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

57 Hasell Street Charleston, SC 29491 (LOCAL) 843.296.5006 (FAX) 843.746.4735

February 2, 2010

Building Envelope Investigation

Property Address

Seabrook Island, SC 29455

Report Ordered By:

Homeowner

Project Information

OWNER INFORMATIONOWNER INFORMATION BUYER INFORMATIONBUYER INFORMATION

Owners Buyers N/A

Property Address Buyers Address N/A

City, State, ZIP Seabrook, SC 29455 City, State, ZIP N/A

Phone N/A Phone N/A

Builder N/A Buyers Realtor N/A

Address N/A Realty Company N/A

Phone N/A Phone N/A

Email N/A FAX N/A

PROPERTY INFORMATIONPROPERTY INFORMATION INSPECTION INFORMATIONINSPECTION INFORMATION

Type of Exterior Hardi-plank/Stucco Date of Inspection(s) February 1, 2010

Substrate (if known) OSB Inspector MAM/JDT

Age of Property unknown Present at Inspection N/A

Square Footage 3500 Temperature / Humidity 55

Stories 2 Weather Conditions Sunny

Type of Windows Alum Last Rain 1 day

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 Most windows not sealed or existing sealants inadequate

Mitre joints (bottom corners) of X Suggest sealing the inside bottom corners of windows

Alarm sensor penetrations at windows X

Fixed window units and mullion joints X Suggest to wet-glaze fixed units and mullion joints

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

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

Sealants at door threshold details X Inadequate sealant at thresholds

Penetrations thru door threshold / tracks X Seal all penetrations through threshold/tracks ex: screws

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

Penetrations through siding sealed X

General appearance Poor

Cracking evident X Some cracking evident

Impact damage X

Rusting aggregates X Few rusting aggregates noted

Flat horizontal surfaces X

Delamination / Fasteners X N/A

Transition joints (stucco to siding, etc.) X XTransition joints between siding and stucco inadequatelydetailed

Termination below grade (ground level) X

Termination below or at slab levels X

Deck flashing X X Deck flashings improper or inadequate

Kick-out flashing XImproper or inadequate kick-out detail noted at all vertical wall/roof intersections.

Roof soffit terminations into siding X

Eave drip edge flashing X Inadequate/improper Eave drip edge flashing

Sprinkler System X

Gutters X Gutters need repair/cleaning

Deck Investigation

Note waterproof coating improperly applied directly to tile in an attempt to stop ongoing water intrusion.

"Hydro-stop" top-coat delaminating from substrate (tiles) as a result of improper application.

Section of tiles on upper deck where waterproof coating has completely washed from the surface material.

Silicone caulk was applied at the deck/wall intersection prior to waterproof coating in an attempt to stop water ingress.

Note the adhesives intended to adhere deck covering to underlying substrate has "washed" from ongoing exposure to moisture.

Note the substrate cement board is swollen and deteriorated from the omission of proper flashing and weatherproofing.

Fungi and staining was observed on the ceiling under deck from excessive moisture content conducive to growth.

The ceiling board(s) under deck contaminated from water infiltration and require replacing at time of deck remediation.

Paint failure accelerated from exposure to moisture penetrating at the deck junction(s) above.

Cladding/Building Envelope Deficiencies

Inadequate head flashing above windows.

Inadequate weatherproofing around penetrations.

Board joints of siding not properly caulked.

Poor workmanship at board butt joints.

Inadequate/improper flashing @ floorline band intersection

Flashing at foundation /framing ineffective.

Exposed structural sheathing not protected from water.

Note color disparity from omission of paint/fading.

Omission of kickout flashing @ wall/roof junction.

Separation of siding corner joints.

Inadequate flashing at front deck/wall intersection.

Note prior pressure washing removed factory paint.

CONCLUSION:

The purpose of this investigation was to determine the source of extensive water infiltration anddegree of subsequent damage at the rear, upper deck as requested by the client. Our inspection alsoincluded a visual examination of the exterior building envelope (shell) to look for cladding applicationdeficiencies which can allow water to breach the structure. Upon close examination of the suspectdeck location, it was evident inadequate flashing and joint detail are the primary contributing factor towater ingress. The cement board substrate employed to attach the deck tiles is exposed on the outsideedge from the omission of proper flashing detail. Consequently, the material has become saturated andfailed, thus requiring complete removal and replacement. Furthermore, the contractor omittednecessary flashing and weatherproofing at the wall junctions, which allowed further water intrusionand subsequent material failure. Therefore, the entire deck system must be removed and replaced aftercode compliant flashing and weatherproofing installation where necessary.

The CABO building code R703.8, section 1 which states flashing must be installed "At the top of allexterior windows and doors in such a manner as to be leakproof" The 2003 (and later editions)International Building Code, section 1405.2 requires that all "exterior walls shall provide weatherprotection for the building". The contractor omitted the required flashing detail at system terminations,floorlines, roof intersections and openings, thus allowing water to breach the exterior envelope on allelevations. Furthermore, NO construction sealant was applied on any of the exterior walls atintersections of dissimilar materials to prevent water intrusion. Consequently, water has alreadypenetrated the exterior and contaminated underlying building materials, thus rendering the sidingsystem inherently defective.

It also appears the paint contractor neglected to "field-apply" any paint to the Hardie-plank cementboard siding, which deviates from manufacturers' specifications and good construction practices.Additionally, the butt joints where the boards meet were never caulked or properly prepared.Moreover, inadequate or improper flashing details have allowed significant water intrusion, thusaccelerating siding failure.

ALL code violations and application deficiencies which were detected during this inspection have leftthe structure susceptible to severe water ingress and subsequent building envelope failure.Consequently, all deficiencies should be remediated to correct the inherently defective design whichcurrently exists on the subject structure. I have attached a scope of work to remediate all constructiondeficiencies as requested. If you have any questions or comments concerning this report, please feelfree to contact my office.

Respectfully,

James D. ThompsonPresident