Repairs

• G-2 Grounds:

  Eliminate wood /soil contact to reduce the chances for rot and pest damage and repair any hidden rot as needed - see east side planter. Generally, a 6-inch clearance between soils and wood is recommended. Repairs should be made to get as much clearance as is possible and all contact with the soils should be eliminated.

• EG-2 Exterior/Garage:

  Localized caulking failure was noted on the exterior - see around window frames and in some trim. Preventative caulking maintenance can help keep these areas weather proof and prevent wood decay and water damage. Have the exterior further evaluated and re-caulked and painted as needed.

• EG-4 Exterior/Garage:

  Concrete finishes have been installed in contact with the decking. The manufacturer recommends a minimum 1-inch to 2-inch gap between siding and decking, depending on exposure. Have this further evaluated by a qualified contractor and repaired as recommended. Please note that this can be difficult to correct at this point.

• EG-5 Exterior/Garage:

  Inadequate kick-out flashings were noted between the roof and wall junctures. These are important to divert water away from the siding and onto the roof to prevent water from running behind the siding. No signs of water damage were found during inspection, so repair may not be urgent, but problems at roof to wall junctures can cause serious water damage if they develop. Hire a qualified contractor familiar with siding installation to further evaluate and repair.

• EG-7 Exterior/Garage:

  The metal flashings, which are designed to prevent water from seeping behind penetrations in the siding system, are not correctly sloped to drain in places. This reverse slope can cause water to run back behind the siding and can lead to water damage and even concealed water damage. As a general rule, all exterior details should be sloped to shed water. This can be tricky to correct at this point. In addition, the base of the siding has not been given the proper 1/4 inch gap - see how the siding is run right to the flashings. This is not a recommended edge treatment for James Hardie. Have these further investigated and repaired as recommended by a qualified general contractor.

• EG-8 Exterior/Garage:

  A starter course has not been installed for the shingle siding. This could lead to exposed building wrap at joints and even leakage. Have this further evaluated and repaired as recommended by a qualified siding contractor.

• FB1-4 Family Bathroom:

  The tile grout is showing signs of absorbing moisture when running the shower. Tile and grout should be regularly cleaned and sealed with grout sealer to minimize water penetration behind the tile - see especially inside shower surrounds - main bath. This should be a routine procedure with tile unless epoxy grout was used. If this is not done in epoxy grout plan on annual cleaning and sealing tile grout inside the shower surrounds to prolong the useful life of the tile. Prior to sealing, replace any failing grout and caulking at inside corners. At inside corners, the sanded caulking works well and can be selected to match existing grout.

• MB3-5 Main Bathroom:

  Missing / incomplete grout was noted in the master bath shower surround. Reliable grouting of shower surrounds is critical for the tile to preform reliably. Have the tile further evaluated and repaired as recommended by a qualified tile setter.