Gary Hestand
Teresa & Charbel Hamaty
Consulting & Review of residential property located:
408 Lakeview Avenue / Wake Forest, NC 27587 / “Residence Interior”
LIVING / DNING ROOM:
1. Front door weather
seal at threshold is failed and provides no benefit against pest entry and
weather sealing. Warrants replacement / repair.
2. Mantel of fireplace
shows evidence of movement. No
determination for movement at this time.
May warrant further investigative action.
3a. Fault line in
sheetrock above window to rear of fireplace at midspan of wall. Most likely due to foundation settling at midpoint
of front-to-back wall (concave), relating to water from garage / main roof
impact mentioned in Exterior Review as Item #4.
Possible corrective action warranted.
3b. Also near window at ceiling line where vault commences, movement is also noted at tape joint.
LAUNDRY ROOM:
4. Perimeter walls
have been recently cleaned / smeared.
Baseboards have been painted, as well as, HVAC supply floor
register. All pointing toward evidence
of “dog kennel” of room. Thorough cleaning and/or painting is warranted.
5. Exit door into
garage does not latch and is not able be locked. Repair required.
6. Exit door at
strike does not have weather seal in jamb.
Repair required.
GARAGE:
7. Door opener was
tested for reversing. Torque was greater
than manufacturer recommendation, but did operate and reverse. Consideration should
be given for reducing torque of close “stall” torque..
8. Heavy staining at
location of previous dog kennel, due to urine saturation. Staining will never some clean, but odor will
subside. Point
of mention that urine stains are not removable.
9. Sheetrock damage is present beneath threshold of door due to what appears to be large pet. Warranted repair.
KITCHEN:
10a. Wall line of cabinet, range and cabinet is concave at center; indicating floor system failure / movement. One would not expect the home to show visual evidence of movement this pronounced. The walls within this home are essentially of the “partition” type and bear no significant loading. Movement seems excessive and further investigation of failed or missing structural support is required.
10b. Also, offering
evidence to settling, cabinet trim at vent hood to ceiling detail / large caulk
joint has opened. Further action required.
HALL
Nothing to note.
MASTER BEDROOM #1 (front right):
11. Tray ceiling trim was either poorly
fitted at installation, or was never caulked.
Appears to be cosmetic only. No action required.
MASTER BATHROOM:
12. Right backsplash of vanity shows
evidence of movement and is void of caulk at bottom. It is not water tight
and warrants repair to protect from water migration.
BEDROOM #2 (right rear):
Nothing to note.
BEDROOM #3 (rear center):
13. Entry door was
snug at top of door on strike side.
Bi-fold closet track had failed tape joint at top. Joint was increasingly larger as it neared
the wall. The lateral wall for this
common wall of both door openings is perpendicular to front-to-back kitchen
wall referenced as consideration for missing support / possibly lacking of
structural framing member. Warrants in tandem investigation with Kitchen Wall.
ATTIC LOCATION:
14. Framing is of
“stick built” type construction using 2 X 10’s as rafter members. Collar ties are of 2 X 4 materials, spanning
about 4 feet and being about 18”-24” dropped from main ridge. No other supports of roof rafters are
visible. Action required. It is suspect that the front-to-back movement
of the main roof is resultant from the omission of properly sized and located
collar ties / framing. This is what is
causing the forward stress along the front porch foundation masonry walls and
the “tilt” of the front band and the movement of the band beyond the location
of the vertical 4 X 4 supports, causing them to not be full bearing, as well. Engineer’s drawings will reflect how this
detail was supposed to have been constructed.
Review is required.
15. Insulation
throughout initially appears adequate.
Materials appear to be of Certainteed 1000 Fill type. However, no insulation materials were / are
present above the location of the aft of bedroom #3 or the laundry room. Essentially, they installed insulation above
the main footprint of the house only. Action warranted. So
as to meet insulation and energy requirements, as well as, good practices of
sensible heating & cooling, the insulation should be installed to meet
Code.
CRAWLSPACE LOCATION:
Crawlspace at rear foundation vent, underneath bedroom #2,
showed evidence of water invasion through foundation vent well. Water appeared to be coming from ground slope
and from high water volume discharge of valley.
Masonry evidenced water cascade from vent opening down vertical masonry
wall and through crawlspace soils to front.
Action
required. It will difficult to provide
remedy of cascade, but guttering, as well as, change in contour of slope will
offer benefit to direct water around residence as opposed to directed at it.
All inquires and questions relating to the above information should be directed to 919-422-8907.
Respectfully,
Gary
Hestand