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RESULTS FROM INFRARED INSPECTION FOR
8712 QUILL STREET. IMPROPERLY INSTALLED HOUSEWRAP, WINDOWS, VINYL SIDING, AND STUCCO IS ALLOWING WATER TO ENTER THE HOME'S WALL CAVITIES.










[picture

Chained to a leaking residential structure."

Photograph by Garvey Scott.


The following was taken from Pulte's Warranty: What the Homeowner Has a Right to Expect from the Builder.

4. Intrusion of the Elements — Your home should not leak.



"Serendipity. Look for something, find something else, and realize that what you've found is more suited to your needs
than what you thought you were looking for." Lawrence Block

disclaimer: These findings may not apply to all houses built by the builder or the methodology used to install the products by the subs.

International Building Code:

IRC R701.2: Products sensitive to adverse weather shall not be installed until adequate weather protection for the installation is provided.

IRC 703.1: Exterior wall shall provide the building with a weather-resistant exterior wall envelope. The exterior wall envelope shall include flashing as described in section R703.8. The exterior wall envelope shall be designed and constructed in such a manner as to prevent the accumulation of water within the wall assembly by providing a water-resistive barrier behind the exterior veneer as required by section R703.2.

IRC R703.8: Flashing. Approved corrosion-resistive flashing shall be provided in the exterior wall envelope in such a manner as to prevent entry of water into the wall cavity or penetration of water into the building structural framing components. The flashing shall extend to the surface of the exterior wall finishes and shall be installed to prevent water from reentering the exterior wall envelope. Approved corrosion-resistant flashing shall be installed at all of the following locations:

1. at top of all exterior window and door openings in such a manner as to be leak proof, except that self-flashing windows having a continuous lap of not less than 1 1/8" over the sheeting material around the perimeter of the opening, including corners, do not require additional flashing; jamb flashing may also be omitted when specifically approved by the building official. 2. at the intersection of chimneys or other masonry construction with frame or stucco walls, with projecting lips on both sides under the stucco copings.

IRC R703.9: General. Exterior insulation finishes system, general. All exterior insulation finish systems (EIFS) shall be installed in accordance with the manufacturer's installation instructions and the requirements of this section. Decorative trim shall not be face nailed through the EIFS. The EIFS shall terminate not less than 6 inches above the finished ground level.

The infrared inspection was conducted on 1 August 2007. The first nine pages describe the different items in the house (e.g. garbage disposal). Interesting findings begin in the middle of page ten.

To access the entire report, (the infrared pictures begin on page 20) click here .



  • Unfinished Basement - Foundation walls: Poured concrete - Findings:
    • Multiple cracks occurring in all walls of the foundation. Two walls have diagonal cracks indicating inward top rotation of the walls beginning to occur. Cracks will need to be filled and sealed using epoxy injection to add some strength back to the walls and seal the cracks from moisture penetration. Vertical bracing as wall restraining systems are not suggest this time but with further movement these will be required.

  • Support posts material: Steel post
    • Support posts are not supported on the center of pier pads. Posts are using the concrete floor as support mechanism and floor is free floating on soil base and is only 4 inches thick. This is insufficient for proper steel I beam post support.

  • Grading, slope, drainage
    • Poor grading on the front of the home with dips and swales that hold water after rains. Grade on the south of the home is beginning to subsided due to lack of compaction of fill. Grade on the north side of the home is flat to negative.

  • Interior floor construction Material: silent floor system (engineered wood I Beams)
    • Silent floor engineered wood I beams are jointed at cut-out boxes without squash blocks. Solid blocking between joists beams at steel I beam is not tight fitting and missing squash blocking.
    • Master bedroom floor jiggles when walked on - need to stabilize floor with solid OSB panels or sheetrock to eliminate the vibration.


    STUCCO INSPECTION RESULTS

  • Front exerior finish material: One coat stucco with acyrlic finish and paint Findings:
    • Stucco to differential material joints are open and will need to be filled and sealed with exterior grade sealant to keep water out from wall cavity. Water penetration of the wall cavity may promite mold and wood rot damage.

    [pic [pic
  • Front exerior finish material: One coat stucco with acyrlic finish and paint
    • EIFS - Exterior insulated finishing system has been installed On the exterior trim areas of windows and doors of the home. Manufacturer guidelines for installation have not been followed and there is the potential of water penetration to the interior of the wall cavity. All penetration locations such as windows, door, utility penetrations and differential material need to be back-wrapped and sealed with exterior grade sealant in an approved manner.

      Pulte problems in MARYLAND. Water intrusion with EIFS stucco product: In suit by builder [PULTE HOMES, INC.] for damage to seventy-seven newly constructed luxury homes against manufacturer of synthetic stucco material, the suppliers/distributors and the applicators, when the Barrier Exterior Insulation and Finish System (Barrier EIFS), which had been applied to the exterior of the homes, trapped water between the (Barrier EIFS) cladding and the wooden substrate, causing the wood to rot, for which the builder paid $3,800,000 in damages to the homeowners.

      Maryland Court of Special Appeals slashes synthetic stucco award: The Court of Special Appeals found that Pulte's damages against Parex Inc. were capped by a deal Pulte had negotiated with suppliers, distributors and installers.

      Stucco problems in Sun City, SC: Click here to read the class action lawsuit regarding water intrusion in homes.

      A recent case in which this was not so is Pulte Home Corp. v. Fidelity & Guaranty Insurance Co.16 There Pulte sought reimbursement for its costs in defending and settling lawsuits arising out of the installation of Exterior Insulation Systems ("EIFS") on homes it had constructed. EIFS has lately become a fertile source of litigation because of its alleged tendency to allow water infiltration. Pulte was seeking coverage as an additional insured under the liability policy issued to the subcontractor that had installed the EIFS. The insurers denied coverage for the portion of payments allocated to the repair and replacement of the EIFS, based in part on an exclusion that the insurance provided to an additional insured did not apply to property damage to the subcontractor's work performed for the additional insured. In sum, this exclusion put the contractor and subcontractor in the same position regarding coverage for the subcontractor's work, i.e., no coverage. Apart from that, the insurer argued that defective workmanship was not an occurrence. The court upheld the insurer on both arguments, ruling that the insurer had no obligation to indemnify Pulte for the portions of its settlements allocable to the repair and replacement of EIFS.



      VINYL SIDING INSPECTION RESULTS

    • Front exerior finish material: vinyl siding
      • Vinyl siding at windows is not sealed and is allowing water to penerate to the interior of the all cavity. Vinyl siding is buckling in several placed due to too tight fasteners having been used. Siding cannot expand or contract properly . Infrared pictures detailed in the report show where water has penetrated.
      • Missing C channel around windows and C channel at patio doors, is not sealed properly.


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      Back bay windows were not properly sealed to provide a water-resistive barrier as required by section IRC 03: R703.2. Rim board not sealed nor protected against water and insect intrusion. Joined wood products and nails not sealed to prevent water and air intrusion.



    • Front entry door
      • Threshold area of entry door leaks. air sweep is not working.Infrared pictures detailed in the report show air leaks.
    • Slider Door
      • Patio door leaks air
    • Slider Door
      • Several windows leak air badly and are not sealed properly. Infrared pictures detailed in the report show air leaks.


      COMMENTS BELOW ARE FOUND TO BE IN UNSATISFACTORY CONDITION DUE TO IMPROPER OPERATION, SAFETY OR HEALTH HAZARDS



      • Multiple cracks occurring in all walls of the foundation. Two walls have diagonal cracks indicating inward top rotation of the walls beginning to occur. Cracks will need to be filled and sealed using epoxy injection to add some strength back to the walls and seal the cracks from moisture penetration. Vertical bracing as wall restraining systems are not suggest this time but with further movement these will be required.


      • Support posts are not supported on the center of pier pads. Posts are using the concrete floor as support mechanism and floor is free floating on soil base and is only 4 inches thick. This is insufficient for proper steel I beam post support.


      • Poor grading on the front of the home with dips and swales that hold water after rains. Grade on the south of the home is beginning to subsided due to lack of compaction of fill. Grade on the north side of the home is flat to negative.


      • Silent floor engineered wood I beams are jointed at cut-out boxes without squash blocks. Solid blocking between joists beams at steel I beam is not tight fitting and missing squash blocking.


      • Master bedroom floor jiggles when walked on - need to stabilize floor with solid OSB panels or sheetrock to eliminate the vibration


      • Stucco to differential material joints are open and will need to be filled and sealed with exterior grade sealant to keep water out from wall cavity. Water penetration of the wall cavity may promOte mold and wood rot damage.


      • EIFS - Exterior insulated finishing system has been installed on the On the exterior trim areas of windows and doors of the home. Manufacturer guidelines for installation have not been followed and there is the potential of water penetration to the interior of the wall cavity. All penetration locations such as windows, door, utility penetrations and differential material need to be back-wrapped and sealed with exterior grade sealant in an approved manner. Instructions on how this must be done can be found on the internet at www.eima.com .


      • Vinyl siding at windows is not sealed and is allowing water to penerate to the interior of the all cavity. Vinyl siding is buckling in several placed due to too tight fasteners having been used. Siding cannot expand or contract properly .


      • Missing C channel around windows and C channel at patio doors, is not sealed properly.


      • Threshold area of entry door leaks. air sweep is not working


      • Several windows leak air badly and are not sealed properly.


      Manufacturer's documentation:

      Alcoa Vinyl Siding, Structure Installation: click here .

      Alcoa Vinyl Siding, Basic Accessory Installation: click here .

      Milgard Vinyl Windows, AAMA 2400-02, Standard practice for Installation of Windows with a Mounting Flange in Stud Frame Construction: click here .

      Dryvit (stucco), Expansion Joint/Sealants: click here .

      Dryvit (Stucco), E Finish: click here .

      To summarize the reality of this home: It would be easier to tear it down than attempt salvaging.



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