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HomeMy WebLinkAboutHDC2012-003 Letter From Robertson Law Firm To Brian Minyard About Planned Maintenance Projects For Your Consideration And Photos Of 1302 Cumberland 03/07/2012ROBERTSON LAW FIRM PLLC- 1302 CUMBERLAND STREET Bonnie Robertson Shannon Holloway Vaughan LITTLE ROCK, ARKANSAS 72202 Heber Springs Office: 501.365.3333 Chris Oswalt Telephone 501.537.4640 Benton Office: 501.778.7322 Charles Finkenbinder Facsimile 501.537.4641 www.robertson-law-firm.com Mr. Brian Minyard March 7, 2012 Little Rock Historic District Dept. of Planning and Development 723 W. Markham Street Little Rock, AR 72201-1334 RE: 1302 Cumberland (Bien House) Dear Brian, Planned maintenance projects for your consideration: 1) Replacing the roof. We've already had to repair two separate leaks since we moved into the building in December. Materials to be used are CertainTeed XT30 impact resistant shingles, in Colonial Slate, a dark gray. Our preferred roofing contractor is Meredith's Roofing Service. . 2) Repairing the foundation. There are crumbling bricks and mortar on the perimeter and under the house. These repairs will likely be addressed by CM Construction, and the integrity of the exterior will be preserved. Perimeter repairs will include existing brick salvaged from the crawl space and `soft' mortar (intended for older, less strong brick). The foundation piers will be built with cinderblock. 3) Repairing or replacing siding, porch railings, moldings, spindles, and any and all rotting or water and insect damaged exterior wood, also to be addressed by CM Construction. Materials will include wooden boards of the same dimensions, and/or wood putty to replicate the style of the existing moldings and decorative features. 4) Repair of exterior stairway and balcony. Handrails, steps, and risers are deteriorating, and in some cases, broken. Pressure treated wood will be the material of choice. Hopefully, these items are described to your satisfaction. Enclosed are pictures and descriptions of necessary work provided from the. inspector's report, but if more information is required, please call, or email drust(a-),rlfatturneys.com. Thank you. rely, !SiS Deanna Rust Office Administrator Enclosure 12 GIenleigh Drive Little Rock, Arkansas 72227 Arkansas Home Inspector License # HI-1132 (501) 940-5454 www.Insi)ecdngArkansas.com 1302 CUMBERLAND Report Prepared For: BONNIE ROBERTSON Report Prepared By: KEviN BARRE „ 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson EXTERIOR SURFACES AND STRUCTURE GENERAL Building Exterior Wall Surface Material: wood siding' Wall Trim: wood Exterior Door Types: wood and metal clad insulated Condition: serviceable condition Eave Type: enclosed and unvented soffitt Drives Walks and Patios Driveway Types: asphalt OBSERUATIONS.- (2) This home has wood siding and trim. While most of the siding is in serviceable condition and showing normal wear and tear, there are some areas where the siding and trim are deteriorating to the point that repairs are needed. These areas include those shown in the photos, but to avoid clogging up the report with numerous photographs I did not take photos of every single defect. I recommend that you have a competent carpenter come in and give you a bid for replacing all areas with significant enough damage. At a minimum, any damaged areas that will allow water intrusion behind the siding or windows should be replaced quickly. insect activity tC 1 Wood and wood composites are some of the most popular exterior cladding and trim materials. However, being organic, wood is also the most susceptible to damage caused by moisture and it needs to be regularly and properly maintained. At least once a year, the client should carefully inspect the exterior walls, eaves, soffits or fascia for signs of damage. Individual boards or panels should be repaired as necessary. All trim around doors and windows should be carefully examined and then refastened, repaired or re -caulked if needed. Finally, the paint should, be examined for blisters or peeling that might indicate moisture problems within the walls and the tome touched up or repainted as necessary. Page 6 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson © 2011 Copyright Assa ured Home Inspection Inc. All Rights Re Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson (3) There is a small observation deck and wooden stairs on the east side of the home on the second floor: The handrail design is poor and does not meet current code requirements regarding spindle spacing. Also, several of the two by fours are significantly rot damaged, and some have fallen away. Likewise, some of the lettuce assembly and trim are rot damaged. The lettuce used as part of the handrail around the deck itself would not provide proper fall protection. Obviously, this could lead to sign ificant_injury if someone fell through it. The entire assembly is pretty shaky. Furthermore, I suspect that poorly detailed flashing and roofing design in this area is the cause for all of the water stained ceilings in the general area on the main floor underneath this. It is impossible for me to determine what concealed damage may exist behind the drywall: It should also be noted that what appears to be mold is growing on a closet wall on the main floor, and this is a symptom of a moisture problem. My recommendation would be to remove the structure and restore the . roofline to its original contours. But if this deck and stairs are to be retained, I strongly recommend that you have a qualified general contractor assess the conditions and make all needed repairs to keep water out of the structure. (more photos next page) Page 8 of 32 © 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson hole in furnace closet below deck hallway (1) The paint on this home likely contains lead. While testing for lead based paint is not part of a standard home inspection, the age of the home is such that lead is likely to be present. If any paint removal is done, it should only be done by properly trained and equipped personnel. (4) As a security matter, I recommend that any buyer of a home have the locks rekeyed. Even with a new home there may have been sub -contractors or others who had a key at one time. (5) The large windows on the main floor which come to within a few inches of the floor pose a significant risk of personal injury if someone were to fall through the glass. Currently accepted building standards would require tempered safety glass in these locations, so I think it would be prudent to replace this glass. (6) The room at the northwest corner of the home is an enclosed porch. The exterior. "siding" is wood lattice installed over some sort of black plastic-y material. In 25 years of constructing homes, and over 12 years of doing home inspections, I have never seen this done this way. In fact, I don't even know what the black material is. I strongly suspect that it is not detailed well at the floor line, and that water damage is present under/inside the wall. The lattice and trim for it are deteriorating. I recommend having a contractor install properly detailed siding in this area. (7) There is a small storage room underneath the stairs off the second floor deck. This had a padlock on the door, and I was not able to gain access. However, the siding is in contact with the earth around the perimeter of this room, and I strongly suspect rot damage and wood destroying Page 9 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson insect activity. Termites and carpenter ants both love damp wood. I suggest that you obtain a key for this room and verify conditions inside. (8) I recommend adding handrails at the exterior steps to minimize fall potential. (9) Some of the spindles on the front porch handrail have rot damage and are in Deed of repair or replacement. Page 10 of 32 © 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson ROOF COMPONENTS GENERAL Roof Covering Roof Inspected: by using binoculars Roof Slope: steep pitch Roof Style: hip and gable style Roofing Materials: fiberglass laminated'shingles Material Condition: in need of minor repairs Roof Age Estimate (years): 12-15 Flashing Flashing Type: aluminum and neoprene rubber and galvanized steel Flashing Locations: plumbing vent stacks and gas appliance vents Gutters And Downspouts Material: galvanized steel Skylights Skylight Type: fixed -lens, glass, raised -curb -type OSSERVATIONS.' (1) There is some loose roofing material at the base of the skylights, and some small damaged areas around the second -floor deck. I recommend having these areas repaired. (2) Roof overhang is inadequate in areas. This can allow water to drip thru the soffitt assembly eventually causing rot. Repairs by a competent roofer are advised. (3) There are one or more trees rubbing on the roof which are damaging the roofing or will shortly as the tree grows. Trees growing too near the roof can also forma convenient access point for squirrels. Squirrels cause a lot of damage from chewing on the wooden components of the home: More importantly, if they get into the attic, they frequently chew on the wiring. Numerous house fres start this way each year. I recommend having the limbs trimmed. (4) The galvanized steel guttering on this home is a material which requires periodic maintenance/painting to extend its lifespan. It is past time for this to be done. Page 11 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson FOUNDATION, ATTIC, STRUCTURE AND INSULATION GENERAL Building Foundation Foundation Type: a raised perimeter with pier and beam supports (crawlspace) Foundation Material. brick Wall Structure Wall On -Center Spacing: unviewable Wall Insulation Type: unviewable--possibly none based on the age of the home Attic Insulation Approximate Thickness (inches): varies Condition: serviceable condition Roof Structure Roof Assembly Type: wood frame assembly Rafters: 2 by 6 Rafter Spacing (On -Center): 24-inch Roof Sheathing: one -by sheathing Ceiling joist: 2 by 6 (primarily)' Ceiling Joist On -Center: 16-inch Attic Ventilation Inlet Type: soffitt vents OBSERVATIONS,, (1) If the home is constructed over a crawlspace, additional comments/ deficiencies may be found in the Crawlspace section. (2) Since most of the original attic space has been converted to living area, there is actually a relatively small attic area. The rafters and other framing components in this area have damage from a previous fire. I saw no evidence that the charring has damaged the framing to the point where it is not performing properly, but it wouldn't be a bad idea to have a structural engineer look at this. ' Ceiling joist size applies to visible joists only. In a mufti -story building, the joists between floors are concealed. The size of these usually can't be determined without invasive techniques. Page 12 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson (3) NOTE: The attic could not all be inspected closely due to the presence of insulation which covered the framing members and wiring, and also restricted the ability to walk in areas. (4) Signs of rodent activity, possibly including trails through/over the insulation, droppings and nesting materials were found in this attic. This may or may not be a condition that has already been resolved. While no signs of significant damage were visible, rodents can cause significant damage to Wiring and other items. Note that the wiring is usually under insulation, making detection of damage impossible without removing all the insulation. All necessary steps required to keep them out of the attic should be undertaken. Page 13 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. '1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson CRAWLSPACE AND FLOOR FRAMING GENERAL Basement Crawlspace Entrance Location: An exterior door/hatch Inspection Method: the crawlspace was entered and inspected with a flashlight Structure Framing Method: platform framing Floor Joist Type Size: varies Floor On -Center: varies Floor Sheathing: one -by sheathing and plywood Insulation and Vapor Barrier Presence Where Insulated: under floor' Under Floor Insulation Type: fiberglass bates Under Floor Vapor Retarder: kraft facings Soil Vapor Barrier: almost none Ventilation Ventilation Type: shuttered, screened, or louvered vents Vent Locations: foundation walls at the perimeter OBSERVATI01V5: (1) There have been several concrete block piers and additional wood beams added to shore up the original floor system of this home. This is not uncommon in houses this age. While the work wasn't done to the highest degree of quality, it appears to be generally performing as intended. However, there is one added beam shown in the photo which is racking. I recommend taking steps to stabilize this. ' NOTE: Insulation under the floor conceals the condition of the joists and subfloor-above, and frequently at least part of the rim joists also. These areas are outside the scope of this inspection, and it is possible that defects exist which are not readily visible. Page 14 of 32 © 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson (2) As is common for homes this age; there are some piers under the home which are partially deteriorating. This happens over time due to the effects of moisture absorption by the brick and mortar. In the first photo,`note the pile of orange dust at the base of the pier. This resulted when some of the bricks above it literally turned to dust. In the second photo, the white powdery material at the base of the pier is mortar which was formerly in between the courses of brick. The mortar joints originally were flush with the outside face of the brick -- note the recessed joints currently. While all of the piers are not affected, I do recommend making repairs to those that are before too much more time passes. (3) The perimeter foundation also has some areas with deteriorating brick and mortar. The photo shows an affected area on the front of the home. Note also that this brick has been painted. This is generally a bad idea since it traps moisture in the brick, rather than allowing the brick and mortar to breathe and dry out. This particular area has bricks which could be removed with only finger pressure. I recommend having a competent mason experienced with older homes make appropriate repairs. Page 15 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. ° 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson (4) The leaking bathroom drain has created a chronic high moisture situation in the vicinity of the pipe under the house. This has resulted in the growth of organic materials on the floor joists. This material would not thrive without adequate moisture, so I recommend making correction of the leak a priority. After that is done, you could have the organic growth removed if desired. (5) Several pieces of the floor insulation have fallen or have been pulled loose by animals. This should be replaced and more supports added as necessary to hold all areas in place. (6) The crawlspace was not able to be inspected fully due to restrictions imposed by one or more of the following conditions: ducts, plumbing pipes, gas lines, hanging insulation, or structural members present. Head room in some areas is less than 16". There may be concealed defects. (7) There is no vapor barrier capping the soil under this home. I recommend that this be corrected quickly. This is important because the barrier limits the amount of moisture that can evaporate out of the soil into the crawlspace. Even in well -ventilated crawlspaces too much moisture can be a problem if the normally prescribed vents that are used can't dissipate it rapidly enough. High humidity can result in mold and rot that can attack the wood and lead to infestation by wood - destroying insects. Eventually, significant enough structural damage can occur that repairs are expensive. Black visqueen of at least 6 mil thickness works best of the readily available materials. All seams should overlap and all edges should be secured. No soil should be visible when complete. (8) Evidence of rodent activity was found in the crawlspace. Whether this is an active condition can't be determined within the scope of a home inspection. Vermin could have gained access by tunneling beneath the foundation wall, through a poorly fitted hatch, damaged vent screens or by other means. Since they can cause expensive damage, I recommend further investigation by a reputable exterminator to identify and seal all points of entry and eliminate any vermin present. Page 16 of 32 © 2011 Copyright Assured Home Inspection Inc. All Rights Reserved. 1302 Cumberland Little Rock, AR Report Prepared For: Bonnie Robertson (9) As a final note, you should be aware that homes of this age have their particular charms, but they have maintenance and repair needs which typically exceed those of newer structures. I would strongly encourage you to consider whether you are ready for the 'old house experience" before completing the purchase. Page 17 of 32 0 2011 Copyright Assured Home Inspection Inc. All Rights Reserved.