E-Mail:jdt@scpropertypros.comWebsite:www.scpropertypros.com

57 Hasell Street Charleston, SC 29401 (LOCAL) 843.296.5006 (FAX) 843.746.4735

March 1, 2010

Building Envelope Investigation

Property Address

Mount Pleasant, SC 29464

Report Ordered By:

Mr. and Mrs. Homeowner

Project Information

OWNER INFORMATIONOWNER INFORMATION BUYER INFORMATIONBUYER INFORMATION

Owners Buyers N/A

Property Address Buyers Address N/A

City, State, ZIP Mount Pleasant, SC 29464 City, State, ZIP N/A

Phone Phone NA/

Builder N/A Buyers Realtor N/A

Address N/A Realty Company N/A

Phone N/A Phone N/A

FAX N/A FAX N/A

PROPERTY INFORMATIONPROPERTY INFORMATION INSPECTION INFORMATIONINSPECTION INFORMATION

Type of Exterior Wood Lap Siding Date of Inspection(s) February 25, 2010

Substrate (if known) plywood Inspector James D. Thompson

Age of Property 20years Present at Inspection N/A

Square Footage 3000 Temperature / Humidity 55

Stories 2 Weather Conditions Sunny

Type of Windows wood Last Rain 2 days

Inspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test Equipment

Test Equipment DescriptionTest Equipment Description Test RangeTest RangeTest Range Setting

Low Medium High

A Tramex Interior Moisture 10-12 13-18 19-25 2

B Tramex Exterior Wet Wall Detector 10 - 20 21-50 51-100 4.5

C Delmorst Moisture Probe Meter 10-15 16-25 26-99 2

D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is betterHigher is better

Important Note:Important Note:Important Note:Important Note:Important Note: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 moisturecontent, 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.

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 moisturecontent, 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.

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 moisturecontent, 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.

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 moisturecontent, 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.

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 moisturecontent, 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.

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 moisturecontent, 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.

General Observations

Item Description Yes No Improper Comments

Sealants at window perimeters X X Existing sealants have failed and need replacing

Mitre joints (bottom corners) of X

Alarm sensor penetrations at windows X

Fixed window units and mullion joints X

Head flashing at top of windows X X Head flashing not properly installed

Sealants around door perimeter X X Existing sealants not adequate or perimeters not sealed

Sealants at door threshold details X X No pans or adequate weatherproofing

Penetrations thru door threshold / tracks X

Head flashing at top of doors X X Head flashing not properly installed

Penetrations through siding sealed X XAll penetrations through siding should be properly sealed

General appearance POOR

Cracking evident X X Foundation between arches

Expansion joints / Control joints X XExpansion joints omitted between wood/CMU piers on foundation arches cracking.

Impact damage X Numerous areas

Rusting aggregates X X Nails rusting and bleeding through paint on siding

Flat horizontal surfaces X

Delamination / Fasteners X

Transition joints (siding to stucco, etc.) X X Improper transition detail from CMU to wall framing

Termination below grade (ground level) X Stucco on CMU piers-foundation

Termination below or at slab levels X

Deck flashing X XDeck flashings improper or inadequate-allowing water intrusion

Flashing at columns X Columns on front not properly flashed

Kick-out flashing X X Improper or inadequate kick-out detail (high readings)

Roof soffit terminations into siding X No eaves

Eave drip edge flashing X

Gutters Gutters should be added to help divert water flow

Front Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

3H Rust 20%+ 2.5-2.6 Rusting/corrosion of nails from moisture

8C Handrail 35% 5.1 Complete failure of handrail system on front elevation

7B Crack N/A 2.1Crack between CMU/wood arches on stucco from omission of expansion joint

6E Rot 40%+ 5.1-5.3 Rot/deterioration to all deck wood

Right Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

2A Flashing 32% 1.5-1.6Kickout/diverter flashing omitted at sloped roof/vertical wall intersection allowing water ingress

3.4

5B Rot 40%+ 1.3 Rot to wood water table band

5H Flashing N/A 1.4 Flashing omitted at siding/wood trim junction

8A Windows 28% 1.1Vinyl covering on wood framed windows does not wrap corners as required

Rear Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

Yellow Roof N/A 4.1 Entire roof requires replacement

*NOTE*- Unable to grid other deficiencies on this elevation due to landscape obstruction.

Left Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

3E Cricket 40%+ 3.1, 3.4Cricket omitted on roof/chimney w/ improper flashingand underlying rot likely.

5D Rot 40%+ 3.2, 3.3Rot from water intrusion and migration at chimney junction(s)

7E Rot 40%+ 3.5-3.6Rot observed on outside and inside corners of chimney base at deck junction

6F Window 19.8% N/AHead flashing omitted on the top of all windows as required by building code.

RedShaded

Chimney 40%+ 3.4Underlying deterioration to the wood sheathing expected from roof junction down to deck

Exterior Deficiencies #1

Photo 1.1- Window jamb/sill intersection of window framing component exposed and contaminated on several windows.

1.2- Gap at miter joint(s) where water has breached window unit and allowed algae growth to flourish.

1.3- Rot to water table band on right elevation above garage door caused by flashing omission and material degradation.

1.4- Flashing as required by IRC building code was omitted at wood trim/siding intersection.

1.5- Kickout/diverter flashing omitted at sloped roof/vertical wall intersection with underlying wood rot likely (shaded area).

1.6- Roof-to-wall intersection where kickout flashing was omitted was detected in two (2) locations on the right elevation.

Exterior Deficiencies #2

2.1- Note crack between wood arches/CMU caused by omission of expansion joint required to allow movement.

2.2- Minor wood degradation observed on soffit material above screened porch.

2.3- Note discoloration to wood from inadequate maintenance and coating failure.

2.4- Wood rot to ALL front elevation arches observed from improper joint detail and subsequent water contamination.

2.5- Fasteners employed to attach wood lap siding deteriorating on front elevation dormer(s).

2.6- Rust/corrosion observed to nails.

Chimney Deficiencies

3.1- Arrow indicates location where the cricket required to divert water away from the chimney was omitted.

3.2- Trim on left side of chimney at beveled trim is rotten.

3.3- Complete wood failure observed in numerous locations on chimney.

3.4- Red shaded area indicates underlying rot pattern suspected from roof junction to deck material.

3.5- Siding, trim and framing rot observed from contaminated area exposed at chimney base.

3.6- Inside corner of chimney with rot and 40+% wood moisture content.

Roof Deficiencies

4.1- Note areas of discoloration from previous repairs, indicating roof replacement is necessary.

4.2- Bottom tab of shingles installed over the roof drip edge flashing has failed and requires replacement.

4.3- Note deterioration to roof shingles on front elevation above dining room window.

Front Deck Deficiencies

5.1- Handrails are detached and rotting on the front elevation entry/landing

5.2- Severe rot observed to wood railing components on front entry : complete replacement is suggested.

5.3- Major degradation to all front deck components, thus requiring reconstruction.

5.4- Rain falling from front roof has accelerated decking degradation-suggest installing gutters at time of remediation.

5.5- Plywood used to form arches on front elevation under deck have completely rotted and require replacement.

5.6- The tongue-and-groove decking material on the front porch has rotted and must be replaced.

Rear Deck Deficiencies

6.1- The entire french door should be replaced due to severe water contamination to both the door and adjacent, underlying framing.

6.2- Rot observed to the mullion and lower door panel(s) on the master bedroom deck door.

6.3- Complete siding failure with sheathing/framing rot off right jamb/sill intersection of master window-rear elev.

6.4- Deck junction where water has penetrated system and contaminated underlying wood components.

6.5- Inadequate flashing at the deck/wall intersection has allowed substantial water ingress and subsequent wood rot/failure.

6.6- Note algae under decking on the rear elevation indicating climate conducive to mold growth.

6.7- Deck flashing on rear elevation does not extend past the junction and form a weathertight seal as required by code.

6.8- Note the flashing was terminated before the ledger board, thus allowing severe water intrusion/rot to building components.

6.9- Junction of wall/deck where flashing was inadequately installed; allowed water to breach building envelope.

Interior Deficiencies

7.1- Red shaded area denotes area of elevated moisture content and plywood sub-floor degradation from H2O ingress.

7.2- Mold growth and high wood moisture content detected inside master deck door threshold.

7.3- Approximate area of plywood deterioration under carpet inside master bedroom.

7.4- First location where water stains inside garage on CMU wall from water infiltration at outside deck intersection.

7.5- Second area where water stains were visible from inside garage from water intrusion at outside deck junction.

7.6- Sheetrock saturated and possible toxic stachybotrys mold observed in garage ceiling.

SCOPE OF WORK

· General Requirements --Permitting, Site Prep, Waste Disposal, Insurance etc

· Site Construction - Landscape Repair-Allowance TBD

· Exterior -- Rough framing remediation master bedroom -- Replace French door in master -- Install all code compliant flashing/weatherproofing -- Replace arched openings and repair stucco -- Install new deck boards, handrails, treads, risers and landings. -- Miscellaneous siding repair and surface preparation -- Complete reconstruction of chimney due to water damage. -- Install new architectural-grade shingle roof system. -- Install new window screens and screen system on rear porch. -- Paint exterior

· Interior -- Interior trim carpentry master bedroom -- Install new carpet in master bedroom- price per sq. yd 20.00 -- Paint master bedroom walls and trim -- Install new hardware on all exterior doors fixtures provided by owner -- Sheetrock repair/paint-master and garage.

Cost of Construction -- $65,000.