Winslow Residence Presentation

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WINSLOW RESIDENCE

REPORT PRODUCED BY

STORM DAMAGE REPORT MARCH 30, 2007


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EVALUATION03/30/07WINSLOW RESIDENCE Page | 1

March 30, 2007

Winslow Residence352 Mulberry St.Howesville, NC 24345

Reference: Professional Cost Estimates to remediate, repair, and reconstructcurrent residence to a satisfactory and safe livable condition.

I am pleased to report that Construction Managers, Inc. has completed its professionalcost estimates of the Winslow home as requested. We have prepared two complete costestimates. One cost estimate represents repairing the present structure and grounds back to its original condition. The other cost estimate reflects demolition of the presentstructure and rebuilding a new home exactly the same as the present home.

The Winslow home is a one-story structure with full basement and attic space. The homecontains 2,371 heated square feet. The basement has 515 square feet. The main floor has1,490 square feet with a bonus room consisting of 366 square feet.

During our evaluation, we analyzed and determined the scope of work and price of allwork which will be required to reconstruct or build a new home. We have carefullyinspected every room of the Winslow existing home including the basement, attic, andexterior of the structure. We have viewed photographs taken after the impacts from treesup to the present. We have read the reports by Indoor Environmental Systems, Inc. andMcGee Enterprises, Inc. These reports give detail assessments for the current conditionregarding mold, water intrusion, and structural damage of the Winslow home. The reportsgive us the necessary information for mold remediation and what is required to return t hehome back to a satisfactory and safe environment. The Winslow home is uninhabitableand requires major mold remediation and moisture removal, with substantial constructionto remove and replace portions of the home that cannot be cleaned. My opinions as to theexpense of doing what is necessary to return the Winslow home to its proper conditionare accurately reflected in my attached reports.


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EVALUATION03/30/07WINSLOW RESIDENCE Page | 2

The primary factor causing the practical destruction of the Winslow home was treesfalling on the structure during an ice storm in February 2003.The massive impact from the trees and water intrusion has for the most part destroyedthis home. The home is severely contaminated by mold, and will require a thorough moldremediation, followed by clearance testing, before construction-related remediation andrepairs can commence.

The water intrusion and growth of mold will require removal and replacement of allflooring and carpets, roll-vinyl wall base, ceilings, and drywall throughout the structure.

There is evidence of several major roof leaks resulting from fallen trees. The leaks haveallowed excessive water intrusion and moisture into the structure which has contributedto the mold contamination

The moisture accumulation due to structural damage is the primary cause of the presentmold. The buildup of moisture can, and in this case did, feed mold growth.

I have been involved with many storm damage related projects and found this one to beone of the worst. The project repair and reconstruction costs far exceed the homes valueand one can build a new home for less money. It is my professional opinion the present

home should condemned.

Based on our cited references, cost estimates, and professional experience we standready, willing, and able to perform all work required to restore the home to its originalcondition for the amount of $614,301.00. We can rebuild an exact new home and groundsfor $448,466.00.

We hope to have the opportunity to work with you on this project.

Sincerely,

Sam E. Sasser


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ESTIMATE

Unsafe Living Conditions

Electrical wiring only works in some locations in the house. Could pose a fire hazard. Recommended solution:

- Completely rewire the house.- Salvage only electrical systems that function properly.

- Test and approve by a NC licensed electrician HVAC system consumed with moisture, mold and mildew.

Creates hostile breathing environment throughout the home. Recommended solution:

- Completely remove existing HVAC system and ductwork.

- Install new HVAC system and ductwork.- Test and approve by a NC licensed mechanical contractor.

WINSLOW RESIDENCE 03/30/07


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ESTIMATE


Cracked foundation walls from the impact of the trees falling. Load bearing walls may not be properly supported from below. Foundation waterproofing has failed causing leaks in the basement. Recommended solution:

- Need to be certified by a NC certified structural engineer.- Repairs made accordingly per engineers recommendation.- New waterproofing installed per NC building codes.

Fireplace chimneys cracked and unusable. Use of fireplaces with cracks would trap gasses in the attic. Could pose a fire hazard. Recommended solution:

- Permanently seal all fireplaces and chimneys from further use.- OR demolish and rebuild them to meet NC building codes.



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ESTIMATE


All interior/exterior finishes exhibit moisture causing mold and mildew growth. Recommended solution:

- Replace all insulation.- Replace structural framing where damage has occurred.- Remove and replace all roof shingles.

NOTE: Removal of all mold and mildew should occur during constructionon the house



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DN

201

A B

203

C D

205 208

E

E

209

E

B

211

210

212

B

214

213202

339 SF

Living Room204

219 SF

Kitchen202

60 SF

Foyer 201 133 SF

Bedroom 4211

210 SF

Bedroom 3209

36 SF

Bath 2210

140 SF

Bedroom 2208

120 SF

Bedroom 1206

56 SF

Bath 1207

117 SF

Hall205

206

207

F i r e p l a c e

204

E

E

B

C h i m n e y

C h i m n e y

363 SF

Room203

FIRST FLOOR PLANWINSLOW RESIDENCE 03/30/07


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IMAGE #03WINSLOW RESIDENCE 03/30/07


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ROOF PLANWINSLOW RESIDENCE 03/30/07


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UP

101

37

37

102

373737

515 SF

Basement Room 1

101

877 SF

Basement Room 2

102

103

F i r e p l a c e



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13/48

UP

101

37

37

102

373737

515 SF

Basement Room 1

101

877 SF

Basement Room 2

102

103

F i r e p l a c e



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15/48

UP

101

37

37

102

373737

515 SF

Basement Room 1

101

877 SF

Basement Room 2

102

103

F i r e p l a c e



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DN

201

A B

203

C D

205 208

E

E

209

E

B

211

210

212

B

214

213202

339 SF

Living Room204

219 SF

Kitchen202

60 SF

Foyer 201 133 SF

Bedroom 4211

210 SF

Bedroom 3209

36 SF

Bath 2210

140 SF

Bedroom 2208

120 SF

Bedroom 1206

56 SF

Bath 1207

117 SF

Hall205

206

207

F i r e p l a c e

204

E

E

B

C h i m n e y

C h i m n e y

363 SF

Room203



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ESTIMATE

$0

$50,000

$100,000

$150,000

$200,000

G e n e r a l

D e m o l i t i o n

S i t e w o r k

C o n c r e t e

M a s o n r y

M e t a l s

W o o d / P l a s t i c

I n s u l a t i o n / R o o f

D o o r s / W i n d o w s

F i n i s h e s

H e a t i n g / A i r

E l e c t r i c a l

Detailed Cost ComparisonRestore Existing Build New



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ESTIMATE

$0

$175,000

$350,000

$525,000

$700,000$614,301

$448,466

Total Cost Comparison



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TIMELINEWINSLOW RESIDENCE 03/30/07


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Indoor Environmental Systems, Inc.


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MOLDASSESSMENTREPORT

03/30/07WINSLOW RESIDENCE

www.indoorenviron.com

Fungal/Mold Assessment ReportPrepared ForBob Cummins

3521 Community Church RD Pfafftown, NC 27040Inspection date: 01/31/2007

Prepared By:Indoor Environmental Systems, Inc

Steve McLeod924 West Chatham Cary, NC 27511

3521 Community Church RD Pfafftown, NC 27040


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03/30/07WINSLOW RESIDENCE2

SummaryThis is a follow-up inspection. The asses sment focuses on the condition of the personal items that arecurrently in the residence as well as an assessment as to how the home should be remediated. The scopeof services includes a limited visual and mechanical asses sment of easily accessed areas within theabove stated residence.

The results are presented in the following report. Included in the report are hypothesis regardingcausation and recommendations for remediation. This report pr ovides a general scope of work f or water

and fungal damage restoration. There are many hidden areas (wall and floor cavities) that have not yet been exposed. Indoor air quality testing for fungal components was not done during this assessment.

Inspector: Steve McLeod CEO CMC

Purpose: To assess the current condition of the building and the personal itemswithin. To make a recommendations as to the salvage- ability of the

personal items and general procedures for water damage and fungalrestoration.

Findings Water: The following areas continue to be affected by water intrusion, fluctuatinghumidity levels and temperature ranges; the majority of the structure andits contents: roof, attic, attic decking, 1 st Fl living area ceilings, suspectwater intrusion and microbial activity within the perimeter walls and floor

cavities, suspect structural damage to the fireplace, also the basementceilings, walls and floor, the air distribution system and occupants

personal contents within the building.

Condition Fungal: i 1st Floor Surfaces - Condition 3 (actual growth) There is visual fungalgrowth, on numerous personal items throughout the first floor. Basement - Condition 3 (actual fungal growth); There is visual f ungalgrowth on numerous personal items throughout the basement and in thework shop area.

Primary damage: Water intrusion has affected building material (swelling, shrinking anddelaminating of window molding, flooring, and furniture as well asfoundation wall cracks)

Secondary Damage: Fungal pollution and decay of affected building material personal itemsand homeowner complains of health symptoms which he associates withthe water and fungal damage. The homeowner has been living in the

building for approximately 3 years during the litigation process.Insect damage is the suspected cause of holes in the fabrics throughoutthe building.

3521 Community Church RD P fafftown, NC 27040


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Recommendations:

1. Contact environmental physician for occupants health risk assessment.

2. Inventory and consider discarding all personal porous items.

3. Inventory and clean all semi-porous and hard s urfaces which still havestructural integrity or other value. There is furniture within the housewhich may be cleaned but is not structurally sound due to repeated

expansion and contraction of the wood.

4. Structural evaluation of the building (walls on 1 s floor and foundation wallon basement level). The owner states there is structural damage to thefoundation due to the impact of a falling tree and reoccurring water intrusion. The cost of water and f ungal remediation to this structure may

be more than the cost of demolishing the building and building a newstructure.

5. Stabilize the environment:a. Repair leaks/moisture intrusion issues.

i. Finish drying in the building: structural engineer or roofing contractor should inspect the roof rafters andaddress thermal envelope issues such as cracked window

moldings and exterior brick finishes and I suspect perimeter wall sheathing may also be cracked due to housemovement and damage caused by repeated water intrusion.Once a structural integrity has been confirmed drying in of the building may commence; roof, siding, windows andfinishes.

b. 1st floor; remove all interior perimeter wall finishes: water repeatedly flowing through wall cavities has created anenvironment that may compromise the integrity of the wall system

building material, while creating an environment conducive tomicrobial growth. Visual inspection of the wall cavity for structural evaluation and fungal remediation is recommended.

c. Kitchen: cabinets, perimeter walls, ceiling, and floor.d. Living Room: perimeter walls, and floor e. Hallway: Ceiling and floor: Once the floor finish has been

removed and inspection for water intrusion down the hallway wallsneeds to be investigated. If water signs are evident to recommendexposing the hallway wall cavities as needed.

f. Bed #1: perimeter walls and floor.g. Bed #2: perimeter walls and floor.h. Bed #3: perimeter walls and floor.i. Master Bed room: perimeter walls and floor.



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6. Finished Basement: Remove ceiling tiles, interior walls bottom plate(remove the entire interior walls if it is not cost effective to replace just atthe bottom plate) floor tile (may be asbestos), clean cinderblock walls asneeded.

a. Unfinished Basement: Remove the fungal growth from theexposed ceiling structure, Remove the fungal growth apply

biocide/sanitizer to the wood and encapsulate with appropriate product such as Anabec or Fosters 4020.

b. Air duct cleaning and encapsulation of suspect asbestos joint tape.

c.

Adjoining building (Far left side of building): Replace water damaged exterior wall board.d. Attic: clean in preparation for resurfacing water affected areas.

7. Clean all surfaces through-out the house clean to category 1 (refer toIICRC S520

8. Pass clearance testing less than or similar to background fungal sporelevels.

9. Resurface water damaged building framing/surfaces as needed with anti-fungal coating (recommend Anabec system of Fosters 4020).

10. Replace finishes.

3521 Community Church RD Pfafftown, NC 27040


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5

Assessment ReportInspection date : 01-31-07

Inspector: Steve McLeod CEO CMC Purpose:

The owner, Mr. Paul Helms requested that IES, Inc. performed a follow-upassessment at the above stated address. Mr. Helms wanted me to assess the currentcondition of the building and the personal items within. To make a recommendations asto the salvage- ability of the personal items and present general procedures for water damage and fungal restoration. The assessment consists of a visual inspection in readilyassessable areas for fungal growth, moisture meter testing and picture taking.

Owners assessment:The owner states that in February 2003 the building sustained storm damage from

falling trees to the roof, walls, and foundation. The failing roof and cracked foundationallowed water intrusion during the preceding storms which further degraded the

perimeter walls, window frames, flooring finishes and personal items within the structure.

Mr. Helms had concerns about the condition of the personal items within theresidence and whether his items could be effectively cleaned. Mr. Helms stated thatwithin the last month the city had condemned his house and he has been in the process of removing personal items from a residence.

Background:The inspected building was built in 1961. It is a one story building with full

basement. Half the basement is/was a condition space. The approximate heated andcooled space is 2000 square feet; it is used as a family residence. Occupants were NOTliving in the building at the time of the inspection.

Areas of concern:

Location: Roof Issue: Water intrusion The roof covering looked well attached but Iquestioned its long-term ability to protect the structurefrom water intrusion



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Location: Roof raftersIssue: Eaves are water stained. Water may affectwoods integrity, support fungal growth and wick

back into the structure.Hypothesis: Failing of the roof has allowed water to collect on the end of the roof rafters.Recommendations:

1. Contact a licensed contractor for structuralevaluation and remedy.

2.

All water affected building materialshould be remediated or replaced.

Location: Exterior wallsIssue: Brick walls appear to be bowed. Owner reports that impact of trees on the roof and thecontinued water intrusion caused walls to move. Hypothesis: Tree impacting on the building andthe ensuing water intrusion has had a structuralimpact and there is suspect microbialcontamination within the wall cavities.

Recommendations :3. Contact a licensed contractor/engineer for structural evaluation.

4. There should be further examination of theinternal wall cavity for microbial growth.

Location:Basement rear wall

Issue: Exterior wall is cracked which as reported by

the homeowner allows water to seep into the entire basement.

Hypothesis: Water can penetrate cracks andinfiltrates structure degrading building material andcreating an environment conducive for moldgrowth.

Recommendations:5. Contact a licensed contractor/engineer for

evaluation and remedy.



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Location: AtticIssue: Water staining on surfaces in the attic.Hypothesis: Widespread roof failure has allowedwater intrusion.Recommendations:

6. Correct water intrusion issues.7. Clean and treat water and fungal aff ectedframing.

8. Remove water and fungal affected drywallas needed.


9. Correct water intrusion issues.10. Clean and treat water and fungal affected

framing.11. Remove water and fungal affected drywall as

needed.


12. Correct water intrusion issues.13. Clean and treat water and fungal aff ected

framing.14. Remove water and fungal affected drywall

and insulation as needed.



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Location: Building material on the far leftside of the building.Issue: High building material moisturecontent.Hypothesis: Building material has beenunprotected from rainwater for an extended

period.Recommendations:

15. Replace or remediate all water andfungal affected building material.

Location: Building material on the far leftside of the building.Issue: High building material moisturecontent.Hypothesis: Building material has beenunprotected from Rainwater for an extended



Location: Building material on the far leftside of the building.Issue: High building material moisturecontent.Hypothesis: Building material has beenunprotected from rainwater for an extended





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Location: Far left side of the building rafters.Issue: Visual fungal growth.Hypothesis: Building material exposed to water and caused fungal growth.Recommendations:

18. Replace or remediate all water and fungal

affected building material

Location: 1st floor Interior windowsIssue: Damage window framing may allow water to

penetrate surface cracks increasing the possibility of dampness and mold growth inside the walls.Hypothesis: Owner reported tree impact, racking of

the building during winter storms, wood expansionand contraction due to water intrusion has damagethe window frames.Recommendations:

19. Correct the water intrusion issues20. Contact a licensed contractor for structural

evaluation and remedy.21. All water affected building material should

be remediated or replaced.

Location: 1st floor fireplace.Issue: High building material moisture content.Homeowner observes water intrusion during

rainstorms.Hypothesis: Roof failure is allowing water intrusionaround the chimney.Recommendations:

22. Correct the water intrusion issues.23. Contact a licensed contractor for structural

evaluation and remedy.24. Water affected flooring system should be

exposed for water damage and fungalevaluation.



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Location: 1st floor Hallway ceiling.Issue: There is evidence of water damaged ceilingson the first floor.Hypothesis: Water leaking through the roof isdamaging the ceilings.Recommendations:

25. Correct the water intrusion issues.26. Replaced damage ceiling and remediate allwater affected framing as needed.

Location: 1st floor kitchen.Issue: There is evidence of water damaged ceilingson the first floor.Hypothesis: Water leaking through the roof isdamaging the ceilings.

Recommendations:27. Correct the water intrusion issues.28. Replaced damage ceiling and remediate all

water affected framing as needed.

Location: Basement ceiling.Issue: Water damaged ceiling tiles.Hypothesis: Repeated water intrusion has

damaged the ceiling tiles.Recommendations:

29. Check ceiling tiles for asbestos content.30. Correct the water intrusion issues.31. All water affected ceiling tiles.32. Evaluate the ceiling plenum for fungal

and structural issues.



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Location: First floor Kitchen.

Issue: Visual fungal growth is present on many

of the personal items. Settled dust is throughoutthe house and the dust will have elevated levelsof mold components.

Hypothesis: Water intrusion, uncontrolledtemperature and humidity have created anenvironment conducive to fungal growth. Fungal growth within the building hascontaminated occupants items.

Recommendations: a. Correct water intrusion issues.

b. Maintain relative humidity at 50%.c. Remove and or clean all water and fungal

affected building material.d. Remediate and/or replace personal items as

needed.

Issue: Insect damage

Hypothesis: The damaged thermal envelopeallows insects to enter the home which then thedamage fabrics.

Location: Stairway to basement.Issue: Evidence of microbial growth observedHypothesis: Water intrusion and elevatedhumidity has created an environment conduciveto fungal growth.Recommendations:

b. Correct water intrusion issue.33. Remove or remediate all water affected

building material: hallway wall panelingand carpet.



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Location: Basement ceilingIssue: Water damaged ceiling tilesHypothesis: Repeated water intrusion has damagedthe ceiling tiles.

Recommendations: 34. Check ceiling tiles for asbestos content.35. Correct the water intrusion issues.36. Remove all water affected ceiling tiles37. Evaluate the ceiling plenum for fungal and

structural issues .

Location: Basement wall right frontIssue: Water damage and confirmed Stachybotrysfungal growth.Hypothesis: Water intrusion has created anenvironment conducive to fungal growth.Recommendations:

38. Correct the water intrusion issues.39. Remove or remediate all water and fungal

affected building material.40. Evaluate personal/storage items might per

item basis as to their r ecoverability andcutting to industry standards. If cleaningcosts are equal to or greater than 50% of thereplacement cost and visual fungal growthis present then replacement is recommend.

Location: Basement wall right front

Issue: Elevated moisture content of buildingmaterial.Hypothesis: Water intrusion has created anenvironment conducive to fungal growth.Recommendations:

41. Correct water intrusion issues.42. Dry and remediate according to industry

standards (IICRC S500 & S520)



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13

Location: Basement.Issue: Confirmed fungal growthHypothesis: Water intrusion and high relativehumidity is created an environment conduciveto fungal growth.Recommendations:

43. Correct water intrusion issues.44. Replace or remediate fungal affecteditems.

Location: Basement.

Issue: Aspergillus/Penicillium type funguswhich may have pathogenic and or toxigenic

properties is confirmed.

Location: BasementIssue: Aspergillus/Penicillium type funguswhich may have pathogenic and or toxigenic

properties is confirmed.



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Location: BasementIssue: Areas throughout the house are muchcluttered . All items have been exposed to highlevels of fungal contamination and should beremediated.Hypothesis: Fungal growth within the basementand other areas of the house has contaminatedoccupants items within the building.Recommendations:

45. Correct water intrusion issues.46. Maintain relative humidity at 50%.47. Remove and or clean all water and fungal

affected building material.48. Remediate and/or replace personal items as

needed.

Location: Basement/utility roomIssue: FloodingHypothesis: Exterior wall is cracked which asreported by the homeowner to allows water to seepinto the entire basement.Recommendations:



Location: BasementIssue: Areas throughout the house are muchcluttered . All items have been exposed to highlevels of fungal contamination and should beremediated.Hypothesis: Fungal growth within the basementand other areas of the house has contaminatedoccupants items within the building.


U ili


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15

Location: Utility room.Issue: Flooding.Hypothesis: Exterior wall is cracked which asreported by the homeowner to allows water to seepinto the entire basement.Recommendations:



Location: Basement utility room bottom plateIssue: Elevated moisture contentHypothesis: Exterior wall is cracked which asreported by the homeowner to allows water to seepinto the entire basement.Recommendations:



Location: Basement utility room bottom plateIssue: Aspergillus/Penicillium type fungus which

may have pathogenic and or toxigenic propertiesis confirmed.

Recommendations:55. Correct water intrusion issues.56. Dry and remediate according to industry




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16

Location: Basement utility room air handling unitIssue: Debris and suspect fungal growthHypothesis: Moisture intrusion and high relativehumidity has created an environment within theducts that is conducive to fungal growth.Recommendations:

57. Clean the HVAC system according to the NADCA and EPA standards.

Location: Basement utility room air handling unitIssue: Suspect asbestos containing buildingmaterialHypothesis: Asbestos containing tape wascommonly used in this age building.Recommendations:

58. Exposed material should be encapsulated.

Location: Basement utility room air handling unitIssue: Debris and suspect fungal growthHypothesis: Moisture intrusion and high relativehumidity has created an environment within theducts that is conducive to fungal growth.Recommendations:

59. Clean the HVAC system according to the NADCA and EPA standards.



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17

End Notesi Fungal ConditionsAs defined by Standard and Reference Guide for Professional Mold Remediation IICRCS520Institute of Inspection Cleaning and Restoration Certification

Condition 1 (normal fungal ecology); an indoor environment that may have mold spores, fungal fragments or traces of actualgrowth whose identity, location and quantity are reflective of a normal fungal ecology for a similar indoor environment.

Condition 2 (settled spores); an indoor environment which is primarily contaminated with settled spores that were disbursedirectly or indirectly from a condition 3 area, and which may have traces of actual growth.

Condition 3 (actual growth) an indoor environment contaminated with the presence of actual mold growth and associatedspores. Actual growth includes growth that is active or dormant, visible or hidden.


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WINSLOW RESIDENCESAMPLE REPORT

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