CMI publishes very good article on building science.

[Linas Dapkus]

Originally Posted by wdecker

The building on Pulaski, not the one you are referencing here. The management company (Westward) called me to do a water intrusion inspection. They gave me a copy of your report.

The causes were typical, but primarily lack of coping stone flashing. Also, it seems that they used "sears hardiboard" as opposed to real hardiboard for that siding at the rear. Has anyone ever seen Hardiboard delaminate before? And what was that MDF window framing. And don't you just ole it when the install glass block windows with no lintels? What are they thinking? Also, the brick was just a joke. Most of the vertical joints were missing mortar. Looks like thet "washed" it too early.

I know the building you're referencing. Sorry Will, but I never referred you to the property management company. I spoke with the contractor (who's fiance is the president of the HOA) who built that building and he mentioned your name, he probably referred you to Westward. I was contracted to do a thermal scan for moisture intrusion, not an inspection for the causes of their problems. That would have been another contract and another $900. So I think it was their intention for them to hire me for the thermal part and you for the consulting part, I don't know.
How did you determine there is no coping flashing? The builder claimed it was installed. Most of the moisture intrusion was at the north wall, what was the distinguishing construction flaw there?

[William J. Decker]

Originally Posted by ldapkus1

I know the building you're referencing. Sorry Will, but I never referred you to the property management company. I spoke with the contractor (who's fiance is the president of the HOA) who built that building and he mentioned your name, he probably referred you to Westward. I was contracted to do a thermal scan for moisture intrusion, not an inspection for the causes of their problems. That would have been another contract and another $900. So I think it was their intention for them to hire me for the thermal part and you for the consulting part, I don't know.
How did you determine there is no coping flashing? The builder claimed it was installed. Most of the moisture intrusion was at the north wall, what was the distinguishing construction flaw there?

The President of the condo board was married to a contractor (some guy trying to get the city to adopt mandatory flat roof venting into the code, so he can seel his roof vents) who, apparently helped in building the place. He is pushing the association to have (his, go figure) roof vents installed.

I knew there was no coping flashing because I looked and felt. Coping flashing, best done, should extend out, on both sides, and the ends should be stainless steel drip edges which will not deteriorate.

It shows up on the north wall more because that wall is not exposed to the sun and is under positive pressure based upon the recent rainfall patterns.

[Roy D. Cooke, Sr]

Thanks Will love the information you give... ... Roy

[William J. Decker]

Originally Posted by rcooke

Thanks Will love the informayion you give... Roy

Do you have these problems in Ontario? How does the lake affect local conditions?

[KEVIN WOOD]

Ice dams and roofing problems here in Sault Ste Marie On.
Many of the brick buildings built with veneer have very high moisture problems in the basement also. Some dress up the basement by installing laminate flooring with improper installation practices. The other ones have carpet over concrete and you know what that means.
It seems like very few think that moisture can come from the concrete floor.

I hope you were able to make the corrections without reading the article again Will.

[Roy D. Cooke, Sr]

Originally Posted by wdecker

Do you have these problems in Ontario? How does the lake affect local conditions?

Not a big concern in my area ,WE are In Canada but get very little snow .
Most of the time not enough to run a snow machine .
Our Temp is not real cold very often .
My heart goes out to you when I hear what you get ..... Roy

[KEVIN WOOD]

Roy and Will:

It is very cold in Sault Ste Marie On. Lots of snow and up down temperatures make it very hard to get it right when it comes to building a home without ice dams and cold wet basements.
The houses on the shore line are designed different to combat the problem of more moisture and the ones that I have inspected have faired well for the conditions of shore-line regions.

[Jeffrey R. Jonas]

Originally Posted by rcooke

Not a big concern in my area ,WE are In Canada but get very little snow .
Most of the time not enough to run a snow machine .
Our Temp is not real cold very often .
My heart goes out to you when I hear what you get ..... Roy

Something just not right about you being in Canada, and you're further South than I am!!!

[William J. Decker]

Originally Posted by kwood

Ice dams and roofing problems here in Sault Ste Marie On.
Many of the brick buildings built with veneer have very high moisture problems in the basement also. Some dress up the basement by installing laminate flooring with improper installation practices. The other ones have carpet over concrete and you know what that means.
It seems like very few think that moisture can come from the concrete floor.

I hope you were able to make the corrections without reading the article again Will.

Just did them. Thanks.

[Roy D. Cooke, Sr]

Before I finished My basement I lowered the sump to make sure the floor was about 7 inches above
the water table ( it only runs for a short period November and April.
Put in a Dehumidifier it seldom runs always below 50%.
Dry core so floor has ventilation . Works great for us .

[William J. Decker]

Originally Posted by rcooke

Before I finished My basement I lowered the sump to make sure the floor was about 7 inches above
the water table ( it only runs for a short period November and April.
Put in a Dehumidifier it seldom runs always below 50%.
Dry core so floor has ventilation . Works great for us .

Also, don't finish the walls with regular drywall. For the first course, us fiberglass faced drywall or wood beadboard. It won't mold as easy.

Hope this helps;

[KEVIN WOOD]

Some of the water tables on the shore line houses have it just below the basement floor level. The weeping systems installed go all the way to the shore line.
Check this dumb picture of the one I inspected last week.

[William J. Decker]

Some houses just should not have basements.