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

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

February 22, 2010

Moisture Investigation

Property Address

James Island, SC 29412

Report Ordered By:

Project Information

OWNER INFORMATIONOWNER INFORMATION BUYER INFORMATIONBUYER INFORMATION

Owners Buyers N/A

Property Address Buyers Address N/A

City, State, ZIP James Island, SC 29412 City, State, ZIP N/A

Phone N/A Phone NA/

Realtor 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 Brick Date of Inspection(s) 2/22 and 2/23

Substrate (if known) unknown Inspector MAM/JDT

Age of Property unknown Present at Inspection Tenants

Square Footage 1500 Temperature / Humidity 65

Stories 1 story duplex Weather Conditions Overcast

Type of Windows wood w/ metal casing covers 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.

Front Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

5E Rot 40+% 1.5-1.640% moisture content with severe wood rot to trim around door.

6G Windows N/A 1.1Evidence of severe algae on brick below window and "water line" from past ponding water.

5G Windows 18% 1.2Metal casing installed over wood brick mold trim allowing water intrusion.

Red Roof 30-40%+ 3.1-3.6 Roof sheathing saturated and contaminated with mold

4DRoof

flashingN/A 2.2

Drip edge roof flashing not properly overlapped and bowing in several areas allowing water ingress

Right Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

6H/I Vent 20%+ 6.6Note the algae growth and water line above the crawl space vent

Rear Elevation 1

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

5A/B A/C Stand 20-30% 1.3, 1.4Severe algae growth, excessive moisture and wood degradation around/to A/C platform

3HRoofVents

N/A 2.5Three (3) roof vents installed on roof deck facing rear-none on front and no ridge ventilation

Rear Elevation 2

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

6GCrawlAccess

19-22% 5.1-5.2Crawl space access revealed excessive moisture in soiland framing members. Observed inoperable sump pump inside access from past attempts to control

GreenBox

PondingWater

N/A N/ASubstantial ponding water observed in carport area from inadequate slope.

Red BoxRisingWater N/A 1.7-1.9

Tenant provided photos of rain levels during recent storm which nearly reached the back door.

Left Elevation

GridLocation

ItemDescription

MoistureReadings

Detail Photo ObservationsChapter

Reference

BoxGradeSlope

N/A 6.5 Negative slope towards house

7E Penetratio N/A N/A Penetration through brick cladding unsealed.

Exterior Deficiencies

Photo 1.1- Note severe algae growth and evidence of water rising to windows creating climate conducive to rot.

1.2- Metal casing applied over existing wood brick mold trim allowing water infiltration around windows.

1.3- Elevated (19%+) moisture and wood degradation detected in A/C stand framing.

1.4- Note algae growth on brick around left A/C unit accelerated by system condensation.

1.5- 40% moisture content and rot detected to wood trim at both threshold junctions on unit B front door.

1.6- A 40%+ wood moisture content collected in brick mold trim, indicating total wood failure.

1.7- Outside unit B rear stoop during recent rains-water levels accumulating over stairs.

1.8- Note debris floating outside rear entrance from ponding water during heavy rains.

1.9- This photo depicts the water level rises above both sets of stairs on the rear elevation from inadequate grade slope/drainage.

Roof Deficiencies-Exterior

2.1- Area where water accumulates during rainfall, thus allowing significant water accumulation in the crawl space also.

2.2- Roof drip edge flashing not properly installed, overlapped, or sealed as required.

2.3- Note the almost 1" gap between the drip edge flashing and fascia where water has breached the building envelope.

2.4- The soffit is only 8" in width, thus providing the building envelope minimal protection from exposure to moisture ingress

2.5- Three (3) roof vents were installed on the slope facing rear, but none on front or ridge as needed

2.6- The front door(s) are deteriorated and require replacement after the water intrusion is mitigated.

Roof Deficiencies-Interior

3.1- 40+% wood moisture with mold contamination observed on roof sheathing from attic access view.

3.2- Note discoloration in roof decking material from excessive exposure to moisture resulting in mold growth.

3.3- Fungi detected on interior roof wood components from ongoing water infiltration and degradation.

3.4- Roof sheathing soft and deteriorated.

3.5- Inadequate roof insulation observed in numerous areas in attic.

3.6- Excessive wood moisture, fungi growth and wood contamination observed on roof slope.

3.7- Inadequate roof ventilation-only 3 vents installed on rear slope.

3.8- Inadequate joint gap between soffit and roof sheathing.

3.9- No ridge vent or adequate ventilation observed on roof resulting in inadequate air flow.

Interior Deficiencies

4.1- Moisture readings ranging from 21-26% were collected in the hardwood flooring, indicating water infiltration.

4.2- Note presence of excessive mold contamination on front door lower panel.

4.3- Cracking and separation around toilet with sub-floor damage likely.

4.4- Suspected mold observed in sheetrock ceiling material.

4.5- A elevated wood moisture (19+%) reading was collected in interior wood trim on window sill with degradation-25.8%.

4.6- Unit Btenant reported vigorously cleaning mold weekly in futile attempts to control the recurring growth in tub.

Crawl Space Deficiencies

5.1- Note penetration through brick for PVC drain pipe attached to sump pump is unsealed and ineffective.

5.2- Sump pump installed incorrectly in an attempt to control the water accumulation in the crawl space.

5.3- Note construction debris and materials inside crawl space in violation of building codes and good construction practices.

5.4- HVAC ducts in crawl space saturated, contaminated and detached from fasteners.

5.5- Ducts have deteriorated to the point of laying in the saturated/contaminated soil.

5.6- Water is traveling at a negative slope towards vents in violation of building codes.

Grading/Drainage Deficiencies

6.1- Note standing water observed in driveway.

6.2- Drain box,storm drain and ditch are not functioning.

6.3- Drain box filled with dirt and debris.

6.4- Improper slope to drain and drain pipe obstructed.

6.5- Negative slope of grade towards house instead of away from structure as required.

6.6- Evidence of severe water ingress into vent opening during rain accumulation.

6.7- Storm drain and drain box clogged.

6.8- Plant material causing a dam-like effect, preventing drainage.

6.9- Grade direction uphill to storm drain.

CONCLUSION:

The initial purpose of this investigation was to identify the source of ongoing wateraccumulation in the crawl space. It is my understanding after conversations with the tenantsthat several unsuccessful attempts were made to remediate the problem, which includedinstalling a sump pump in an attempt to dry out the area, but the problem persists. A pungentodor of mold/mildew is prevalent in both units, indicating heavy exposure and contamination ofbuilding materials.

Our protocol for determining the source of water infiltration during an inspection includes acomplete visual inspection of the entire structure to look for possible contributing factors to thecause of water intrusion. Testing for moisture content is accomplished with several moisturemeters, both invasive and non-invasive, which included scanning all interior walls, floors, roofframing members and other areas deemed relevant to obtain a relative moisture content. Anyindications of problem areas identified with moisture scanners are investigated further with aprobe meter to ascertain a definitive moisture content. Any readings above 19% in wood or1.0% in sheetrock indicate a potential problem usually associated with exposure of the buildingmaterial to moisture from water breaching the envelope(shell) of the structure.

The International Residential Code (IRC) R703.8, section 1 states flashing "shall be provided inthe exterior wall envelope in such a manner as to prevent entry of water into the wall cavity orpenetration of water to the building structural framing components". The 2003 (and latereditions) IRC, section 1405.2 requires that all "exterior walls shall provide weather protectionfor the building". Additionally, IRC code R903.2 requires flashings be installed "in such amanner as to prevent moisture from entering the wall through roof joints" Our investigationrevealed NO flashings were installed as required by code, thus resulting in substantial wateringress and subsequent underlying material failure.

Relating to the crawl space issue, IRC code R408.5 states: "Where there is evidence that thegroundwater table can rise to within 6" of the finished floor at the building perimeter or wherethere is evidence that the surface water does NOT readily drain from the building site, thegrade in the under-floor space shall be as high as the outside finished grade, unless an approveddrainage system is provided". Our inspection of the crawl space revealed excessive wateraccumulation, HVAC duct failure, elevated moisture content in floor framing members anddrainage deficiencies all related to the crawl problem. All aforementioned deficiencies must becorrected in order to rectify the ongoing crawl space moisture problem. We will address theappropriate method of remediation in the "scope" section of this report.

Upon inspection of the attic space to examine roof framing members, we discovered mold/fungion the sheathing along with 40%+ moisture content, indicating total wood saturation andcontamination. Furthermore, inadequate roof ventilation was observed, which is a contributingfactor to accelerated material failure. The entire roof sheathing must be removed and replaced

before replacing the roof covering. Additionally, code compliant ventilation and flashing mustbe installed at the time of remediation to prevent future problems. It is imperative swift action istaken to determine the extent of mold presence and remediation. However, the first course of action in eliminating a climate conducive to mold infestation is prevention of water intrusion.Mold cannot grow or flourish if the building material is dry. It is critical that all deficienciesnoted in this report, which are either currently allowing water infiltration or may allow it in thefuture, be corrected during remediation.

Lastly, the lot is susceptible to water accumulation and contamination due to inadequate gradeslope. IRC code R401.3 states: "Surface drainage shall be diverted to a storm sewer conveyanceor other approved point of collection so as not to create a hazard. Lots shall be graded so as todrain surface water away from foundation walls. The grade away from foundation walls shallfall a minimum of 6" within the first 10 feet". Our inspection revealed inadequate grade,drainage and obstructed sewer conveyances which are all contributing to saturated siteconditions. All grade/slope deficiencies must also be corrected at the time of remediation toensure proper water flow away from the structure.

I have compiled and included a scope of work to remediate all contaminated building materialsand construction deficiencies as requested. If you have any questions or comments concerning thisreport, please feel free to contact my office.

Respectfully,

James D. ThompsonPresidentSC Property Pros

REFERENCES

· 2003 International Residential Code for One- and Two-Family Dwellings

SCOPE OF WORK:

General Conditions· Permits and fees· Site Preparation· Debris removal· Waste Facilities· Mobilization

Grading and Drainage· Remediate negative slope · Install French Drain System · Clean out storm drains· Repair Landscape as needed

Foundation Repairs· Remove existing HVAC duct work and Insulation· Dig out excessive dirt that has accumulated under house to allow for new duct

system.· Install moisture barrier in crawl space.· Install new HVAC duct work system.· Install new insulation in crawl space.· Build new pressure treated wood HVAC stands.

Roof Repairs· Remove existing roof and roof sheathing.· Replace sheathing. · Install roofdrip edge flashing.· Install new three tab asphalt shingles to match existing. · Install power roof venting system in each unit.Install attic insulation.

Interior Repairs· Remove and replace front doors (door allowance is $800)· Install pan and head flashing at new front doors· Remove and replace rotten subfloor in the bathrooms of both units.· Install new tile floors in bathroom of both units. (tile allowance is $4psf)· Remove and replace mold contaminated materials in bathroom ceiling unit B· Paint bathroom in unit B

Sump System· Install 20 " square mechanical drainage sump system to both units.

Exterior Brick Repair· Repair brick at left elevation

Gutter System· Install Gutter system with downspout conections to the french drain.

Price BreakdownGeneral Conditions $1200Grade and Drainage $4500Foundation Repairs $9100Roof Repairs $9500Interior Repairs $4500Sump System $4000Exterior Brick Repair $150Gutter System $1200Profit & Overhead $3500

TOTAL PRICE $37,650.00