Eifs Sample

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e-mail - [email protected] web site - http://www.closerlookinspection.com 34090 Roberts Rd., Eastlake, OH 44095440-946-7191 Detailed Moisture Assessment (EIFS) Property Address 1234 Anystreet, USA Date 11/1,2/2010 Ordered By: John Q. Public

Transcript of Eifs Sample

Page 1: Eifs Sample

e-mail - [email protected] site - http://www.closerlookinspection.com

34090 Roberts Rd., Eastlake, OH 44095440-946-7191

Detailed Moisture Assessment (EIFS)Property Address1234 Anystreet, USA

Date 11/1,2/2010

Ordered By: John Q. Public

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Limited EIFS Inspection

H6 - Shown close up in images below. There are several issues in this area. Moss growth on EIFS indicates exposure to elevated moisture. All areas of suspected elevated moisture behind veneer were eith physically inspected and/or tested using various electronic moisture detection. Testing meters included both pinned and unpinned meters.

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H6 - Moss growth on EIFS and Cast Stone. Area was viewed using infrared thermography and non-destructively Verified as having elevated moisture using Tramex Wet Wall detector to depth of 2+ inches.

Thermal anmaly indicates area suspected of having elevated moisture behind E.I.F.S. veneer. This was confirmed using Tramex Wet-Wall electronic moisture meter (pinless) and was set for depth of 2+ inches. Moisture readings in dry area was 0%. This area showed reading of 100%.

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Limited EIFS Inspection

E.I.F.S. terminating at grade. Damaged E.I.F.S. should be repaired to prevent further damage. Also note moss growth at EIFS.

Moss indicates excessive moisture buildup above window. Moisture (pinned) reading indicates saturation at sheathing. This moisture is likely to be caused by poor construction details at roof above.

Kickout flashing properly installed. There are areas where the kickout flashing is not installed which adds to potential for water damage.

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Limited EIFS Inspection

Area of E.I.F.S. and Cast Stone which has been completed. No visible signs of moisture damage present. Note that gutters are not installed which will lead to excessive moisture on surface. Areas where stone and EIFS intersect are sealed with grout. These points have a high probability of failure.

Finished dormers and cast stone at garage side of home. No visible signs of damage present. Dormer to left is unfinished and wood fascia shows indication of exposure. Trim at garage doors is warped and will require repair.

Thermal anomalies indicate potential moisture behind cast stone near drive side porch. Note that cast stone veneer terminates below driveway. Some destructive testing would be necessary to determine extent of moisture damage at sheathing.

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Limited EIFS Inspection

Thermal anomalies indicate area of potential moisture penetration due to missing gutters. It is suggested that further evaluation of a representative number area, which may include destructive testing be performed to verify level of damage to substrate.

Thermal anomaly indicates area with suspected moisture penetration below cast stone. Also note staining at unfinished underside. The unfinished areas at rear of building should all be removed, repaired and replaced. There is also a high probability of concealed damage.

Damaged building wrap and window flashing. Building wrap is damaged and also improperly installed in various locations on rear elevation.

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Limited EIFS Inspection

Thermal anomalies indicate area with high probability of water damage to substrate at rear elevation. These areas should be further investigated which would require destructive testing to evaluate installation and damage to substrate. These unfinished areas should be removed and completely replaced.

Thermal anomaly indicates area where substrate moisture is suspected. There is no way of determining the extent of damage without destructive testing. The destructive testing would consist of removing the veneer at a representative number of suspect areas to confirm moisture penetration into substrate and determine amount of concealed damage. Suspect areas below E.I.F.S. were confirmed non-destructively using a Tramex Wet-Wall pinless moisture meter set to a depth of 2+ inches.

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Limited EIFS Inspection

Garage Side Elevation. Trim around garage doors is warped and will require repair. Stone damaged by side door. This stone will require removal and replacement.

Front Elevation. Note distinctive line of discoloration in cast stone. This discoloration is typical in many areas, indication poor drainage from behind stone.

Front Elevation shows discoloration at stone indicating poor drainage.Not that stone terminates at grade. Dormer is unfinished and shows signs of moisture penetration at EIFS.

Side Elevation. Sealant at windows is missing. This missing or improperly installed sealant is typical for majority of window installations.

Rear Elevation. Area of elevated moisture at sheathing is shown.

Rear Elevation. Poor design in various areas creates situations where moisture penetration has already occurred or is likely to occur. Kickout flashing missing in these areas.

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Limited EIFS Inspection

Openings through facade should be properly sealed. These areas should be further investigated for concealed water damage, microbial growth and structural damage.

Numerous unfinished areas at rear elevation have high probability for concealed damage due to moisture penetration. Many areas showed saturation when measured using Tramex Wet-Wall detector for E.I.F.S. applications.

Damaged OSB sheathing which has been exposed to repeated wetting and drying requires further investigation and replacement. There is a high probability of concealed damage in these areas.

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Limited EIFS Inspection

Image shows unfinished exterior insulation system.

Exposed, unfinished wood has visible microbial growth. This area is suspected of also having concealed damage.

Area at rear elevation shows incomplete construction, damaged building wrap and flashing and moisture damage.

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Limited EIFS Inspection

Exposed, loose flashing at windows. These areas should be further investigated for concealed damage and microbial growth in interstital wall spaces and framing. Areas where EIFS and cast stone meet should be sealed with proper sealany, not grouted.

Incomplete installation around doors at rear elevation. These areas have a high potential for moisture penetration and should be further investigated.

Pointers show damaged cast stone veneer at drive side elevation. Also not that cast stone terminated below elevation of driveway which does not permit proper drainage from behind stone.

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Limited EIFS Inspection

E.I.F. terminating at grade. This is not a suggested installation method and is susceptible to moisture penetration and poor drainage from behind E.I.F.S.

Unfinished exterior insulation. Also shows connection method.

Water damaged E.I.F.S. Also note proximity of grade to E.I.F.S.

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Moisture Readings at Sheathing.

Opening cut in EIFS after measurements determined this was area of elevated moisture shows completely rotted sheathing and mold growth at sheathing.

Elevated moisture at sheathing was measured using Delmhorst (pinned) electonic moisture meter.

Tramex Wet-Wall electronic (pinless) moisture meter used to determine areas after pinned reading show moisture at sheathing. In this case reading indicates saturation at sheathing.

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Indoor Air Sampling

Gray Wolf IAQ monitor used to measure interior building parameters.

Outdoor spore trap sample being collected for comparison to indoor air samples.

Air sample being taken from inside wall cavity in area behind where rotted sheathing was discovered at exterior.

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Facade & Construction Investigation

Water staining at front window. Several windows have staining indicating leakage.

Pinned moisture readings at sheathing being taken at rear of building.

Evidence of rodent infestation behind stone at rear of building. This is also area where moisture penetration behind stone is likely to be occurring.

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Facade & Construction Investigation

Pinned moisture reading taken at sheathing. This reading indicates area of likely moisture penetration in unfinished EIFS application.

Pinned moisture reading marked on exterior.

Area indicating potential insect infestation/damage at rear of building.

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Design & Installation Inspection

Joint between EIFS and Cast Stone. These areas have grout where proper sealants should be installed. These areas are likely to break out over time and leakd to openings for moisture to penetrate.

Stone terminates at/below grade. This interferes with proper drainage and is not a recommended practice.

Poor design details have left many areas vulnerable to moisture penetration.

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Design & Installation Inspection

Poor design details have led to water intrusion behind facade in numerous locations.

Incomplete construction has left areas vulnerable to water intrusion behind cast stone. Also note exposed soffit/fascia and no gutters/downspouts.