550 ST. LOUIS STREET, SPRINGFIELD, MISSOURI 65806 TELE: (417) 890-8802 | FAX: (417) 890-8805 BUILDING OBSERVATION / EVALUATION REPORT PROJECT: 010-1178 PROJECT NAME: BOLIVAR MISCELLANEOUS SERVICES DESCRIPTION: City Hall Water/Moisture/Mold & Structural Evaluation LOCATION: 345 S. Main Ave., Bolivar, Missouri 65613 CLIENT CONTACT: Darin Chappell: [email protected] INSPECTION DATE: July 31, 2013 OA CONSTRUCTION SPECIALIST: Steve Bolin, (417) 343- 6019 OA SENIOR ENGINEER: John K. Forrester, P.E., (417) 890- 8802 OBSERVATIONS/EVALUATION COMMENTS Steve Bolin met with Brent Watkins and inspected the interior and exterior of the building, roofing system structural and moisture control systems, plus mold problems. The building appears structurally sound as designed for a masonry exterior wall constructed building consisting of a single floor ground level with finished walkout basement and metal roof; however significant building moisture and thermo insulation construction defects exist. Roof & Attic: o Structural: The structure is designed specifically to support this type of metal roofing system. Construction plans or documents were not available to compare the as-built observation with, however the structural steel framing appears properly constructed to typical similar system designs. No structural deficiencies noted. (See Photo Exhibits 1 & 2). o Ventilation: There are ventilation issues. The large gable end vents are not well designed or constructed to prevent rain from blowing into the attic and down into the interior of the building. These should be replaced or retrofitted with upturned deflectors, plus the opening should be better flashed around the vent. Additional attic ventilators should be installed to provide a dryer attic and building interior. (See Photo Exhibits 3 & 4). o Exterior Gable End Walls: The interior of these CMU display water dampness discoloration. Storm water is most likely entering at faulty metal roof termination weatherstripping and top coping flashing. A more durable material replacement or a neoprene/ vinyl with metal cover flashing are needed to repair this leak. Caulking alone is a seasonal patch that will not last due to UV deterioration and temperature variations and is not a recommended repair option. (See Photo Exhibits 5, 6, 8 & 9). o Metal Roof: The metal roof is primarily leaking at the valleys, eaves and edge termination/flashing rather than panel joints and seams. This is due to a poor installation and lack of proper flashing and sealant use. The “W” Valley design style should have been used along with better end and edge sealant. The metal roofing is also not properly flashed and sealed at the eaves where it attaches to the rain guttering. Water is able to leak between the two components and migrate to the interior of the building behind the EIFS and brick veneer exteriors. These faulty areas need to be repaired with the correct materials and by an experienced manufacturer certified metal roofing installer. The metal roof panels are also losing their painted finish coating. The finish deterioration is not attributing to the current leakage but will shorten the service life. (See Photo Exhibits 10 & 11). o Rain Guttering: Proper flashing and sealant is not installed behind and below the rain gutters resulting in water leaking into the building behind the exterior EIFS and brick veneer exteriors. The faulty guttering should be removed and properly reinstalled or replaced. The downspouts do not have rain-leaders installed at the bottom for good alignment and connection to the PVC drain pipe boots resulting water buildup too close to the basement and internal leakage. Durable rain leaders should be installed. (See Photo Exhibits 8, 11, 12 & 13). OA Project No.: 010-1178 Bolivar Miscellaneous Services 07/31/2013 City Hall Water/Moisture & Structural Evaluation Page 2 of 11 Roof & Attic: (Continued) o Skylight and Roof Penetrations: There are leaks occurring at the skylight and other roof penetrations. The materials and methods used in this installation are problematic. The skylight should be replaced with a better constructed watertight unit or retrofitted with a custom one piece full coverage acrylic cover if preservation of the skylight natural lighting is desired. Other penetrations need to be replaced with better material, and redesigned with the next roof. (See Photo Exhibits 6, 7 & 9). o Although damp and humid, there was no presence of mold observed in the attic. Main Level o Exterior walls: The masonry exterior walls appear to be in good structurally sound condition. The exterior wall lacks proper moisture and thermo protection. The exterior brick veneer and EIFS (Exterior Insulation Finish System) lack proper flashing, weeps and typical moisture protection to deter storm water and condensation from getting inside the building. The exterior brick veneer should have been installed with an air&foam thermo insulation and moisture protection gap between the brick and building exterior masonry wall plus flashing, wicks and weeps to direct all potential moisture away from the interior. The interior face of the exterior walls is not properly insulated and vapor barrier protected and as a result, sweating and condensation moisture develops causing mold and mildew problems. The exterior walls need a minimum of 2 inches of closed cell foam insulation. In addition to the lack of insulation and vapor barrier protection, the use of standard non-moisture and mold resist drywall interior finish materials further enable growth and migration of mold and mildew. The exterior walls need exterior and interior restoration work to correct these faults. See Interior Mold Remediation paragraph below for corrective information. (See Photo Exhibits 13 thru 17). o Doors and windows: The exterior storefront doors and windows either lack or have lost their thermo protection and are letting considerable condensation to develop and cause dampness and mold issues in their associated areas. These faulty door and windows should be replaced. (See Photo Exhibits 13 & 16). o Front entry vestibule: The front vestibule is too poorly thermo and moisture protected for HVAC direct supply heat and cooled air, resulting in extreme sweating and moisture. This space should be maintained well ventilated with a dryer air sourced from the return air system rather than supply. Basement Level: o Exterior walls: There are a couple of visible shrinkage cracks (one each) in the east and west basement exterior CIP concrete walls. These two cracks do not display any shifting or displacement indication that would present structural concern. The cracks do present a ground water leakage concern and should be sealed with a moisture activated polymer hydraulic injected grout. Overall, the exterior CIP concrete walls appear to be in good structures condition other than needing proper moisture sealant treatment and thermo barrier condensation protection in addition to mold remediation. Similar to the main level, exterior walls need a minimum of 2 inches of closed cell foam insulation, moisture and mold resistant furring if used, plus water and mold resist drywall interior finish materials or similar resistant interior finish materials. See Interior Mold Remediation paragraph below for corrective information. (See Photo Exhibits 18 & 19). o The south side partially covered stairway below grade building egress collects considerable water. This stairway egress should be fully enclosed to eliminate this problem. Interior Mold Remediation: The building interior mold appears localized to the interior face of the exterior walls and immediate associated area rooms, restrooms and flooring. Mold is also present inside the HVAC supply ductwork in these immediate areas and should be cleaned as well. The exterior walls and flooring displaying mold growth should be stripped of all coverings, furring or other material, and then cleaned with an anti- bacterial mold and mildew killer solution. Once the mold and mildew is remediated and surfaces dried, they should be sealed with a waterproof coating. All cracks and penetrations should be sealed as well. Mold and moisture resistant insulation and furring should be installed to exterior concrete and masonry walls for thermo and moisture barrier protection. Paperless moisture and mold resistant sheetrock or other similar resistant material should be used on these exterior walls and other potential damp locations such as restrooms. Regular sheetrock was originally used. OA Project No.: 010-1178 Bolivar Miscellaneous Services 07/31/2013 City Hall Water/Moisture & Structural Evaluation Page 3 of 11 Photo 1: Metal roof structural framing. Photo 2: Metal roof structural framing. OA Project No.: 010-1178 Bolivar Miscellaneous Services 07/31/2013 City Hall Water/Moisture & Structural Evaluation Page 4 of 11 Photo 3: Leaky large gable end vent. These vents are not keeping out rain or insects. Photo 4: Leaky large gable end vent. Dark discoloration of the CMU plus the white efflorescence stains indicate continual water leakage dampness. OA Project No.: 010-1178 Bolivar Miscellaneous Services 07/31/2013 City Hall Water/Moisture & Structural Evaluation Page 5 of 11 Photo 5: Dark discoloration of the CMU plus the white efflorescence stains indicate continual water leakage dampness due faulty roof termination flashing and or parapet coping flashing. Photo 6: OA Project No.: 010-1178 Bolivar Miscellaneous Services 07/31/2013 City Hall Water/Moisture & Structural Evaluation Page 6 of 11 Photo 7: Photo 8: Leaky roof