro Page ........................................................ 32 Inspection Type............................................. 63 System Thickness ......................................... 84 Weather Resitive Barrier Type....................... 95 Substrate - Sheathing Type......................... 106 Elevations ................................................... 117 Moisture Readings ...................................... 138 Repair & Remediation Reccommendations . 169 Interiors ...................................................... 2010 Kickouts .................................................... 2111 Windows ................................................... 2212 Doors ........................................................ 2313 Porch......................................................... 2414 Chimney ................................................... 2516 Grade Terminations................................... 2617 Roof Intersections ..................................... 2718 Attachments ............................................. 2820 Deck Attachments .................................... 2921 Soffit/Fascia/Frieze/Rake Intersections ...... 3022 Gutters...................................................... 3125 Accents & Quoined Corners ...................... 3227 Bulging/Delamination ............................... 3328 Control & Expansion Joints........................ 3432 Glossary.................................................... 35

Liberty Inspection Group Smith

100 Main Street of 40

Date: 7/27/2018 Time: 09:00 AM Report ID:Property:100 Main StreetAnytown Pennsylvania 19123

Customer:Joe Smith

Real Estate Professional:

General Notes & Information:

READING THIS REPORT: Please read this report to it's entirety. The contents of this report are for the sole useof the client named above and no other person or party may rely on this report for any reason or purposewhatsoever without the prior written consent of the inspector who authored the report. Any person or partywho chooses to rely on this report for any reason or purpose whatsoever without the express written consent ofthe inspector does so at their own risk and by doing so without the prior written consent of the inspectorwaives any claim of error or deficiency in this report.

STANDARDS OF PRACTICE & SCOPE OF INSPECTION: A home inspection is intended to assist in evaluationof the overall condition of the dwelling. The inspection is based on observation of the visible and apparentcondition of the structure and its components on the date of inspection. The results of this home inspection arenot intended to make any representation regarding the presence or absence of latent or concealed defects thatare not reasonably ascertainable in a competently performed home inspection. This inspection was performedin accordance with the current Standards of Practice and Code of Ethics of the International Association ofCertified Home Inspectors (InterNACHI). The Standards contain certain and very important limitations,exceptions, and exclusions to the inspection. Components designated for inspection in the InterNACHIStandards of Practice for Home Inspections are inspected, except as may be noted in the "Limitations ofInspection" sections within this report. Please refer to InterNACHI Standards of Practice as well as to theInspection Agreement for a detailed explanation of the scope, limitations and exclusions of the inspection.When defects are found, a qualified professional should be engaged, prior to the close of escrow, to evaluatethe concerns noted in this report and to inspect the remainder of the system or component for additionalconcerns that may be outside our area of expertise or the scope of our inspection. Where limitations prevent orrestrict the inspection, seek assurances from the seller that no history of problems exists and/or seek furtherinvestigation by qualified professionals. No determination is made of the existence or absence of permitsrequired for work performed at the premises. Please refer to the seller's disclosure and/or the office of the localbuilding code official for this information. No warranty or guaranty is expressed or implied. The personconducting your home inspection is not a licensed structural engineer or other professional whose licenseauthorizes the rendering of an opinion as to the structural integrity of a building or its other component parts,you may be advised to seek a professional opinion as to any defects or concerns mentioned in the report. Thishome inspection report is not to be construed as an appraisal and may not be used as such for any purpose.Descriptions used in this report may be limited to predominant materials rather than an exhaustive list ofmaterials used.

USE OF PHOTOS & VIDEOS: Your report includes many photos and videos. Some photos/videos are intendedas a courtesy and are added for your information. Some are to help clarify where the inspector has been, whatwas looked at and the condition of the system(s) or component(s) at the time of the inspection. Some of thephotos/videos may be of deficiencies or problem areas, these are to help you better understand what isdocumented in this report and may allow you to see areas or items that you normally would not see. Not allproblem areas or conditions will be supported with photos/videos.

ATTENDANCE: If the client(s) is/are not present at the inspection, a valuable opportunity was missed toverbally summarize the inspection findings and further familiarize the client(s) of the operation and location ofsystems and components. Providing on-site familiarization of the operation and location of the systems andcomponents to the client(s) after the inspection has been performed is subject to additional fees.

GENERAL ENVIRONMENTAL & HEALTH INFO: Identifying mold is beyond the scope of this inspection. Areaswhere water damage is present can provide conditions that are conducive for molds to form. Some molds canbe hazardous to human health. Further testing by a qualified environmental professional to determine if waterdamaged areas contain toxic molds is recommended. A certified environmental remediation specialist shouldperform removal of any mold infected areas if toxic mold is found. Proper removal of materials by qualified



individuals is necessary to avoid spreading mold spores throughout the interior of the structure. Moreinformation regarding the health risk of toxic mold is available from the Environmental Protection Agencywebsite (EPA). Painted surfaces on older structures may contain lead paint. Identifying lead is beyond the scopeof this inspection. Testing paint chips by a certified lab or qualified environmental professional is necessary toconfirm if the older paint actually contains lead. As a general rule, lead paint is particularly hazardous toteething babies who may ingest the paint chips and caution should be exercised if children are in the home.Reporting on and testing asbestos material is beyond the scope of this inspection. More information regardingthese health risks is available from the Environmental Protection Agency website (EPA). Helpful links: aboutmicrobial growth: https://www.nachi.org/mold.htm. about lead: https://www.nachi.org/lead-consumer.htm.about asbestos: https://www.nachi.org/asbestos.htm. Again, please refer back to the InterNACHI Standards ofPractice as well as to the Inspection Agreement for a detailed explanation of the scope, limitations andexclusions of the inspection.

HIRING PROFESSIONALS: Diligence should always be taken to avoid the possibility of being ripped off byshady contractors in today's world, but such a climate brings desperation and with it, unfortunately fraud. Themajority of contractors are generally honest people, however there is still a large number of unscrupulouscontractors who will fix items that don't need fixing, or grossly overcharge you for services or parts. There areplenty of con artists posing as professionals who will simply take your money and run. It's highly encouraged torequest many referrals, run background checks and qualification checks on any trades people, contractors orrepair people looking to be hired. It is always encouraged to hire reputable professional contractors and repairpeople. It is highly encouraged to get multiple opinions/quotes when having any work done on a home. Thecheapest quote is not always the best choice.

PRE-CLOSING WALK THROUGH: It is highly encouraged to perform a final walk-through inspection beforeclosing. A walk-through prior to closing is the time for you and your representative (if applicable) to inspect theproperty. Conditions can change between the time of a home inspection and the time of closing. Restrictionsthat existed during the inspection may have been removed for the walk-through. Defects or problems thatwere not found during the original home inspection may be discovered during the walk-through.The clientshould be thorough during the walk-through. Any defect or concern discovered during the pre-closing walkthrough should be addressed with the seller prior to closing. Purchasing a home with a known defect relievesLiberty Inspection Group of all responsibility. The client should be aware that they assume responsibility for allknown defects after settlement. Any defect or problem discovered during the walk-through should benegotiated with the owner/seller of the property prior to closing.The following are some recommendations thatSHOULD be done for the pre-closing walk through inspection: 1. Check the heating and cooling systems. 2.Operate all appliances. 3. Run water at all fixtures, flush toilets to check for possible leaks. 4. Operate allexterior doors, windows and locks. 5. Test smoke and carbon monoxide detectors. 6. Ask for all remote controlsto any garage door openers (if applicable), fans, gas fireplaces , etc. 7. Inspect areas that may have beenrestricted at the time of the inspection. 8. If possible ask the seller questions about anything that was notcovered during the home inspection. 9. Ask seller about any possible warranties that may be transferable withthe purchase. 10. Read the seller's disclosure and keep for your records.

RE-INSPECTION OPTION: Having a re-inspection performed by us or another qualified professional prior toclosing is always possible for confirming that the item(s) agreed to be corrected between the buyer(s) and theseller(s) were actually corrected. Contact us for more guidance.

HELPFUL RESOURCES: As a courtesy to you, I have included some general maintenance tips and web linksfor information/educational purposes under some of the sections in this report. I have also includedattachments (at the very bottom of the report) of estimated costs for general repairs/replacements/improvements (Only as a guide. Always consult with professionals for accurate quotes prior to settlement ifpossible) and a PDF of life expectancy of major components. Not all maintenance tips will be included in thisreport. The estimated costs are not meant to replace the opinions/quotes of a qualified professional.

YOUR BEST INTEREST IN MIND: My standard of care is to produce a precise and accurate report for you,however the human element of an oversight, omission, or un-intentional data entry is always possible. Yourbusiness is sincerely appreciated!

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make their own evaluation of the overallcondition of the home, and is not intended to reflect the value of the premises, nor make any representation as



https://www.nachi.org/mold.htm

https://www.nachi.org/lead-consumer.htm

https://www.nachi.org/asbestos.htm

to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon theinspector's visual impressions of the conditions that existed at the time of the inspection only. The inspectionand report are not intended to be technically exhaustive, or to imply that every component was inspected, orthat every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture,appliances or stored items, or excavation was performed. All components and conditions which by the nature oftheir location are concealed, camouflaged or difficult to inspect are excluded from the report. The inspection isperformed in compliance with generally accepted standard of practice, a copy of which is available uponrequest.

Systems and conditions which are not within the scope of the inspection include, but are not limited to:formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pestinfestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment,internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; waterwells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics orbuilding code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present orfuture adequacy or performance of the structure, its systems, or their component parts. This report does notconstitute any express or implied warranty of merchantability or fitness for use regarding the condition of theproperty and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, orexpected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvementand no involvement with trades people or benefits derived from any sales or improvements. To the best of ourknowledge and belief, all statements and information in this report are true and correct.

Any dispute, controversy, interpretation, or claim including claims for, but not limited to, breach of contract,any form of negligence, fraud, or misrepresentation arising out of, from or related to, this agreement or arisingout of, from or related to the inspection or inspection report shall be submitted first to a Non-Binding Mediationconference and absent a voluntary settlement through Non-Binding Mediation to be followed by final andBinding Arbitration, if necessary, as conducted by Construction Dispute Resolution Services, LLC or ResoluteSystems, Inc. utilizing their respective Rules and Procedures. If the dispute is submitted to Binding Arbitration,the decision of the Arbitrator appointed there under shall be final and binding and the enforcement of theArbitration Award may be entered in any Court or administrative tribunal having jurisdiction thereof.

NOTE: THE CLIENT AND LIBERTY iNSPECTION GROUP WOULD HAVE A RIGHT OR OPPORTUNITY TO LITIGATEDISPUTES THROUGH A COURT AND HAVE A JUDGE OR JURY DECIDE THE DISPUTES BUT HAVE AGREED INSTEADTO RESOLVE DISPUTES THROUGH MEDIATION AND BINDING ARBITRATION.

Inspector Name & Certification:Jere Moyer

Cladding Type:Traditional Hardcoat Stucco

Attendance:Customer(s) and their agent

Type of Property:Single Family

Approximate Age of Property:Over 25 Years

Temperature:71-80 (F)

Weather:Clear

Ground/Soil Surface Condition:Dry

Occupancy Status:Occupied

Furnished Status:Fully furnished (limited observation)

Utility Status:All utilities ON



2. Inspection Type

Items2.0 Inspection Type

Level 2 - Stucco/EIFS/Stone Veneer Moisture Inspection - The primary purpose of this inspection is to evaluate the currentperformance of the cladding system on this structure. The secondary purpose is to offer the client the best remedial optionsavailable. The entire stone and stucco systems were inspected visually. Installation defects were noted, and moisture probe readingswere performed at the discretion of the survey professional. These probe readings are typically performed at all areas of potentialmoisture penetration based on the previous visual inspection.

Understanding Moisture Readings -

Our inspection protocol requires that the entire adhered masonry cladding system be inspected visually. Because of the nature of thecomponents utilized in Stone or Hard-Coat Stucco Systems, such as metal lath and Portland cement, the Tramex Wet Wall Detector(surface scanner), which is commonly used to detect moisture behind Exterior Insulation & Finish Systems, cannot be effectivelyutilized; therefore detection of moisture intrusion can only be conducted through the use of a penetrating probe meter.

In most cases moisture readings are recorded in wood scale as determined by the substrate material being tested. If it is determinedthat the substrate is a product other than wood-based moisture testing will be adjusted accordingly. Wood scale moisture readingsmay vary slightly based on regional considerations and which moisture meter is being utilized and should be should be interpreted asfollows:

In all areas where moisture readings are in excess of 29% consideration should be given to the removal of the Stone or StuccoSystem to allow the assessment and repair of the damaged substrate and affected structural members. Experience data has shownthat when moisture levels are above 29%, there is frequently damaged substrate, if not at the exact probe location, in the adjacentsheathing and/or framing. It is believed that most damage can be repaired, and with proper remediation and ongoing maintenanceshould prevent future moisture intrusion.

Occasionally moisture readings will indicate "acceptable" levels, however, upon probing; the substrate is soft or will offer little or noresistance. This may be an indication of "dry rot", a condition that can occur when wood is exposed to excessive moisture over anextended period of time and the wood fibers have decayed to the point that the wood can no longer hold moisture. When thiscondition is discovered the Stone System should be removed to allow the inspection and repair of the damaged substrate andaffected structural members.

In areas of the system where moisture readings are between 21% and 29% and probing has indicated that the substrate was insound condition, although some moisture penetration has occurred, it is believed that through proper remediation, containment andisolation of points of moisture entry, would allow the previous effects of moisture to dry, producing no negative impact to thestructure.



*In general, we interpret moisture readings in the following manner:

6% to 15% with a firm substrate = Low Moisture Level

16% to 28% with a firm substrate = Elevated Moisture Level

29% or above = High Moisture Level (usually associated with structural damage)

*Other variables may be present that may alter our recommendations.

Important Note: The test equipment is used to help locate problem areas. It must be understood that thetest equipment is not an exact science but rather good tools used as indicators of possible problems. Attimes, because of hidden construction within the wall cavity, the meters get false readings or no readingsat all. Some meters will pick up on metals, wiring, unique wall finishes, etc. Positive readings do not alwaysmean there is a problem, nor do negative readings necessarily mean there is not a problem. We do not usethe equipment to obtain exact moisture content, but rather to obtain relative readings between suspectedproblem areas and non-problem areas. This information is then used to help determine potential problemareas which may warrant more investigation.



3. System Thickness

Items3.0 System Thickness

The thickness of the system was measured either by core sampling or the removal of an attachment or by moisture probing. Thesystem thickness was found to be 7/8" - This meets the ASTM minimum standard. This system thickness is an approximation basedon the limited sampling taken. The system thickness can vary greatly. The ASTM minimum standard for traditional hardcoat stucco is7/8". The ASTM minimum standard for the base of an adhered stone veneer system is 3/4". EIFS and other synthetic system eachhave a minimum standard based on the type of system and substrate utilized.



4. Weather Resitive Barrier Type

Items4.0 Barrier Type

When stucco is installed over a wood-framed structure with wood-based sheathing, it is required that awater-resistive vapor-permeable barrier with a performance at least equivalent to two (2) layers of water-resistive barrier complying with ASTM E 2556, Type 1, (e.g. Two layers of 30 lb. felt paper) or a water-resistive barrier which is separated from the stucco by an intervening, substantially nonwater-absorbinglayer or drainage space. This system appears to have only a single layer of 30lb. felt paper which is lessthan the minimum standard.



5. Substrate - Sheathing Type

Items5.0 Sheathing Type

Polyisocyanurate Foam Insulation Board



6. Elevations

Items6.0 Front Elevation Type:

Hardcoat Stucco

Was This Elevation Inspected? - Yes.6.1 Right Side Elevation Type:

Hardcoat Stucco

Was This Elevation Inspected? - Yes.6.2 Rear Elevation Type:

Hardcoat Stucco

Was This Elevation Inspected? - Yes.6.3 Left Elevation Type:



Hardcoat Stucco

Was This Elevation Inspected? - Yes.



7. Moisture Readings

Items7.0 Front Elevation Moisture Readings:

Noted moisture probing in critical areas on this elevation did NOT reveal any elevated or high moisturelevels at the time of this inspection. There may be other moisture maps in this report that show specificareas on this elevation that do reveal elevated or high moisture readings. If so, they will be specificallycalled out.

Although no elevated moisture readings were recorded at the time of this inspection, conditions may bepresent that may cause moisture problems in the future. Action should be taken now to correct theseconditions before moisture intrusion and/or damage occurs. Specific prescriptions for remediation areoutlined in the Repair & Remediation Recommendations to follow.

7.1 Right Elevation Moisture Readings:





7.2 Rear Elevation Moisture Readings:





7.3 Left Elevation Moisture Readings:





8. Repair & Remediation Reccommendations

Items8.0 Report Limitations

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make their own evaluation of the overallcondition of the home, and is not intended to reflect the value of the premises, nor make anyrepresentation as to the advisability of purchase. The report expresses the personal opinions of theinspector, based upon the inspector's visual impressions of the conditions that existed at the time of theinspection only. The inspection and report are not intended to be technically exhaustive, or to imply thatevery component was inspected, or that every possible defect was discovered. No disassembly ofequipment, opening of walls, moving of furniture, appliances or stored items, or excavation wasperformed. All components and conditions which by the nature of their location are concealed,camouflaged or difficult to inspect are excluded from the report. The inspection is performed incompliance with generally accepted standard of practice, a copy of which is available upon request.

Systems and conditions which are not within the scope of the inspection include, but are not limited to:formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pestinfestation, playground equipment, efficiency measurement of insulation or heating and coolingequipment, internal or underground drainage or plumbing, any systems which are shut down or otherwisesecured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heatsensors; cosmetics or building code conformity. Any general comments about these systems andconditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of thepresent or future adequacy or performance of the structure, its systems, or their component parts. Thisreport does not constitute any express or implied warranty of merchantability or fitness for use regardingthe condition of the property and it should not be relied upon as such. Any opinions expressed regardingadequacy, capacity, or expected life of components are general estimates based on information aboutsimilar components and occasional wide variations are to be expected between such estimates and actualexperience.

We certify that our inspectors have no interest, present or contemplated, in this property or itsimprovement and no involvement with trades people or benefits derived from any sales or improvements.To the best of our knowledge and belief, all statements and information in this report are true and correct.

Any dispute, controversy, interpretation, or claim including claims for, but not limited to, breach ofcontract, any form of negligence, fraud, or misrepresentation arising out of, from or related to, thisagreement or arising out of, from or related to the inspection or inspection report shall be submitted firstto a Non-Binding Mediation conference and absent a voluntary settlement through Non-Binding Mediationto be followed by final and Binding Arbitration, if necessary, as conducted by Construction DisputeResolution Services, LLC or Resolute Systems, Inc. utilizing their respective Rules and Procedures. If thedispute is submitted to Binding Arbitration, the decision of the Arbitrator appointed there under shall befinal and binding and the enforcement of the Arbitration Award may be entered in any Court oradministrative tribunal having jurisdiction thereof.

NOTE: THE CLIENT AND LIBERTY INSPECTION GROUP WOULD HAVE A RIGHT OR OPPORTUNITY TO LITIGATEDISPUTES THROUGH A COURT AND HAVE A JUDGE OR JURY DECIDE THE DISPUTES BUT HAVE AGREEDINSTEAD TO RESOLVE DISPUTES THROUGH MEDIATION AND BINDING ARBITRATION.

8.1 Repair and Remediation Reccommendations



This report is an overview of the system as applied on the building and the compliance with currentbuilding standards and the American Society for Testing and Materials (ASTM) standard specifications forthe installation of stucco. This report only reports on the condition of the structure at the specific locationsindicated. Locations were determined by the inspector according to probable areas of possible moistureintrusion and in accordance with accepted industry standards. No judgment is intended or given for anyareas not reported on. This report is not a structural engineering inspection report.

Please refer to IBC 2001, IRC 2004-2014, ASTM Standard Specification for Application of Stucco, AdheredStone, and EIFS applications, local building codes and manufacturers details for information on requireddetailing and installation of the stucco system. In addition refer to the appropriate ASTM standards for wirelath installation and fastenings, as well as the required thickness of the stucco application, and the methodof installation of the building wrap and overlaps that should be adhered to. Additional information anddetails can be obtained from the Association for Lath and Plaster and AWCI.

The following list are items that are required to be repaired to repair any damage, correct any deficienciesin the system, and ensure the long-term integrity of the system.

8.2 Remedial Actions and Repairs(1) Stucco should be inspected annually for defects including deteriorated caulking or sealant, significantcracks, bulging and/or delamination. You should also be inspecting for stains that have recently developed.While stains are not necessarily indicative of a problem, they may indicate a problem and should befurther evaluated by a certified stucco inspector. This is especially true of stains under a kickout location. Ifstucco repairs are needed, it is important to have the repairs completed in a timely fashion to preventdamage to your home.

The areas where stucco meets a window, door, electrical box, vent(s), mechanical penetrations, or anyother wall penetrations, are areas that should be inspected regularly. It is critical that the sealant at theselocations be applied properly and in accordance with ASTM standards. If you see any signs of failure atthese locations, you must repair them.

All joints and gaps between stucco and dissimilar materials must be sealed properly (i.e. stucco to wood,metal, concrete, stone, vinyl, etc.). All utility breach locations around the building need to be caulked. Thisincludes, but is not limited to, pipe and wire penetrations, outlets, vent covers, HVAC penetrations, utilityboxes and any other type of penetration. Seal the perimeter of all light fixtures leaving an opening at thebottom of the mounting plate for weepage. Seal ALL penetrations including downspout fasteners and theholes for the shutter plugs which attach the shutters to the cladding system.

Stucco industry details require soffits/fascia/rake boards to lap over the masonry cladding by a minimumof 1". If this standard is not met, these terminations with the cladding system must be sealed to preventmoisture intrusion due to wind-driven rain.

The minimum width and depth of any sealant application should be ¼" by ¼". The depth of sealant maybe equal to the width of joints that are less than 1/2" wide. For joints ranging from ½" to 1" wide, thesealant depth should be approximately one-half of the joint width. The maximum depth of any sealant



application should be 1/2" (13 mm). If the joints are larger than 1" contact the caulking manufacturer forguidance. Backer rods or bond breaker tape should be used for all joint applications.

We recommend using high sealants that are a single component silicone formulation that cures in thepresence of atmospheric moisture to produce a durable, flexible and ultra-low-modulus silicone rubberbuilding joint seal, such as Dow Corning® 790 Silicone Building Sealant, Pecora 890NST, and Sikaflex 15LM sealant. These sealants can be purchased online at <https://www.amazon.com> or<https://www.kenseal.com>. Caulk joints should be installed per industry standards and manufacturer'sspecifications.

Several weep holes are at the bottom of each windowsill. They allow water to exit from the windowsilltrack. Using a small pin or paper clip annually inspect these holes to ensure they are clear of debris.

A mild cleaner and water can be used to remove most stains. Pre-wetting the surface will overcome someabsorption of dirty wash water from being absorbed back into the dull finish. Use of a garden hose and ajet nozzle in combination with a mild cleaner will clean effectively. Do not hold the nozzle to close to thesurface because the high pressure may erode some of the finish. Pressure washers are not recommendedbecause they will erode the finish and can cause damage.

It is the nature of stucco to experience some cracking. These small cracks are normal and do not requireany maintenance or repair. If a crack exceeds 1/8 of an inch in width then the crack should be repaired.Repairing stucco cracks is completed by adding a small amount of stucco to the crack. Do not put caulkinto the crack. If you experience a crack wider than 1/8 of an inch please contact your contractor so theproper resolution can be determined. Typically, a larger crack can be broken back and patched or anexpansion joint can be added.

Gutters or sprinkler systems should direct water away from the stucco walls of your home. The continualspraying of water onto stucco walls can damage stucco, create stains, and allow green algae to grow onstucco walls.

Stucco is a very durable finish material with a typical life span of 50-80 years or more. Although it is one ofthe most durable surfaces available, it also features the lowest annual maintenance cost when comparedto other siding materials. When properly maintained, your stucco system will provide many years ofservice for your home.

(2) Kickout flashing should be installed into the system according to the specifications noted herein.Kickout flashing should be installed at all primary and secondary kickout locations (secondary locationsinclude chimneys stacks and washes, bay windows, etc). When installing kickout flashing/diverters useDryFlekt® type or equivalent. Kickout flashing should at least 6" x 6" x 12" in size. Kickout flashing shouldpenetrate the stucco cladding and be set against the substrate with the system applied over it. The baseof the kickout should be set on the roof deck with the roof coverings and tar paper set over the top of thebase of the kickout. On completion both the front and back of the kickout bucket should be caulked.(3) Window and door frames should have bond-breaking joints installed around the perimeter of theframes as per details outlined herein. The minimum width and depth of any sealant application should be1/4 by 1/4. The depth of sealant may be equal to the width of joints that are less than 1/2" wide. For jointsranging from 1/2 to 1" wide, the sealant depth should be approximately one-half of the joint width. Themaximum depth of any sealant application should be 1/2" (13 mm). If the joints are larger than 1" contact



the caulking manufacturer for guidance. Backer rods or bond breaker tape should be used for all jointapplications.

This is applicable for the cladding/window/door frame intersection (including garage doors), as well as anytrim detail that surrounds any window or door frames (e.g. wood/plastic trim, decorative raised panels,pediments, etc.). A bond-breaking joint is constructed by installing a closed-cell backer rod, bond-breakertape or triangular backer rod and sealant along stucco/stone intersection with doors. To install backer rod,grind the stucco/stone back in a straight line to create a minimum 3/8" gap between the stucco/stone anddoor frames. Install a properly sized closed-cell backer rod into the caulk joint, and apply fillet bead ofsealant over backer rod. For fillet beads, or angle beads around windows and doors, the sealant shouldexhibit a minimum surface contact area of 1/4" onto each surface, stucco, stone, EIFS, window door etc.

A NON-INVASIVE alternative method for installing a bond-breaking joint, if appropriate, is to apply bondbreaker tape or triangular backer rod along stucco/stone intersection with trim boards and/or siding, andthen apply a fillet bead of approved sealant over the bond breaker (Note: There should be enough bearingarea on each adjoining surface to adhere a minimum 1/4 inch width of sealant to each surface).

(4) Comprehensive Sealant Application - All joints and gaps between stucco and dissimilar materials must be sealed (i.e. stucco towood, metal, concrete, stone, vinyl, etc.). All utility breach locations around the building need to be caulked. This includes, but is notlimited to, pipe and wire penetrations, outlets, vent covers, HVAC penetrations, utility boxes and any other type of penetration. Sealthe perimeter of all light fixtures leaving an opening at the bottom of the mounting plate for weepage. Seal ALL penetrationsincluding downspout fasteners and the holes for the shutter plugs which attach the shutters to the cladding system.

Stucco industry details require soffits/fascia/rake boards to lap over the masonry cladding by a minimum of 1". If this standard is notmet, these terminations with the cladding system must be sealed to prevent moisture intrusion due to wind-driven rain.

The minimum width and depth of any sealant application should be 1/4 by 1/4. The depth of sealant maybe equal to the width of joints that are less than 1/2" wide. For joints ranging from 1/2 to 1" wide, thesealant depth should be approximately one-half of the joint width. The maximum depth of any sealantapplication should be 1/2" (13 mm). If the joints are larger than 1" contact the caulking manufacturer forguidance. Backer rods or bond breaker tape should be used for all joint applications.



9. Interiors

Items9.0 Interior Findings

The inspector inspected the basement (if present) and interior wall surfaces and other interior surfacesadjacent to the exterior walls where the adhered masonry cladding system is installed. There was novisible signs of significant moisture intrusion. Thermal imaging and surface moisture scanning did notdetect any anomalies or high moisture readings at the time of the inspection



10. Kickouts

Items10.0 Kickout Flashing

Kickout flashing is missing at location noted in the pictures below. Kickout flashing is a diverter flashingthat is installed as the first piece of flashing at the end of the roof where it intersects the wall. Intendedto prevent channeling of moisture behind system at roof/wall or roof/chimney intersections. Kickoutflashing should be installed at ALL primary and secondary kickout locations.



11. Windows

Items11.0 Window Type?

Vinyl11.1 Windows

The window frames are not sealed properly. There is no bond-breaking joint or sealant around the windowframes. The window frames are susceptible to moisture intrusion. All wall assemblies must be able toprevent moisture intrusion from wind-driven rain through testing of the exterior wall envelope, includingjoints, penetrations and intersections with dissimilar materials in accordance with ASTM E331 (test forwind-driven rain at system penetrations).

Flashing at exterior window/door openings shall extend to the surface of the exterior wall finish (for face-sealed wall assemblies such as stucco on solid masonry) or to the water-resistive barrier (commonlybehind siding/ cladding). Flashing at exterior window/door openings shall be installed according to thewindow/ door manufacturer installation instructions or those of a flashing manufacturer. Where notaddressed by the manufacturer, pan flashing shall be installed at the sill of exterior window and dooropenings, be sealed or sloped to direct water out, and shall incorporate flashing or protection at the headand sides.

Head flashing is NOT properly installed over the window frames.



12. Doors

Items12.0 Door Frames

The door frames are not sealed properly. There is no bond-breaking joint or sealant around the doorframes. The door frames are susceptible to moisture intrusion. All wall assemblies must be able toprevent moisture intrusion from wind-driven rain through testing of the exterior wall envelope, includingjoints, penetrations and intersections with dissimilar materials.

Head flashing is NOT properly installed over the door frames.12.1 Garage Door Frames



13. Porch

Items13.0 Porch Wall Flashing

Stucco/stone is properly terminated on concrete porch. Stucco/stone industry details require a properfillet bead of sealant at the porch/wall intersection on patios that are protected with a roof covering.



14. Chimney

Items14.0 Chimney Flashing

The chimney is constructed of masonry components, NOT a wood frame.



16. Grade Terminations

Items16.0 Stucco Grade

At the areas where the stucco system is applied over a masonry substrate, no separation or integralweep system is required. The stucco is properly terminated at grade at these locations.



17. Roof Intersections

Items17.0 Improper Roof Termination

Industry standards require a 2" separation between the roof covering and the stucco/stone cladding.There should also be an integral weep system at the base of the adhered stucco/stone system. There isnot a 2" separation between the roof & stucco/stone system. The stucco system should not be in contactw/ roof covering. There is NOT an integral weep system installed.



18. Attachments

Items18.0 Attachments

All attachments and/or penetrations are not properly sealed with approved sealant and in a manner thatis in accordance with industry standards. All system penetrations such as light fixtures, electrical outlets,and utility conduit or utility boxes should be properly attached and/or sealed with a manufacturer-approved sealant to prevent moisture intrusion. A proper fillet bead of sealant should be applied at ALLpenetrations and attachments. The sealant should exhibit a minimum surface contact area of 1/4" ontoeach surface and have a depth of at least 1/2".



20. Deck Attachments

Items20.0 Deck Flashing

The deck ledger is a surface mounted deck system. The deck bolts penetrate through the ledger boardand into the rim joist of the structure.



21. Soffit/Fascia/Frieze/Rake Intersections

Items21.0 Soffit/Fascia/Frieze/Rake Intersections

The stucco/stone intersection with soffit, fascia, rake or frieze board is NOT adequately sealed. Stuccoindustry details require soffit and/or frieze boards to lap over stucco a minimum 1" or alternatively, ifstucco is abutted to soffit or frieze board, it should be sealed to prevent moisture intrusion due to wind-driven rain.



22. Gutters

Items22.0 Gutters

The rain water conductors appear to be properly installed and routing water away from the structure.



25. Accents & Quoined Corners

Items25.0 Accent Bands

This hardcoat stucco system has synthetic accent bands and/or quoined corners attached to the surfaceof the portland cement based system. The accents are a dissimilar material and are prone to crackingand delamination. They must be maintained properly. The top edge and side edges should be sealed withcaulk and any cracks that form should be repaired immediately.



27. Bulging/Delamination

Items27.0 Bulging

No bulging or delamination of the system was noted at the time of the inspection.



28. Control & Expansion Joints

Items28.0 Expansion Joints

Expansion joints are NOT installed in the stucco/adhered stone system. Expansion joints, installed at thefloor lines, allow for compression of the building and helps prevent cracking and or delamination due toshrinkage of the building materials.

28.1 Control Joints

Vertical control joints are NOT installed. Control joints are needed to minimize cracking and allow fordifferent rates of expansion and contraction between the components of the system.



32. Glossary

Items32.0 Glossary

Adhered Concrete Masonry Veneer (ACMV): Masonry veneer, secured to and supported throughadhesion to an approved backing, which is typically a wood-framed structure, with a plywood or OSBsheathing. It should be noted that "Natural Stone" can also be applied adhesively, if cut dimensionally(less than 2.5 inches thick) to meet the necessary load requirements.

Admixture: Material other than water, aggregate or basic cementitious material added to the batchbefore or during job mixing.

Aggregates: A granular material such as sand.

Anchor: A corrosion resistant metal fastener used for securing dimension stone to a structure oradjacent stone units.

Anchored Masonry Veneer: Masonry veneer, secured to and supported laterally by the backing throughanchors and supported vertically by the foundation or other structural element. This type of Stone isalso referred to as "Real Stone", or "Full Dimensional Stone" and is typically a "Natural" or "Quarried"stone product.

ASTM: American Society for Testing and Materials. An independent organization that is involved withsetting standards and practices for all materials, including those used in EIFS and stucco. ASTMstandards have recently been developed specifically for EIFS and hardcoat stucco construction.

Backer Rod: Closed cell, flexible, polyethylene foam rod. It is sized for specific joint widths and isinserted into a joint cavity to a specific depth from the face of the joint. The rod limits the depth of thesealant joint, helps produce an hourglass sealant shape that helps to distribute stresses in the sealant,and prevent three-sided adhesion of the sealant.

Basecoat: The total of all stucco coats applied prior to application of the finish coat. Any stucco coatapplied before the application of the finish coat. The combined scratch and brown coats make up thebasecoat.

Bonds: Adhesion of stucco to other surfaces that it is applied against.



Bonding Agent: A compound applied as a coating to a suitable substrate to enhance a bind between itand the next layer, as between a subsurface and a succeeding stucco application.

Brown Coat: In multiple coat work, the second coat applied over the scratch coat. In two-coat work,brown coat refers to the double-up basecoat. The brown coat is the coat directly beneath the finish coat.

Building Paper: Also referred to as tar paper or black paper it comes in different ratings such as 30minute or 60 minute. The minute rating refers to the time it takes for water sitting on the paper to passthrough it.

Casing Bead: Also referred to, by the industry, as a "plaster stop" because it is used to terminate plasteror stucco. Some casing beads are designed with a built-in flexible strip for uniform spacing aroundwindow and door frames or any other point where stucco meets a dissimilar material (e.g., soffits, fasciaboard, etc.). This flexible spacing strip is lined with a bond breaking tape that allows for two-sidedadhesion, eliminating the need for backer rod.

Cementitious: Made of or from cement.

Checking: Development of shallow cracks at closely spaced but irregular intervals in the plastersurface. (Also known as craze cracks.)

CMU: Concrete masonry unit

Coat: A thickness of stucco applied in a single operation.

Cold Joint: The juncture of fresh stucco application adjustment to set plaster.

Control Joints: A flexible metal component designed to control the shrinkage of cement plaster. It isusually placed at each floor break of a building.

Craze Cracks: Fine, random cracks or fissures that may appear in a plaster surface, caused byshrinkage.



Cured: The process of cement hydrating and chemically changing to become hard.

Delamination: Coming unglued or un-bonded from something.

Dens Glass Gold: Trade name for resinous coated, glass-fiber mat-faced, water-resistant core gypsumsheathing board.

Diversion or Diverter Flashings: A flashing that is used to redirect the flow of rainwater.

Dry Stack: Stone masonry technique of fitting and trimming to construct free-standing walls, veneerwalls, or structural walls, with little or no mortar showing.

Eaves Troughs: Plastic or metal troughs that redirects rainwater from the roof to the ground.

Efflorescence: A deposit of soluble salts or bases, usually white, formed on the plaster surface of stone,brick, concrete or mortar when moisture moves through and evaporates from the masonry. Water-soluble substances emerge in solution from within the plaster and are deposited during evaporation.

EPS: Expanded Polystyrene. Type I Rigid EPS insulation board is typically used in Class PB EIFS.Thickness ranges from ¾ inch to 4 inches. EPS is also used for decorative detailing on stuccoinstallations.

Expansion Joints: Gaps that extend through the entire depth of the EIFS or stucco and allow movementof the wall system without damage to the EIFS or stucco. They are usually coincidental with expansionjoints in the substrate and are sealed with the proper sealant to prevent water intrusion into or behindthe system.

Face Seal Wall Assemblies: Refers to the strategy of rain penetration control, which relies on theelimination of holes in the exposed exterior face of the assemblies.

Fascia: Any flat horizontal member, generally between moldings, most frequently used when referringto elements of a classical architecture cornice, adjacent to roof/soffit.



Finish Coat: The final layer of stucco (job-site mixed or pre-manufactured) applied over basecoats ordirect to concrete, comprised of either cementitious or acrylic material

Flashing: A thin, usually metal or plastic material used to prevent water entry or to direct the flow ofwater in a desired direction between two or more materials or surfaces. They are used at parapet tops,window and door heads, windowsills, kickout locations and the like.

Floating: Act of compacting and leveling a stucco basecoat; act of bringing the aggregate to the surfaceof finish-coat stucco.

Framing: Structural members such as studs, joists, headers, beams, columns, girders, trusses, etc ofwood or steel.

FogCoat: A fine mist of cement based paint color used to provide uniformity on the integral coloredcement finish coats.

Gable: The exterior triangular section of a wall extending upward from the level of the eaves to theapex. Also, a member resembling the triangular end of a roof.

House Wrap: (See Weather Resistive Barrier).

Isolation Joint: A joint provided around penetrations through the exterior cladding system such aswindow and door openings, scuppers, etc. It may or may not incorporate flashings and is sealed withthe appropriate backer rod and sealant.

Kickout Flashing: A diverter flashing that is installed as the first piece of flashing at the end of the roofwhere it intersects the wall. Intended to prevent channeling of moisture behind system at roof/wall orroof/chimney intersections.

Lintel: A horizontal beam or stone over the opening of a door or window that carries the weight of thewall above it. Lintels are a required component of full dimension stone installations, and are usually notpresent in adhered or thin veneer installations.



Lath: Generally the reinforcement base to which plaster is applied, secured to a substrate withappropriate fasteners. Commonly a welded wire mesh, woven wire or an expanded metal mesh.

Manufactured Stone Veneer (MSV): Also known as "Cast Stone". A precast concrete building stonemanufactured to simulate dimension stone.

Mortar: A workable paste mixture of cementitious material, water, and aggregate used to bond masonryconstruction materials together and fill spaces between.

Non-Load Bearing Wall: A wall that supports no load other than its own weight.

Oriented strand board (OSB): It has replaced plywood as wood sheathing and is made from logs thatare chipped and glued together.

Parging: The application of a thin portland cement coat over a solid concrete or masonry wall, generallywithout lath reinforcement, to improve the aesthetic appearance of the exposed wall area.

Primer: A material that may be used to prepare surfaces prior to the application of another systemcomponent.

Quarried Stone: A natural stone which has been extracted from the earth bymeans of man power andmachines.

Rainscreen: A method of handling water penetration, enhancing venting and improve the dryingcapacity of wall assembly, consisting of a water resistant outer cladding, a measurable drained andvented cavity and a water impermeable back-up wall.

Scoring: Grooving by scoring, usually horizontal, of the scratch coat to provide mechanical keys for thebrown coat.

Sealant (also referred to as caulk): A specially designed sealant used with backer rod to fill joints andmake them waterproof. The sealant used must be flexible enough to expand and contract with the wallsystem while maintaining its bond to both sides of the sealant joint.



Soffit: The underside of a structural component, such as a beam, arch, staircase, or cornice.

Substrate: Same as sheathing. The surface to which a cladding is attached.

Terminations: Any place a wall system ends. Terminations can be window or door openings, the bottomor top of a wall or both sides of an expansion joint. In any case, all terminations must be totallyencapsulated with base coat and mesh and a sealant or flashing with appropriate backer rod installed toprevent water infiltration.

Tyvek: Trade name for a house wrap that is made from fine, high-density polyethylene fibers. Tyvek ismore tear resistant than building paper.

Wainscot: A veneer of stone or other finish that only covers the lower portion of an exterior or interiorwall.

Weather Resistive Barrier (WRB, House Wrap, Building Paper): Also referred to as "House Wrap" or"Building Paper". Material used to restrict the transmission of moisture to the surface behind.

Weep Holes: Small holes in the bottom of windows that allows water to drain out. Opening placed inmortar joints of facing material at the level of flashing to permit the escape of moisture.

Weep Screed: A building accessory, usually made of galvanized steel or thermoplastic material, installedalong the base of an exterior stone or stucco wall. Most commonly on roofs and above grade, the weepscreed allows incidental moisture to escape. Generally, stone or stucco industry guidelines and/or localbuilding codes specify where these screeds should be placed in relation to the ground or roof to ensuresufficient drainage.



100 main street / liberty inspection group / jere w. moyer€¦ · 17 roof intersections.....27 18...

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