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FINEGAN INSPECTION SERVICES, INC.
TERRY FINEGAN
76 WEST FOSTER
MAINEVILLE ROAD
MAINEVILLE, OHIO 45039
683-0733-PHONE
697-0163-FAX
Email- finegan @ fuse.net
FOR
06/26/04
_______ Builders, Inc.
STRUCTURE
1212
__________ Avenue, Cincinnati, Ohio
As in all
inspections, this report is based on visual observations of the
buildings. The inspection was made without removing any existing
covering surfaces or materials. If an area of the building is
inaccessible, it will not be inspected. 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.
NOTE: This
inspection was conducted as a visual inspection. There were no invasive
tests on any part of the building or building components. The items
listed were noted at the time of the inspection using only a visual
inspection approach. There may be items concealed inside walls or inside
mechanical equipment that were not observed. The inspector and the
Inspection Company have no liability for these items.
All
observations are noted as the inspector faces the front of the building
for purposes of mutual orientation. This inspection was accomplished on
June 22, 2004, between 10:30 a.m. and 1:20 p.m.
GENERAL:
The
building was observed to be a new steel & masonry structure. The
building was 2 floors with the garage located at the basement level. The
exterior of the building is composed of masonry/EIFS/glass surfaces. The
interior layout and design are consistent with other buildings of
similar use and age.
The report
will be divided into the following sections:
1).
Exterior Walls.
2).
Site conditions.
3).
Roof area.
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NOTE: Due to the state of
construction and completion, it is recommended that the interior be
inspected separately in the next few weeks.
Each section will attempt to
detail the repairs that are needed on the components that make up the
various sections. This is a “punch out” repair list to be shared by
those persons who are responsible for completion of the building. Any
recommendations for the visually inspected sections that will improve
its existing condition, and/or bring it into a safety or building code
compliance will be mentioned.
1).
EXTERIOR WALL SYSTEMS
There were the following repairs
needed on the exterior walls. The inspection of the exterior started at
the front entrance and moved around the building in a counter clockwise
pattern from that point toward the right side, rear and left side of the
building.
a). At the front entrance
there were 2 locations where there was improper installation of the
scupper terminations. The metal that forms the base of each scupper
drain should be extended outward so that it extends past the outside
surface of the EIFS by 1”. There should be a 1/2” gap between the metal
used to form this scupper drain and there should be closed cell backer
rod installed in the gap between the EIFS and the scupper. The gap would
then be sealed with an appropriate silicone based sealant approved by
the manufacturer. See Photo # 6 and photo #9.
b). The EIFS system was
noted to be caulked at all intersection points with the brick/stone and
the aluminum. The horizontal seams at the top of the brick should have
the EIFS extend past the top surface of the brick in all locations.
There were some locations where there was observed the EIFS behind the
skyward facing surfaces of the brick. This type of configuration is
conducive to water intrusion because the seam is only sealed with the
sealant and there is no surface water diversion contour in the EIFS at
this horizontal seam. See Photo #7 as an example of the various brick/EIFS
intersection surfaces on this building.
A modification of the EIFS system is recommended. It would be
accomplished by the installation of a 1” accent trim above the brick
line with EPS board and there would be a bevel on the skyward facing
surface of the accent trim.
c). The EIFS system had
sustained some damages to the lamina surfaces in a few
locations. The chips and dents in the surface lamina coating were
observed on the tops of the accent trim at the top of the building. See
Photo #6 and #7.
d). The EIFS at the
ceiling of the front entrance, on the right front corner of the front
entry needs to be cleaned and a ½ gap created between the EIFS and the
metal. A closed cell backer rod should then be installed and sealed at
this location. See Photo #8.
e). On the front of the
building there was observed damage on the coping cap on the skyward
facing exterior surface of the porch roof system. The damaged section
needs to be replaced in this location. ( See photo #10). At all
locations where the coping is overlapped sealant at the seams of these
two metal surfaces is needed.
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f). Sealant application
was not complete and needs to be accomplished in several locations
around this building. Between the window frames, doors and the brick or
EIFS materials.
1). At the left window
on the front of the building that is closest to the front entrance near
the handicapped parking area. See Photo #11 and #12.
2).- At the rear
windows that have not yet been completed with caulking. See photo #011
of disk 2.
3). At the right wall
where the gas line passes through the wall surface. ( See Photo #10 )
4). -At both side of the
building where the scupper drains were installed there should be an
expansion seam and sealant application at the flanges of the scuppers
where they overlap the EIFS. No EIFS, PB type system may be installed
without expansion seams and sealant at any intersections with any other
exterior wall surfaces.
( See Photo # 8 )
5). - At the stone sill
that is below the window immediately to the right of the front entrance.
Mortar has gaps in between the stones. See photo #13 and #14.
6). – At the hosebibb
faucet base intersection with the wall surface. See Photo # 15.
7). - At the front window
sills there are gaps in the sealant at the base of the window frames.
See Photo #16
8). - There were a few wall penetrations through
the wall surfaces that need sealant at the right side of the wall
surfaces.
The application of sealant at
these locations is needed. See Photo #20 of the right wall surface.
9). - The gaps above the
rear windows of the first story on the right side of the building need
to be sealed at the tops of the frames and the brick surfaces. See photo
#013 of disk 2.
g). There were some other
miscellaneous items on the exterior that need modifications. The
following is a listing of those items:
1). Remove the efflorescence
at the brick façade. See Photo # 17. If the white residue returns, seal
the exterior surfaces above and around the areas.
2). The Photo # 001 of disk 2
shows the right side of the building near the front corner. There are
gaps in the mortar at the sill area and there is damage to the sill
surface at the rounded surface .
3). The mortar is missing
between the stones on the right side of the building. In Photo # 2 disk
2.
4). There was missing hard
coat finish on the tops of the rear concrete piers that support the
under the rear wall. Have it coated and beveled where the cement coating
has not been completed on the tops of the concrete piers. See the photo
#004 and #009 of disk #2 as an example of the various piers.
5). There were vertical cracks
through the brick façade at the right two piers. The cracks are through
the brick from the corner of the pier to the bottom of the window
corners. See Photo #005. The cracks are also located on the stone
surface in the rear right corner of the building. See photo #003 and
#008 of disk 2.
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6). The coping at the rear of
the building was leaking at the top of the wall. Secure and seal the
metal and the lap point of the flashing at this front left top wall
corner. See Photo # 006 of disk 2. Note the efflorescence streaks down
the wall surface.
7). The rear vent deflector on
the exterior wall surface needs to be sealed at the intersection point
with the wall surface. See Photo #007 of disk 2.
8). The weld at the steel
lintel that is above the left side parking clearance sign. Have this
painted and sealed. See photo #010 of disk 2.
9). Finish the EIFS at the
left rear corner of the building. See photo #012.
2). SITE CONDITIONS
a). The building has mostly
good grade slope that is away from the structure. There were some low
spots on the rear of the building behind the basement level parking
area. The soil is soft and not draining toward the collection boxes. The
swale in this area needs to be modified. See Photo #15 of disk 2.
b). The downspout in this same
rear area was noted to drain to a splash block. There is erosion at the
base of the splashblock. The installation of a conductor lines at the
downspout terminations into the surface drainage collection box may be
considered.
c). There was damage to the curb
area, that needs repair. It is located on the rear right driveway area,
near the entrance to the garage. See Photo # 14.
3).
ROOF
1). The metal cap at the top of the parapet
wall was noted to be gapped in several locations at the overlap points.
Although there appears to be sealant below the lap points additional
sealant is recommended due to the evidence of moisture leakage in the
past. The application of sealant to all lap points is recommended so
that there is the best sealant on the lap points. See Photo #018 of disk
2 as an example.
2). At the skyward
facing accent trim at the top band around the building, the lamina
finish was missing at the surfaces in several locations. The repair of
this EIFS needs to be accomplished. See Photo #002 and #004 of disk
3.
Thank you for using
Finegan Inspection Services, Inc.
Please call if there
is anything we can assist you
with in the future.
FINEGAN
INSPECTION SERVICES INC.
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