stucco moisture testing report - inspection...

2012

Stucco Moisture Testing Report

Property Address:

123 ABC St.

Anywhere, LA

Inspection Connection, 156 Egret St., Covington, LA 70433

Bus: 985-871-7511 Cell: (985) 373-2371 Email: [email protected]

Ordered by:

Seller or Purchaser

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INTRODUCTION

1.1 PURPOSE: Enclosed is your Stucco Moisture Inspection. The purpose of this moisture inspection is to help assess the condition of the stucco system by looking for visible installation flaws, inadequate water diversion and sealant failures and conduct random moisture readings using electronic moisture reading devices. Please note that the provision of a scope of work for remedial repairs is not the purpose of this inspection. Further investigation may be needed to determine the extent of water damage, if any, and how best to modify your home to address any moisture problems that may be indicated by this inspection. 1.2 SCOPE OF INSPECTION: This is a basic, stucco inspection limited to the following:

� A visual examination of the condition of the stucco, exterior sealants, flashing, windows, doors, roof-to-stucco transitions, parapets, gutters, deck-to-building connections, stucco terminations and any penetrations through the stucco.

� Conducting of random electronic moisture readings of the building envelope.

� Preparing a report of our observations of potential problem areas and recording any high readings found.

� Providing detailed information on typical moisture-related problems in stucco homes to assist you in maintaining the value of your home. 1.3 LIMITATIONS OF LIABILITY: Because this is a limited inspection, we can make no guarantee, express or implied, that our observations and random moisture readings offer conclusive evidence that no installation or moisture problems exist, or that problems found are all-inclusive. This inspection company, its employees and any divisions shall not be liable for non-visual defects, unseen defects, unspecified defects or hidden damage and conditions existing on the subject property and hereby disclaims any liability or responsibility thereof. All parties concerned agree to hold harmless and indemnify this inspection company involving any liabilities that may result. 1.4 FURTHER TESTING / INVESTIGATION: Our policy is to rely on moisture meter readings as an indicator of relative moisture values between different test spots, not as an absolute value of water content in the substrate. It is difficult to determine if the structural wood of your home has been damaged in areas of high readings without 'probing' and/or removing a core sample of the stucco to allow for visual inspection. Should we feel that further investigation is needed this will be indicated in the summary section of the report. 1.5 REPAIR FOLLOW-UP AND ANNUAL INSPECTIONS: A repair follow-up inspection should be conducted within three months after completion of the repairs to assess the effectiveness of the moisture modifications. This is extremely important. Annual inspections should also be scheduled to ensure that your stucco system remains dry. This way any sealant failures, stucco cracks, etc. can be caught and repaired promptly. Testing and maintaining your home on a regular basis is the best way to prevent costly repairs associated with moisture damage. Also, should you decide to sell your home, annual inspections and maintenance documentation will be a valuable selling tool, providing evidence to show that your home has been inspected and maintained on a regular basis by a reputable and qualified firm.

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PROJECT INFORMATION

OWNER INFORMATION BUYER INFORMATION

Owner’s Name N/A Buyer’s Name N/A

Property Address 123 Anywhere St. Property Address N/A

City, State, ZIP Any City, LA City, State, ZIP N/A

Phone N/A Email/Phone N/A

Owner’s Realtor N/A Buyer’s Realtor N/A

Realty Company N/A Realty Company N/A

Phone N/A Phone N/A

Fax N/A Email N/A

PROPERTY INFORMATION INSPECTION INFORMATION

Type of Exterior Traditional Hardcoat Stucco Date of Inspection 2012

Substrate (if known)

OSB Plywood Inspector Chris Savoie

Age of Property 10 years Present at Inspection

Inspector only

Square Footage N/A Temperature 90 degrees

Stories 2 – Stories Weather Conditions Sunny

Type of Windows Aluminum, Vinyl Casement, Fixed Windows

Last Rain >2 Days

INSPECTION TEST EQUIPMENT

Test Equipment Description Test Range Setting

Low Medium High

A Tramex Exterior Wet Wall Detectors 10 - 20 21 - 50 51 – 100 Not used

B Delmhorst BD 2100 Probe Meter <15 16 – 25 26 – 40 1

IMPORTANT NOTE:

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

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GENERAL OBSERVATIONS

Item Description Yes No N/A Comments

Sealant Satisfactory on Window Trim X Sample Report, Louisiana 2012

Sealant Satisfactory on Window Joints X

Sealant Satisfactory on Door Perimeters X

Sealant Satisfactory on Door Joints X

Sealant Satisfactory on all Penetrations X

Sealant Satisfactory on all Flat Accents X

Sealant Satisfactory on Terminations X

Mildew and Mold Present X Refer to report Summary for further details.

Rust Aggregates Present X

Window Head Flashing Present X

Kickout Flashing Present X

Deck Flashings Present X

Chimney Flashing Present X

Chimney Cricket Present X

Chimney Metal Cap Present X

System in contact with bricks X At front porch bricks.

System in contact with Soil X

Exposed Mesh/Foam noted X At the belly band (typical).

Expansion Joints Present X

Delamination Present X

Evidence of Wood Destroying Insects X

Compression Wrinkle Present X

Visible System Damage/Cracking X

Control Joints Present X

Dead Valley Present on Roof X Dead Valley areas (Roof to Wall intersections)

System in contact with Shingles X

Sprinkler System Present X Direct all sprinkler heads away from windows and system.

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A B C D E F G H I

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Detail #1a.1 – Brick/stucco sealants

are poor. Re-seal terminations.

Detail #1a.2 – Kickout flashing is

properly installed.

Detail #1a.3 – Upper window lacks proper

sealants.

Grid Location

Elevation #1a Moisture/ Substrate Reading

Seal all window, door and penetration perimeters. Seal all window and door construction including miters and mullions.

D5-7 Stucco/brick terminations are poor. Typical. Re-seal all stucco/brick terminations and tool sealants into joints. See Detail #1a.1

D4 Area where moisture probe was made under kick out flashing. See Detail #1a.2 Kick out flashing is properly installed.

13% Firm

E4 High moisture reading at upper window lower left. See Detail #1a.3 Substrate was soft when probing. Window lacks proper sealants.

40% Soft

F4 High moisture reading at upper window lower right. Substrate was soft when probing.

40% Soft

NOTE There is possible moisture damage to wood substrate under upper window at E4 and F4.

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A B C D E F G H I

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Detail #1b.1 – Kick out flashing at

balcony lacks sealant.

Detail #1b.2 – Rail perimeters lack

sealants.

Detail #1b.3 -- Balcony door lacks sealants.

Heavy stucco cracking noted under door.

Grid Location

Elevation #1b Moisture/ Substrate Reading

Seal all window, door and penetration perimeters. Seal all window and door construction including miters and mullions.

F/G4 High moisture reading under balcony kick out flashing. Kick out flashing lacks sealants. See Detail #1b.1 Seal the entire kick out flashing including back and under sides.

24% Firm

F/G4 Balcony rail lacks sealants. Typical. See Detail #1b.2 Seal all balcony railing at perimeters including fasteners.

G/H4 Balcony door lacks sealants. See Detail #1b.3 There is also heavy stucco cracking under the door. Seal/repair stucco cracking where applicable.

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A B C D E F G H I

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Detail #1c.1 – Window lacks proper

sealants.

Detail #1c.2 -- There is a large crack

under this window.

Detail #1c.3 – Sprinkler system is

present on this property.

Grid Location

Elevation #1c Moisture/ Substrate Reading

Seal all window, door and penetration perimeters. Seal all window and door construction including miters and mullions. Press sealants into joints to prevent separation.

NOTE Windows lack proper sealants. See Detail #1c.1 Seal where applicable.

E/F7 There is a large crack visible under this window. See Detail #1c.2 Seal/repair large crack where applicable.

NOTE There is a sprinkler system on this property. See Detail #1c.3 Ensure that all sprinkler heads are directed away from system and windows to help prevent moisture intrusion and insect infestation.

NOTE There is moisture damage to substrate under window at E/F7 viewable from crawl space. See Elevation #1d for detail photos.

NOTE Black plastic wrap is present on this home and was observed at the bottom edge of the OSB substrate. Plastic wrap holds in moisture resulting in damage. Cut plastic wrap to allow for moisture to escape.

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A B C D E F G H I

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Detail #1d.1 – Moisture damage seen

from crawl space under window at

E/F7.

Detail #1d.2 -- Moisture damage seen

from crawl space under window at

E/F7.

Detail #1d.3 -- Moisture damage seen

from crawl space under window at E/F7.

Grid Location

Elevation #1d Moisture/ Substrate Reading


NOTE

These photos were taken in the crawl space under window E/F7 depicting major moisture damage to the substrate. Consult a repair contractor to repair these areas. Stucco removal is needed. See Details #1d.1, 1d.2 and 1d.3

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A B C D E F G H I

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2

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Detail #2a.1 – Balcony kick out flashing

lacks sealants.

Detail #2a.2 -- Exposed mesh noted at

belly band (typical).

Detail #2a.3 -- Major cracks noted under

leaking window.

Grid Location



D4 High moisture reading under balcony kick out flashing. See Detail #2a.1 Kick out flashing at balcony lacks sealant. Seal all kick out flashing including backs and under sides.

37% Firm

D4 Inspector noted exposed mesh at belly band. Typical. See Detail #2a.2 Assess entire belly band and window bands for this issue and modify/repair as needed.

E5 There are major cracks noted under upper leaking window. See Detail #2a.3 Stucco removal is needed to repair damaged substrate in this area.

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A B C D E F G H I

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Detail #2b.1 – Lower window lacks

sealant.

Detail #2b.2 -- This is a properly

installed kick out flashing.

Detail #2b.3 -- Stucco bottom edge to

brick lacks sealant. Seal stucco to brick.

Grid Location



E/F7

Lower window lacks sealant. See Detail #2b.1 Seal/re-seal and tool all perimeters and tool sealants into joints to help prevent separation. Note: There was no moisture damage viewed from inside the crawl space behind this area.

37% Firm

F5 A properly installed kick out flashing is noted in this area. See Detail #2b.2

C/D7 Stucco bottom edge to brick entry lacks sealant. See Detail #2b.3 Seal stucco to brick termination to help prevent moisture intrusion and wicking.

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A B C D E F G H I

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Detail #2c.1 – Debris has collected in

the dead valley area. Remove debris.

Detail #2c.2 -- Opening noted into attic

(possible bird or rodent entry).

Grid Location



F/G4

Debris has collected in the dead valley area. See Detail #2c.1 Roof to wall intersections are known as “dead valleys”. Remove debris from this area and continue to monitor in the future for this issue. Maintain this area free of debris at all times.

D/E3 Inspector noted an opening into the Attic (possible bird or rodent entry). See Detail #2c.2 Repair/modify this area to prevent future infestation.

NOTE Stucco removal is recommended under both upper level windows and at bottom left lower window.

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A B C D E F G H I

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Detail #3a.1 – Kick out flashing is

properly installed in this area.

Detail #3a.2 -- High moisture reading at

right side of window.

Detail #3a.3 -- Inspector noted heavy caulking at roof

to window termination.

Grid Location



H3/4 Area where moisture probe was made under kick out flashing. Kick out flashing is properly installed. See Detail #3a.1

17% Firm

H4 High moisture reading at upper window right side under soffit. See Detail #3a.2

19% Firm

H4 Inspector observed heavy caulking at roof to window termination. See Detail #3a.3 Have a qualified repair contractor investigate this area and modify as needed.

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A B C D E F G H I

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Detail #3b.1 – There is moisture

damage to the substrate under these

windows (viewed in crawl space).

Detail #3b.2 -- Fascia lacks sealants.

Detail #3b.3 -- There is a severe crack

in the system here.

Grid Location



E6,7-H6,7 There is moisture damage at the wood substrate under these windows (viewable in the crawl space, see note below). See Detail #3b.1 Repair/modify as needed.

D2 Fascia termination lacks sealant. See Detail #3b.2 Seal all fascia terminations where applicable.

D3 There is a severe crack in the system in this area. See Detail #3b.3 Repair/modify cracking where applicable.

NOTE Stucco removal is recommended at lower level windows E6,7 to H6,7). See detail photos of moisture damage to substrate under these windows from the crawl space on Elevation Photo #3c.

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A B C D E F G H I

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Detail #3c.1 – Moisture damage seen

from crawl space under windows at

E6,7 to H6,7.

Detail #3c.2 -- Moisture damage seen

from crawl space under windows at

E6,7 to H6,7.

Detail #3c.3 -- Moisture damage seen from crawl

space under windows at E6,7 to H6,7.

Grid Location



NOTE These photos were taken in the crawl space under windows E6,7 to H6,7 depicting major moisture damage to the substrate. Consult a stucco repair contractor to repair these areas. See Details #3c.1, 3c.2 and 3c.3

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A B C D E F G H I

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Detail #4a.1 – Bay windows were

viewed in the crawl space. No

moisture damage found.

Detail #4a.2 -- Heavy mold/mildew at

main chimney (back right side of

home).

Grid Location



C6,7 to E6,7

Bay windows. See Detail #4a.1 No moisture damage was found in the crawl space under these windows.

D/E6 Area where moisture probe was made at window lower middle. 17% Firm

NOTE Heavy mold/mildew observed on the main chimney. See Detail #4a.2 (See details of main chimney on Elevation Photo #4b. - 4b.1 and 4b.2)

I4 There is severe cracking at the left side chimney noted. See Detail #4a.3 Repair chimney where applicable.

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A B C D E F G H I

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Detail #4b. Detail #4a.3 - Severe

stucco cracking at chimney.

Repair is needed (left side chimney).

Detail #4b.2 -- Main chimney (heavy

mold present). Right back side of

home.

Grid Location



I 4 There is severe cracking at the left side chimney noted. See Detail #4b.1 Repair chimney where applicable.

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Summary Observations Property Address: Sample Report 2012

� Seal all window, door and penetration (railings, etc.) perimeters using a

high quality, professional sealant and press into joints to help prevent moisture intrusion and sealant separation.

� Seal all window (miters/mullions) and door construction where

applicable. Clean all tracks and corners before installing sealants.

� Fascia and brick/stucco terminations lack sealant. Refer to Elevation Photos for locations. Consult a qualified waterproofing contractor to seal all fascia and brick/stucco termination areas.

� Exposed mesh was noted at belly band. Refer to Elevation Photo for location. Consult a qualified stucco repair contractor to reapply stucco/finish coat in this area.

� Inspector noted an opening into the Attic (possible bird or rodent entry). Refer to Elevation Photo for location. Consult a qualified repair contractor to investigate this area and repair to help prevent future infestation.

� Black plastic wrap is present on this home and was observed at the bottom edge of the OSB substrate. Plastic wrap holds in moisture resulting in damage. Consult a professional waterproofing contractor to cut plastic wrap to allow for moisture to escape.

� Flat accents lack sealants. Assess all flat accents and seal where

applicable.

� There is moisture damage on this home including damage to the plywood substrate. Consult with a qualified stucco repair contractor for proper repairs. Removal is recommended under both front upper level windows and front bottom level left window. Refer to Elevation Photos for locations. After repairs have been made to the substrate, reapply stucco and finish coat.

� Stucco bottom area is in contact with brick entry. Refer to Elevation Photo for location. Consult a qualified waterproofing contractor to seal stucco bottom edge to brick help prevent moisture intrusion and wicking.

� Dead valleys are present at roof to wall intersection. Debris has collected

in these areas. Refer to Elevation Photo for location. To prevent future

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corrosion and moisture damage keep this areas debris free AT ALL TIMES.

� Kick out flashings lack sealant. Refer to Elevation Photos for specific

locations. Consult a qualified waterproofing contractor and seal all kick

out flashings including underside and construction of all kick out flashings.

� An in-ground sprinkler system is currently being installed on this home.

After installation, ensure that ALL sprinkler heads are directed away from windows and system to help prevent moisture intrusion.

� There are areas where mildew is present on this home and at the main

chimney. These areas should be cleaned with a mild soap or cleaner as suggested by the system manufacturer. Never use a high pressure sprayer around window and other penetrations. Refer to Elevation Photos for some locations.

� There are some severe cracks noted on the system. Refer to Elevation Photos for specific locations. Consult a qualified stucco repair contractor to repair/modify ALL severe cracking where applicable after substrate damage has been repaired.

� There are three areas at windows and two areas under kickouts that are

showing signs of high moisture. The substrate was soft upon probing two

these areas. Consult with a qualified stucco repair contractor to

investigate (core sample) all soft areas for possible moisture intrusion

damage. Refer to elevation photos for specific locations of moisture

readings and substrate integrity. (Firm, Soft or None)

� Great care should be exercised in choosing the appropriate sealant. Each sealant manufacturer has its recommendations about how their particular sealant should be applied. It is important that these guidelines be followed in order to maximize the effectiveness of the sealant and enhance its ability to protect your home. All sealant joints should be thoroughly cleaned before sealant is applied to ensure the effectiveness and adherence of the sealant. Important Note: Check with your water proofing contractor about painting concerns on silicone verses polyurethane sealants. Silicone cannot be painted over whereas polyurethane can.

� It is suggested that a follow-up inspection be completed in 6 to 8

months after all repairs are completed to ensure that the moisture levels remain within an acceptable level and proper corrections have been made to prevent moisture intrusion and wood rot.

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� This report only reports on the condition of the structure at the specific locations indicated. Locations were determined by the inspector according to the probable areas of possible moisture intrusion and in accordance with the stucco Industry Standards. Due to the inability to utilize the Tramex Wet Wall Detector on Non EIF systems (i.e., Traditional Hardcoat, etc.) a representative number of windows and various other areas that are prone to water intrusion were moisture tested by using the probe meter. The suggestions for corrections to prevent moisture intrusion are given in accordance with the best judgment and experience that have been determined from previous inspections, repairs, and knowledge gained from our experience and other knowledgeable persons in the industry. No judgment is intended or given for any areas not reported on.

� Please note that the moisture readings included in this report are the raw

data recorded by the Delmhorst probe meter. Moisture levels are affected by the ambient weather conditions and other factors, and this can result in variations between the readings taken on one day and readings taken in the same area on another day. The readings provided in this report are accurate indicators of the presence of retained moisture at the surface of the substrate in the area tested at that given moment in time. These readings are not represented to be the absolute moisture content of the full thickness of the substrate.

Thank you again for choosing Inspection Connection.

Chris Savoie, CMA, CIE, CREI Inspector/Inspection Connection End of Summary Observations – Sample Report 2012

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stucco moisture testing report - inspection...

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