Report prepared for 7/08/09 Parlee Projects, Inc., dba The Building Consultant was hired to consult on the Residence located . The siding is a lap siding product by James Hardie. The siding is deteriorating on its edge that is in the proximity of the roof plane where the roof meets the sided wall. The siding as installed is lacking the necessary clearance from this roof plane as specified in the installation recommendations by James Hardie. At the time this home was constructed, the clearance minimums were 1” to 2”. The siding on the home was installed less than 1” from the roof plane. This lack of clearance has lead to the early demise of the siding in these areas. There are two places on the home where moisture is intruding into the building envelope. Both places where these leaks are occurring have had a sealant applied to the wall /roof junction in an attempt to correct and prevent this leaking. This method should only be used as a temporary stop gap measure until a complete repair can be made. The siding in this area needs to be removed and the flashing corrected. The decks are attached to the home in a deficient manner with joist hangers nailed over the siding. This is a substandard method in attaching a deck. The door in the lower level under the rear deck is having moisture come in at the top side. The window assembly above the rear deck is questionable in its installation detailing as it leaks when there is a wind driven rain from the east. The following captioned picture report covers these items in more detail. Mark Parlee .
Transcript
Report prepared for 7/08/09 Parlee Projects, Inc., dba The Building Consultant was hired to consult on
the Residence located .
The siding is a lap siding product by James Hardie. The siding is deteriorating on its edge that is in the proximity of the roof plane where the roof meets the sided wall. The siding as installed is lacking the necessary clearance from this roof plane as specified in the installation recommendations by James Hardie. At the time this home was constructed, the clearance minimums were 1” to 2”. The siding on the home was installed less than 1” from the roof plane. This lack of clearance has lead to the early demise of the siding in these areas.
There are two places on the home where moisture is intruding into the
building envelope. Both places where these leaks are occurring have had a sealant applied to the wall /roof junction in an attempt to correct and prevent this leaking. This method should only be used as a temporary stop gap measure until a complete repair can be made. The siding in this area needs to be removed and the flashing corrected.
The decks are attached to the home in a deficient manner with joist
hangers nailed over the siding. This is a substandard method in attaching a deck. The door in the lower level under the rear deck is having moisture come in
at the top side. The window assembly above the rear deck is questionable in its
installation detailing as it leaks when there is a wind driven rain from the east. The following captioned picture report covers these items in more detail. Mark Parlee
This siding is installed outside of manufacturer's installation guidelines with respect to clearance from the roof plane. James Hardie specifies 2" clearance at this time. At the time this home was built this may have been in the time frame that a 1" clearance was permitted. This application does not conform to the 1" clearance. The siding was installed too close to the roof plane and the edges were not sealed as required by the manufacturer of this product. There is a leak that is causing damage to the ceiling drywall due to an improper flashing detail at the bottom edge. There is a sealant applied to siding edge at the roof plane; this has the potential to further exacerbate moisture intrusion at this point.
This is the leak that is showing up on the ceiling as a result to less than adequate detailing of the flashing on the exterior siding/roof plane junction. A sealant has been added in an attempt to correct this situation. At best a sealant should be used as a temporary stop gap until a correction to the flashing is done. The detail in which the sealant was applied has a high probability in making moisture intrusion more likely.
Mark
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None of the siding on this house follows manufacturer's minimum clearance guidelines for the siding/ roof plane junction. Many of the siding pieces are suffering damage due to this clearance issue. A kick-out flashing should be installed at the time corrections and repairs are made.
Here is another area that is suffering damage due too close of siding proximity to the roof plane. There is no kick-out flashing. This leaks into the wall system below and is creating damage to the drywall.
Mark
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The sealant shows an attempt to repair the situation; there is a high probability this will exacerbate this situation and create a bigger leak.
Owners noted they have had moisture problems at this wall running down the corner and onto the floor. This is the damage resulting from the detail problems noted in the pictures on page four.
This trim is suffering damage due to wicking moisture at the bottom of the trim. No isolation detailing was followed nor was clearance detail from slab implemented. The clearance between the slab and the bottom edge of the trim should be 1/2" to prevent wicking of moisture. Owner stated the entry trim was originally to be Fypon but a change was made without their approval.
Mark
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This trim is wicking moisture due to its close proximity to the concrete slab. The siding is too close. A 2" clearance at this juncture is mandated by the manufacturer. This siding does not appear to be suffering damage at this point.
This fungal growth is likely caused by moisture getting in at the edges of this trim board. This is not necessarily a defect in application but is a maintenance item.
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This is a likely access point for moisture to get behind the trim. The trim should be installed 1/4" away from the window frame, a 3/8" backer rod inserted, and a highly flexible sealant used to fill this gap. This allows for proper movement between materials that have different expansion/ contraction coefficients while maintaining a good performing sealant detail.
These windows experience some very heavy moisture intrusion when a wind driven rain is driving against them. This is a typical scenario given the details of installation. We have witnessed this many times. The trim is installed tightly to the window cladding and no relief is given to trapped moisture as the sealant fails with age. This makes the trim a reservoir cladding of sorts and the moisture seeks its release to the inside to some degree as evidenced in the photo below.
Mark
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Owner provided picture verifies claim of extreme moisture intrusion.
Outside view of windows that have moisture intrusion issues. All trim is installed in a barrier style installation and allows no release detail for moisture to escape. All of this trim needs to be removed and replaced with new in a detail comprehensive manner that will allow drainage. All of the windows need to be sealed in with weather resistant butyl tape properly integrated with the WRB(weather resistant barrier).
Mark
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This trim board has a microbial growth and is most likely due to the trim being wet from moisture saturating it from the back side.
There is moisture getting behind this siding and showing up on the inside of the drywall. To correct this the trim will have to be removed and a sealant tape added to the perimeter of this door. Some of this moisture could be coming from the threshold of the door above as well as the deck joist connection.
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Moisture staining on the drywall. The assessment of this will require the outside trim to be removed so the detail in which the door was installed can be viewed.
This is the OSB rim board the deck joists are fastened to. The slight discoloration is due to a water leak either in the detail of the deck joist connection or from the door sill above.
Mark
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Owner provided picture shows water collecting on the inside of the door threshold.
The joist connection to the structure needs to be reviewed. This is not a very good detail and leaves room for early failure. This is not an approved connection detail in any documentation I have available. The joist hangers are applied over the face of the siding and nailed into the OSB rim board. There is no ledger board.
The floor in the basement is exhibiting cracking that is out of the normal range in my opinion. This condition should be monitored and if there are any increased movements an engineer should be consulted.
This photo is of the door from the garage into the house. Water leaking from improper detailing at the roof.
Mark
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This drywall needs to be removed and replaced. This repair needs to proceed as if this were mold and necessary precaution taken to ensure proper remediation.
This is a better picture of the sun-room ceiling where the moisture is leaking from an incorrectly detailed wall flashing and destroying this ceiling finish. This repair needs to proceed as if this were mold and necessary precaution taken to ensure proper remediation.
This is the side deck. The deck is mounted to the home in the same fashion as the rear deck. this also has no deck ledger board and is connected to the structure in a detail that will prove problematic over time. The connection details used are not approved in any current version of the building code.
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