EXISTING FACILITIES EVALUATION REPORT

201B Waller Avenue

Greenwood, South Carolina 29646

864-388-0905 fax: 864-943-5714

EXISTING

FACILITIES

EVALUATION REPORT

Project: Episcopal Church of the Resurrection Greenwood, South Carolina Owner: Episcopal Church of the

Resurrection Date: 7/16/10

Re: Architectural Evaluation A/E Project Number: 10-C1070

The Church (Sanctuary): Exterior Stucco

A. The stucco is from the period when both traditional lime and natural cement based stucco and Portland cement based stucco – no test was conducted to determine the composition. If pressed my opinion would be this is Portland cement based stucco system but testing would be the only sure method to verify. In general the overall condition of the exterior stucco appears to be sound and secure to the underlying masonry substrate with the exception of several areas. These areas as described below will require remediation immediately to prevent continued decay of the stucco system and underlying structure. Causes for the deterioration of the stucco appear to be water infiltration and/or excessive moisture and/or ground water penetrating the stucco system. These water sources appear to be attributable to leaking gutters, roofs and chimney flashings, inappropriate location of flashings or missing flashings and overgrown plants against the building along with possible ground settlement or structure expansion and contraction resulting in relief cracks. Another possible source is moisture migration through walls due to temperature and humidity differentials. The flashing, roof and gutter repairs will be addressed later under their respective sections. Since is it not practical to identify one contributing source for the stucco damage, it is our recommendation that once the repairs are conducted that a regular building maintenance program be initiated and diligently performed to minimize the future occurrence of damage to the stucco system. The repairs related to the stucco consist of removal of the stucco in areas that have lost their key and patching those areas. Also, cleaning and preparing the surface hairline crack areas for sealing. The spider cracking areas will need to be sealed in the same manner but the water source for these areas must be identified prior to the sealing because trapping moisture in the stucco system will cause accelerated failure of the stucco system. The regular sealing of these cracks must be part of the regular building maintenance for the stucco to have a life cycle consistent with the building structure beneath. Small hairline cracks may be sealed using a thin slurry coating made of the finish coat ingredients. Whitewash or stucco compliant paint is another acceptable sealing method. Larger cracks will have to be cut out and prepared for patching. Painting of the entire Church is recommended to address the water infiltration through the surface of the stucco. DO NOT USE CAULKING PRODUCTS, these are not designed to fill cracks in stucco.

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B. Surface cracks and spider cracks were observed at all buttress locations. The following buttress is

adjacent the exterior door to the organ room. It is typical of the cracking observed at the buttresses of the Church.

C. Along the southwest face of the building at the elevated tile patio, extensive spider cracks and surface cracks were observed. The intersection of the raised tiled patio and the south west wall has buckled tile and a gap that allows water infiltration behind the stucco system. Also, below the raised patio area in the mechanical/electrical room standing water was found and moisture was present in the very top layer of soil at the connection of the Church to the mechanical/electrical room. These moisture sources provide resources for moisture migration into the Church and Parrish Hall.

Moisture intrusion

around the joints is

causing cracks

Spider cracking of

stucco is a result of

moisture migration

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Greenwood, South Carolina 29646

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There is a gutter, downspout and chimney intersection that appears to have leaked severely in the past but could not be determined if the leak is ongoing. A tear in the flashing was observed above in the low sloped roof area in a valley.

Tile is buckling and

joints are unsealed

allowing water to

penetrate building

envelope

This is common

around the building.

Flashing if present

is installed behind

the stucco allowing

rain water running

along the tile

shingles to have

contact with the

stucco.

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Greenwood, South Carolina 29646

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D. The chimney in this area also have extensive surface cracking which can be a source of

water/moisture infiltration.

These cracks

appear to be

directly attributable

to a leaking gutter

system

Lack of

maintenance and

no cap on this

chimney have

allow moisture

enter the stucco

system and cause

extensive surface

cracking

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Greenwood, South Carolina 29646

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E. The vegetation along the northwest corner near the door to the organ room is overgrown and in

contact with the stucco. These plants should be trimmed so not to contact the building and/or

replanted farther out from the building to avoid contact with the building. This condition traps moisture against the building and in the soil at the base of the stucco.

F. The gutter and downspout system around the exterior were replaced in the past and the old system’s anchor holes through the stucco were not repaired. Also, the gutters around the exterior need to be cleaned of debris – note the leaves at the base of the valley roof intersection. This photo is at the intersection of the organ room and northwest wall of the sanctuary.

Plants should not

be in contact with

the building

Gutter is full of

leaves and debris

causing rain water

to overflow

Holes from a

previous gutter and

downspout system

have not been

repaired

201B Waller Avenue

Greenwood, South Carolina 29646

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G. Stucco around some of the windows has surface cracks and hollow beneath the stucco indicating the

stucco has lost its key, in particularly at the seals. Several have cracks at the peak of the windows which appear to be either relief cracks from expansion and contraction. These cracks did not transfer through to the interior peaks in a detectable way. This would indicate that settlement is not the cause of these cracks. This photo is taken of the northwest wall of the sanctuary.

Cracks at the peak

of the arch

Cracks in the sill

and wall beneath

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H. The following photos show hollows that indicate the stucco has lost its key in these areas.

These photos are of the bell tower intersection and the sanctuary and the northeast wall facing main street near the intersection of the bell tower and sanctuary façade.

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I. The exterior top of the bell tower was not accessible by ladder. As evidenced in this photo the finish coat of the stucco at the bell tower step is failing. This is likely due to rain splatter from the ledge below.

Stucco has lost its

key

Moisture is

penetrating the

stucco system

causing failure of

the finish coat at

this shelf on the

bell tower

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J. The vegetation is overgrown along the front of the Church as well. It needs to be trimmed back to

prevent contact with the building.

Plants are in

contact with the

building

Stucco has lost its

key in this location

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K. The following are general photographs with notes related to the condition of the exterior stucco.

These windows

have multiple

surface cracks and

hollows in the sills

and jambs

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Cracks beginning

to show up at the

joints of this

pilaster

Cracks at peak of

arch at windows

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Greenwood, South Carolina 29646

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Surface cracks at

sill of window

Vegetation growing

in gutters

Holes in stucco

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Surface cracking

and ants are

nesting in the

gutter or eave

Typical surface

cracking around

the Church

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Greenwood, South Carolina 29646

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Surface cracking

and evidence of

gutter overflowing

on to the stucco

Typical surface

cracking at

buttresses

Note: the design of the edge of the

buttress caps allow water to run

over and continue down the face of

the stucco - no drip edge is present

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Greenwood, South Carolina 29646

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The lightning line is

not secured and

bounces against

the building

More surface

cracking

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Greenwood, South Carolina 29646

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The stucco has lost

its key in this area.

Appears to be a

result of moisture

entering at the end

of the valley above

This joint is not

seald

These rake end

pieces are loose in

some locations

There are hollows

in the jambs and

sill of this window

and the adjacent

one

Plants are growing

against the building

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Greenwood, South Carolina 29646

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Doors and Stoops

A. The stoops at the doors are not sealed at the intersection of the concrete landings and steps and the exterior stucco at the building walls. Moisture is being absorbed by the stucco at these intersections which is causing algae and surface cracking. These areas need to be sealed and cleaned as part of the regular building maintenance program. The stucco in these areas will also need to be remediated as described early in the report.

Joint is not sealed

and moisture is

wicking up in the

stucco causing

surface cracks

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Greenwood, South Carolina 29646

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B. The exterior doors are in need of repair. Daylight is visible through several of the doors and the paint

is failing. Two of the doors appeared to have had partial repairs performed over the years. These repairs are not visibly evident and as damage to the doors progresses these stand out even more. We recommend replacement of the doors and surrounding trim. The plinth blocks are warped and

exposed fasteners are visible.

There is no

threshold or seal on

this door to prevent

moisture, insects

and rodents from

entering the

building

The paint and

wood of the door

are failing

This joint is not

sealed and allows

moisture to enter

and be trapped

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Greenwood, South Carolina 29646

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Allows moisture

laden air to enter

the conditioned

environment of the

Church

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Greenwood, South Carolina 29646

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Wood is buckling

and warping

This door hangs at

the top and should

be adjusted or

planed

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Greenwood, South Carolina 29646

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Windows

A. The windows in general need to be repaired or replaced. The repairing should include reworking of lead ferrament support pieces, also called cames, for portions the windows. Some of the stained glass is cracked and some have small holes in them. These should be repaired replaced. Installation of weather striping at casement seals and caulking of perimeters – note most appeared to have been caulked within the recent past. Moisture intrusion and ant invasion around the windows are occurring. The damage, if any, caused by ants was not observable and may only be a nuisance. The damage by the moisture intrusion has caused the plaster stools to crack and/or lose adherence in some locations. Several of the frames are rusting which is also staining the sills of the window openings.

201B Waller Avenue

Greenwood, South Carolina 29646

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B. This window is in the sanctuary in the front wall of the Church. It has moisture intrusion occurring that is deteriorating the interior plaster finish along the interior jamb.

C. These photographs illustrate the moisture intrusion at the stool of the window.

201B Waller Avenue

Greenwood, South Carolina 29646

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201B Waller Avenue

Greenwood, South Carolina 29646

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D. This window near the exit to the arcade to Bishop’s Hall does not operate and has rust prevalent on

the metal frame.

Roof, Gutters, Downspouts and Leaders

A. The roof in general appears to be good shape with the exception of the areas shown below.

Depending on the initial installation and maintenance performed a clay tile roof can last the life of the structure. A major component to the success of the roof’s performance is the intersection of the roof with itself or walls.

201B Waller Avenue

Greenwood, South Carolina 29646

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B. This valley section at the front wall of the Church and the bell tower is missing the rake end pieces and is clogged with leaves. The wood substrate of the roof is exposed and beginning to deteriorate.

C. This valley is similar in condition to the previous valley. It is clogged and the gutter system have vegetation growing from it.

Moisture appears

to be entering here

Plants growing in

the gutter

201B Waller Avenue

Greenwood, South Carolina 29646

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D. This drainage pipe does not have positive drainage slope and is holding water. It should be reworked

to allow for complete drainage of water.

E. The crawl space vents have debris in them and some have make shift covers over them to keep out the water. What is occurring is hot air full of moisture is being drawn in to this crawl space where is comes in contact with colder surfaces including the ground and condensation occurs. This promotes the musty smell in the mechanical/electrical room and other parts of facilities. Areas that could not be reached in the crawl space could be subject to mold and decay of the wood floor system. A powered ventilation system for this area or a sealed crawl space need to be considered.

201B Waller Avenue

Greenwood, South Carolina 29646

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Insulation is

missing on piping

These crawl space

wells do allow the

cat to have haven

but also provide a

source for moisture

intrusion into the

crawl space

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Greenwood, South Carolina 29646

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F. The HVAC condensate lines are pipe out and drip directly on the ground without a drywell. This adds

moisture directly to the ground at the foundation of the building and the base of the stucco system. We recommend installing drywells to allow the condensation to be contained and directed down and out away from the building – typical around the building.

In the areas I was

able to reach I did

see visible signs of

decay. The crawl

space should be

inspected annually

201B Waller Avenue

Greenwood, South Carolina 29646

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G. No moisture damage was observable in the portions of the bell tower that were accessible.

H. In the low slope valley at the chimney several roof areas were observed that need repair. The following photographs show the locations.

Someone has

replaced some of

the rake end pieces

with copper. These

should be replaced

with clay formed

rake pieces to

match the existing

201B Waller Avenue

Greenwood, South Carolina 29646

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There is a tear in

the valley flashing

in this location

The wood stand is

decaying at the

base of the roof

No visible flashing

at this intersection

with the chimney

201B Waller Avenue

Greenwood, South Carolina 29646

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I. These photographs show the past (maybe continuing) water damage related to low slope valley and

201B Waller Avenue

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Interior

A. The general interior condition of the Church appears to be in good shape. General maintenance has maintained the finishes in a good condition. Spaces such as the single occupancy toilet have finishes that are out of date but are still in good condition. The Sacristy was not accessible for review.

B. The following photograph does not capture the detail of the paint conditions in the robing room. It is for local orientation. The plaster finish around some of the windows in the space does have hollows. Also, some of the general wall spaces have paint hollows as well. Repairs to the plaster and paint in this room are evident and consistent with a building of this type and age. Moisture migration through wall to the interior appears to be the source of paint and plaster failure. The moisture can be from several sources including migration directly from the exterior surface of the wall to the interior. Intrusion from around the windows may have been a source in the past as well as the lack of weather striping in the windows themselves.

C. The flooring at the front portion of the sanctuary closest to Main Street is cupping. This may have a couple of contributing factors: 1. the moisture laden air in the crawl space and 2. irregular temperature conditions in the sanctuary.

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The Raise Tile Patio & Mechanical/Electrical Room Beneath: Exterior Stucco

A. The stucco around the area of the raised patio has a range of conditions. It is failing in several locations and is severely damaged in others. We cannot recommend a durable remediation of this area because the design is inherently flawed and complete removal and rebuilding of this area is the only viable long-term solution.

B. As shown previously the intersection of the tile patio and the stucco finish of the surrounding buildings is compromised. This condition is leading to surface and spider cracking of the stucco through moisture intrusion.

201B Waller Avenue

Greenwood, South Carolina 29646

864-388-0905 fax: 864-943-5714

201B Waller Avenue

Greenwood, South Carolina 29646

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C. The tile is failing and allowing water to penetrate the mechanical/electrical room below as well as the

face of the raised patio and steps.

Tile is failing and

allowing water to

enter behind the

stucco

201B Waller Avenue

Greenwood, South Carolina 29646

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D. The constant presence of water around this HVAC condensing unit needs to be addressed.

The stucco has

failed along this

wall and the

vegetation against

the building

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Interior

A. The interior of the mechanical/electrical room beneath the raised tile patio is an unsuitable

environment. There is standing water present. Mold growth and water damage present on the walls. Openings directly into the crawl space of the steps up to the patio and the Church allow unconditioned moisture laden air to be pulled directly into this space.

201B Waller Avenue

Greenwood, South Carolina 29646

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B. The piping of the HVAC system had condensation dripping from the pipes. The air is stale and filled

with the aroma of mold growth.

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Bishops Hall and Arcade:

Exterior Finish Insulation System

A. The exterior of the Bishops Hall and Arcade is a synthetic exterior finish insulation system (EIFS). EIFS was a very popular alternative to exterior stucco systems at the time of this building’s design and construction. Since that time multiple lawsuits have arisen over the use and application of this system. The name brand of the particular EIFS used on this building was able to be determined because no drawings, specification or record documents were provided; however, it was determined that this particular system was determined to be a non-draining EIFS. All EIFS systems were originally designed to be a barrier system which is supposed to prevent moisture from entering the building wall cavity altogether and by defacto prevent moisture from entering the building through the exterior wall system. Unfortunately this means these systems have no means of expelling or draining water once water enters it. There are several areas of concern that should be addressed immediately to access potential hidden damage and prevent possible future damage to this building.

201B Waller Avenue

Greenwood, South Carolina 29646

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B. The first major concern is the fact that the EIFS is in direct contact with the ground and actually is

covered by planting bed materials around the perimeter. This is the perfect breeding ground for termite and wood boring pest to use. They can bore through the EIFS to the wood sheathing and framing behind without visible detection. By code all new EIFS application must stop 6” above grade to allow for visible inspection and prevention of termite and wood boring insect infestation. Also, all of the courtyard side downspouts are not attached to leaders to divert rainwater from the roof away from the building.

Missing leader

EIFS goes below

grade - not allowed

by current code or

most insurance

companies

201B Waller Avenue

Greenwood, South Carolina 29646

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C. The constant presence of water around these HVAC condensing unit needs to be addressed. It is in

direct contact with the EIFS at the base of the building. If small penetrations are present beneath the pine straw level in the EIFS mold, termite or wood boring pests may be present in the wall cavity. The condensation lines for the interior air handler units dump directly on the ground in the areas.

D. The penetrations into the EIFS at this location are not sealed correctly.

201B Waller Avenue

Greenwood, South Carolina 29646

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E. Some areas of the EIFS are missing the finish coat. Some appear to be original to the installation and others from regular wear and tear of the building.

201B Waller Avenue

Greenwood, South Carolina 29646

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201B Waller Avenue

Greenwood, South Carolina 29646

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F. Above all the windows on the southeast façade of Bishops Hall are cracks and most of the windows on the courtyard side as well. All of the doors along the sides have cracks above the headers as well. These appear to be relief cracks from stress in the building. There are corresponding cracks in the interior.

Fine cracks are

present above the

windows and doors

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G. All of the windows need to re-caulked/resealed with special care given to the sills. No window head or sill flashing was observable and appears not to have been installed.

Open joint into the stucco. In a typical

storefront aluminum window installation a

sill pan or L shaped sill is installed and is

not supposed to be caulked at its

intersection with the metal frame above but

this is an opening into the EIFS and should

be sealed

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Roof, Gutters, Downspouts and Leaders

A. The roof of Bishops Hall and the arcade is a concrete tile roof by Monier/Boral. The product is

MonierLifetile which carries a limited lifetime warranty. The following will show a few areas of concern. B. The roof mud/cement for this section of ridge cap over the arcade is missing and should be replaced.

201B Waller Avenue

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D. This downspout and leader are clogged on the southeast wall. Evidence of overflowing water on to

the EIFS is present.

End of leader is

clogged

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E. The roof about midway down at the ridge and through the upper portions has a wave in it. It does not

appear to be compromising the function of the roof at this time but should be monitored for future developments.

F. These two areas on the courtyard side of the roof should be monitored for future developments. The broken tile should be replaced to avoid damage to the roof sheathing beneath.

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Interior

A. The area several areas of concern in the interior of Bishops Hall. The acoustical ceiling tiles are sagging which typically indicates excess moisture in the air or irregular temperature control for the space. This can be driven by irregular use of the space but after looking above the ceiling it was observed that the insulation system for this building is batt insulation laid directly on top of the acoustical ceiling tile system. Gable vents open directly into this attic space above will allow unconditioned air to enter and exit this space which is allowable by code. This ceiling insulation method and attic space by all energy and air quality control best practice standards is the least effective method used in the building industry. Super heated attic air is drawn down through the insulation past the acoustical ceiling tile system because the ceiling is not a sealed system. This super heated moisture laden air then contacts the acoustical ceiling tile which leads to the sagging ceiling tiles. Our recommendation is to seal the gable end vents and install a sprayed expanding foam insulation system directly to underside of the roof sheathing and gable ends of the building or a hard gypsum board ceiling installed.

201B Waller Avenue

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B. Ceiling tile locations around the diffusers have dust building up which is a sign that

maintenance is overdue. The ceiling tile should be cleaned and/or replaced. The other damaged ceiling tile should also be replaced. No access to the air handler units in the attic was found. Servicing and changing of the filters of the units is not readily available will cause premature unit failure.

201B Waller Avenue

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D. Cracks in the exterior walls gypsum board are prevalent at all window and door openings.

These appear to be relief cracks from stresses of the building. As with the EIFS cracks there are not enough expansion and contraction relief joints in the proper locations to relieve the building stresses without cracking the finish surfaces.

201B Waller Avenue

Greenwood, South Carolina 29646

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201B Waller Avenue

Greenwood, South Carolina 29646

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E. The front entrance wall to Bishops Hall has wall covering on the interior side. It has been

determined that not breathable, particularly vinyl based, wall covering are not suitable for exterior wall locations. This wall covering may have been breathable at one time but has been painted over. The wall covering is buckling. Trapped moisture behind the wall covering is often the culprit but building movement appears to also be contributing in this location.

201B Waller Avenue

Greenwood, South Carolina 29646

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F. The range has evidence of past fire damage from the gas eyes. We recommend installing a

hood fire suppression system.

Conclusions:

The Church, Raised Tile Patio, Arcade and Bishops Hall

A. The overall architectural condition of the buildings including their structures is sound and good with exception of the Raised Tile Patio. Bishops Hall’s structure needs further investigation through a forensics group along the perimeter base of the building to see if the EIFS in contact with the ground has or is compromising the structure by allowing decay or mold to occur and/or termites or wood boring pest to nest in the cavity walls. The items listed above must be addressed promptly to ensure this opinion remains in tact. Once these items are addressed a regular building maintenance program must be implemented and adhered to diligently to ensure the future longevity of the buildings. Other organizations utilize a deferred

maintenance fund to accommodate major repairs such as roof replacement, HVAC system replacement, stucco repair, painting, etc.

This is not secured

in place

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B. The most threatening conditions observed were all related to moisture intrusion and migration.

Moisture is and will continue to be the area most buildings of age will struggle with to control. Addressing the items above should allow continued useful service from the buildings with reduced long term capital improvement risk exposure.

C. Accessibility for disabled or impaired people is present throughout Bishops Hall and parts of the Church. The exterior side walks are also mostly accessible. Since the facilities exist they are not required to meet the current code requirements for accessibility until a formal request for the accommodation is made. Even after this request is received exceptions in the code would apply that might allow for an accommodation without major renovations. Current code requires that an handicap person be able to enter a facility and be able to navigate that facility without having to exit and reenter because a continuous interior accessible route is not available.