FINEGAN INSPECTION SERVICES, INC.

27 Laurelwood Drive Milford Ohio, 45150 513 683-0733

RESIDENCE LOCATION

INSPECTION TYPE EIFS system, Visual, Tramex & Delmhorst probe moisture readings OVERVIEW The report is based on visual observations of the exterior façade material on the building envelope of the above residence as well as the use of electronic hand held moisture detector. The inspection was made without removing any existing covering surfaces or materials. There is no warranty implied as to the value, life expectancy, fitness for particular function, usefulness, or merchantability, and therefore, FINEGAN INSPECTION SERVICES, INC. assumes no liability in those areas. There are two types of meters used to determine the presence of moisture in a wall surface. The TRAMEX meter is an impedance measuring type of meter that will read an electronic signal between the wall surface behind the foam board of the EIFS and the meter face. The signal will read on the face of the meter with a 1 to 100 reading. A normal reading is below 40 on the Tramex meter. If that meter shows a reading in the 60 to 100 range, this reading means that that there is a possible wet area behind the EIFS. Because this is a stucco system the Tramex was not used. The Delmhorst meter was only used to probe the stucco surfaces. This meter is orange and it has a digital display that shows the exact percentage of moisture in the wood of the substrate behind the stucco surfaces. A reading of 5 to 14 is normal, 15 to 25 show some elevated moisture, and 25 to 40 is wet with 40 being saturation level.

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Tramex meter Delmhorst meter The report will discuss the findings of the inspection on the exterior EIFS finishes only that are applied to the wall surfaces of this house. Any wall surfaces not in conformance with accepted workmanlike installation techniques will be also be noted in this report. The moisture analysis survey of this home was conducted by an Exterior Design Institute certified inspector, and following the protocols of the Exterior Design Institute. Right and left will be determined as one faces the front door from the exterior of the house. GENERAL INFORMATION: Time of the Inspection: 12:30 p.m. Weather Conditions- sun 48 degrees Age of home- estimated at 20 years Builder- Zaring Type of home- 2 story Foundation type- Cast in place concrete Framing type- Standard platform Type of windows- wood double hung Persons present at the inspection- Inspector only Type of system- PB- EIFS Manufacturer-unknown Humidity 38% Date of last rain fall- 1/13/15 SUMMARY OF CONDITIONS The home has wood EIFS on all the exterior walls. There is sealant application around the window and door frames on this EIFS system and most appears to be in good condition. Below the front windows, however there is high moisture readings recorded. At some of the window miter points there is moisture access behind the stucco system at the center and far right front wall areas as well as the right wall of the garage side of the home. Repair of the EIFS system is needed in the form of a sill drain systems under those windows that are actively leaking to drain out water that is now leaking behind the EIFS. At the wall surfaces where the substrate has gotten wet, replacement is needed. Each wall surface will be discussed and photos of the moisture readings at the wall surfaces will document the exterior conditions.

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1). Front Left wall surface

Window #1 moisture readings Window #2

Window #3 moisture readings Window #4

The rest of the wall, caulking and EIFS surfaces were in good condition with no other repairs or modifications needed at this time. Because the windows are wood double hung, the warranty requires that all vinyl tracks be lifted at the bases and caulking applied to the wood behind the vinyl tracks

Window #2 Window #1

The windows 1 through 4 were noted in good condition with no moisture detected in the walls below

Window #3 Window #4

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2). Front Left center wall area In the wall that is above the front entry area there was an elevation in moisture detected in the substrate that is below the window and behind the EIFS. The installation of a sill drain under this window is needed as a requirement for the warranty. There also needs to be installation of a base flashing at the concrete front porch intersection with the EIFS wall. The roof/wall intersections at the wall area above the large front foyer window #5 must be installed where there is now an undersized and leaking kick out flashing.

What is a sill drain? It is installed by cutting the EIFS directly under the window frame and chiseling out approximately 1” of wood frame. The created opening is then sealed with membrane tape and liquid plastic coating, and then the black drain is inserted under the window frame. The EIFS that was cut is then resurfaces and a vinyl cap is installed over the drain to hide the drainage system and make the window appearance consistent with the rest of the window frame. SILL DRAINS

What is base flashing? The manufacturers of all EIFS systems require that the EIFS not be terminated behind concrete slabs. This is because of moisture and termite access issues when the EIFS is installed on the wall and then a concrete slab is poured against the EIFS. To create a break in the wall and to drain all water that may normally bet behind the EIFS given the slab placement, the EIFS should be cut up off the slab, a flashing installed at the intersection of the slab and EIFS so that no water can access behind the EIFS at these locations. BASE FLASHINGS

After the notch has been accomplished, the sill drain system is installed

After the affected EIFS has been re-coated to match the rest of the EIFS finish, the cap is installed and sealed into place with matching colors of the window frame

Sill drain needed here

Base flashing needed here

Diverter flashing is needed here

Base flashing installed at the porch floor and at a deck

Window #5

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DIVERTER FLASHINGS What is a diverter flashing? Diverter flashings are installed at the intersections of roof systems and the walls of the EIFS wall surfaces. The diverter flashing turns the water that travels down the roof, along the wall line away from the wall and into the gutter. These flashings are vital on all walls with EIFS, fiberboard siding and faux stone applications. The diverter is sometimes called a “kick out” flashing because it kicks the water out and away from the wall where it would access behind the wall if the flashing were not installed.

Window #5 moisture readings

There were also elevated readings below the diverter flashing that is above and to the right of the window. A replacement of the diverter flashing and repair of the substrate below the diverter is necessary. There is soft substrate detected on the wall.

Moisture readings are

elevated below this

diverter flashing Red box areas have high moisture readings

The existing kick out is insufficient and allowing water to leak behind the EIFS below this location

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3). Front Right Wall The wall substrate is some soft below these windows #6 and #7 and there are high readings all the way down to the floor line on this wall. The area in the red box below the window will need to be torn out, all substrate removed and replaced and new surface coatings installed. In order that the wall finishes match, the wall surface from the cornice line to the floor lines.

There elevated moisture readings on the center wall where the front porch gutter terminate at the front wall. RED BOX The water from the gutter is accessing the EIFS system at this location. The kick out flashing needs to be replaced with a full sized

kickout as shown in the detail below. The repair of the wet substrate that is behind the EIFS below the existing kick out and then the wall will need to be re-surfaced as well. Window #6 moisture readings below

Window #7 moisture readings were all good

Window # 6 Add a sill

drain here

Window #7

Rot at the base of the window sill

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Window #8

4). Front Right Wall There are elevated moisture readings below this front window. The installation of a sill drain and repair of the substrate below will be necessary. These repairs will only be needed directly below the window frame. There wall surfaces on this wall section that need some repairs to the loose lamina finish similar to those found on the upper center wall surfaces.

Moisture readings window #8 Window #9

5). Right house/garage wall The right wall of the home has the garage overhead door and chimney as well as 2 windows. The moisture readings below the windows and at the rear surface of the chimney were elevated. At these locations new sill drains need to be installed and a kick out flashing is needed at the back of the chimney framing. The addition of a flashing at the front of the chimney near the roof line is needed to prevent water access in this area.

Cut out the EIFS and replace any rotted substrate below the windows

Windows #8 and #9

Sill drain needed here

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Sill drains at the window #10 and #11 are needed because the existing sill drain system is allowing some water to access below these windows. The red circle locations shown in the photo are where new flashings are needed at the front upper and rear walls of the chimney. The rear section does have elevated moisture readings below this metal cap. Window #10

Window #11

Rear chimney cap area

Window #10

Window #11

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The substrate appears to be solid behind the EIFS in these locations so there should not need to be any wall repair needed. At the rear roof intersection with the right wall, the modification of the end dam flashing is needed. The existing flashing is not installed properly. There is no water access below; this would be an insurance against future moisture access.

7). Rear right Wall

All moisture readings below these windows were noted to be in the normal range. There was no soft substrate or damage to the surfaces. These windows will need to be closely monitored because as they are, moisture access is inevitable. The windows need caulking behind the vinyl tracks, like all other windows, and keep all painted and caulked. Windows #12, 13, 14

Windows #12,13,14

Window #15 Window #16

Window #17

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Windows #15 and 16

Window #17

8). Rear wall Left There is only 1 elevated reading at the rear window # 18 of the kitchen. A sill drain below this window is needed but the other windows and walls are in good condition.

Window #18

#18

#19

#20

#21

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Window #19

Window#20

Window # 21

9). Left wall There are no elevated moisture readings in any location on the left wall surface.

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Conclusion There are repairs that are needed on this synthetic stucco system. 1). The installation of sill drains under those windows shown in the report 2). The repair of all EIFS walls below the window and diverter flashing will be needed. There will need to be new caulking and a sill drains in these areas to capture the water and drain it away is needed in these locations. 3). At the front house wall, the installation of base flashings is necessary at the front porch slab/house wall intersection. 4).On the right wall windows and chimney there are flashing installations and new sill drains needed. 5). The rear window #18 will need a sill drain. 6). Re-surface the areas where there has been EIFS cut and repair so that they match the rest of the wall surfaces as closely as possible. 7). Have all windows caulked behind the vinyl tracks so that there is a better seal at these vulnerable locations and repair those window sill nosing’s and mullion points that have gotten rotted. If Finegan Management and Consulting LLC supervise the EIFS repairs made by approved sub contractors, a 2 year warranty will be issued by Finegan Management and Consulting LLC on all repairs. The warranty includes two inspections over the course of the next 24 months at no costs to the homeowner. More information on this warranty can be obtained on request.

SPECIFICATIONS a). There will be new substrate installed in any locations that have rot behind the EIFS as needed. The use of properly sized plywood or DuroRock concrete board is included in this bid. b).The substrate will be secured directly to the wall studs. c). EPS foam mechanically fastened to the substrate. d). Re-surfacing of the affected areas will be accomplished using the same texture as now on the wall surfaces. There will be no seams created by the repair. The entire wall surface re-coating will be accomplished in the wall sections noted in this proposal. The re-coating will stop at the horizontal floor seams and be limited to the wall section at vertical plane changes only. Because the existing wall surfaces have not been painted, the color match will be accomplished as close as possible given computer match techniques. Painting only the affected wall areas included in this bid. No wood trim or any other wall surface painting is a part of this bid. e). There will be caulking applied to the any expansion seams and around the windows that are affected by the repairs. All window exteriors will not be caulked as a part of this bid only those where caulking had to be removed and replaced to install the sill drains. All windows will have caulking applied behind the tracks from the inside of the structure. The cleaning, bonding and installation of new

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silicone based caulking with closed cell backer rod will be accomplished by the contractor on affected windows. f). All blending of new color with old color by re-surfacing affected areas on the EIFS covered walls is included in this bid, the blending of all lamina with that texture that is now in place in the areas that are cut will be attempted to the best of the ability of the contractor. Exact match cannot be achieved unless the entire wall surface is re-coated with base and finish lamina. Paint to be furnished by the owner. g). The caulking use will be Dow 790 series color to match existing and closed cell backer rod will be used as needed. h). At the front wall, the removal of EIFS accent trim and water damaged substrate will be accomplished bvelow the windows and if there is wet insulation, it too, will be removed and replaced. The wall will be cleaned and any surfaces affected by moisture will be sealed with Kilz stain sealer, then new insulation and new plywood or DuroRock concrete board will be installed. The EIFS will be re-installed and a re-coating of the walls with new lamina on the surfaces will be accomplished in the designated areas. i). Sill flashings will be installed at the wall surfaces under the specific widows shown in this proposal. #5,6,7,8,9,10,11,18 j). The kick out flashing will be replaced at the wall above window #5. A kick out will be added to the wall behind the fireplace chimney where new metal cap has been installed.

Repair methods and techniques 1). The work on house will take place between the hours of 8:30 am and 6:00 pm 6 days a week. 2). All walkways and other landscaping materials will be protected to the very best ability of the contractors. 3). The daily cleaning of the site will take place. 4). All trash will be removed from site. 5). Any mold detected on the framing material will be cut out or cleaned. 6). Any structural modifications will be accomplished only by the techniques prescribed and approved by Terry Finegan. 7). The modifications will be completed within 7 business days weather permitting. 8). The repairs are guaranteed for workmanship and materials for 2 years. A cost of repair is estimated at Fee schedule

FINEGAN Management and Consulting LLC By Terrence P. Finegan E.D.I. OH17 Phone: (513) 683-0733

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